Sommer lake Place | Beaufort waterfront community

235 S. Liberty StreetAsheville, NC 28801P. 828.350.1266

1003 Charles StreetBeaufort, SC 29902P. 843.986.0559

A L L I S O N R A M S E Y

A RCH I TECT S Inc.Members of the American Institute of Architects

Welcome home to Sommer Lake Place, where life is simply Southern. Located on the grounds of a historic plantation that dates back to before the Civil War. Spanish moss and warm Southern breezes will please your senses as you pass through the brick entry of Sommer Lake Place. Situated facing due South, the plantation boasts some of the best views in the south. At night youll gaze out from your dock across the horizon of historic Port Royal. Sip from your sweet tea and let the calm waters glowing light from the far off bridges, historic Parris Island, and its illuminated gateway bridge, grip your soul. Now you know why Beaufort may be the most romantic town in America.

MASTER PLAN

place homes

manor homes

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m

(lots- 8)

(lots- 10)





A.

B.C.

G.





marsh front homesM(lots- 8) A

B C D E F G

Pedestrian TrailPedestrian BridgeLakeBoardwalk/DockCrabbing DockNeighborhood PavillionEntry Points

C.

D.

F.G.

E.

MASTER PLAN





pedestrian bridge and lake boardwalkSummer Lake Pavillion

FIRST FLOORbathstorage

fireplace

gathering place

overhead doors

metal roof

brick fireplace





place homes

manor homes

marsh front homes

PmM

REGULATING PLAN adjacent parcels

walkingbridge

dock with

arbor

gate

gate

graduated setbackfor view sharing

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S

E

W

this digramatic plan breaks the lots down according to the way in which each is best served. lots are called:

the following pages address each lot type in more detail

Houses on Manor Home Lots should be two story houses and a half cottages. These Manors should incorporate rear & front porches as a way to enhance views toward the lake and marsh. These homes are located towards the rear of their lots as that is where the view occurs. These homes are to have a stately, more formal aesthetic.

Manor Home Lots have a rounded front setback line. Cars will enter and park in front of these houses. This parking/drive area should be a functional place to park, but also a way to welcome visitors and neighbors. This garage/house ar-rangement should be seen as an opportunity to create outdoor spaces.

Designs for the Manor Home Lots should incorporate floor plans that live out of the rear of the house. Main living, master bedroom, and any other highly occupied spaces should be located in rear as to take advantage of the views available across the lake and out to the marshes and the river. Master bedrooms can be located downstairs in the rear of the house to take advantage of wide rear screened porches, which mean good breezes, and great views from an airy outdoor extension of living area. More utilitarian uses such as laundry, stairs, closets, kitchens, dining, and bathrooms should be located towards the front of the house. This of course, will change as the lots rotate around the center. Houses selected for lots 11, 12, and 13 will achieve the same site relationship by locating all significant spaces to the front of the house

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house to push backto rear setback

10 rear yard setback

1 1/2 story house(see model)

sideyard

5 side setback

walkway

2 car parking pad

front yard

typical lot configuration

place homes

manor homes

marsh front homes

PmM

MANOR HOMES

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S

E

W

m

accross street view towards manor homes





MANOR HOMES

mFIRST FLOOR SECOND FLOOR

living roomdining room

kitchen

officebedroom 2/den

bath bath

m. bath

master bedroom

bedroom 4

bedroom 3

laundry

4 bedrooms3 bathroomsx square ftx dimensions

FIRST FLOOR 1820 ft2

SECOND FLOOR 1463 ft2

COVERED 140 ft2

SCREENED 983 ft2

LOFT 1098 ft2

screened porch screened porch

porchporch





MANOR HOMES

m

FIRST FLOOR SECOND FLOOR

great room

bath

summer kitchen

study/bedroom

dining room

pantry

master bedroombedroom 2

bedroom 3

master bath

bath

bath

4 bedrooms4 bathroomsx square ftx dimensions

sittingroom

porch

FIRST FLOOR xxxx ft2

SECOND FLOOR xxxx ft2

SCREENED xxx ft2

screened porch

dining porches

deck





MANOR HOMES

m

SECOND FLOORFIRST FLOOR

garageliving room

bath

kitchen

1 bedroom1 bathroomx square ftx dimensions

bedroom







MANOR HOMES

m


bedroom

living

bathgarage

carport

1 bedroom1 bathroomx square ftx dimensions

trellisentry



Houses on Place Lots should be a minimum of two floors plus roof. These Homes should incorporate front porches, double front porches, and/or widows walks. These homes are close to the street, vertical in nature, and have an air of Lowcountry elegance.

Place Lots have a skewed front setback line so houses may take full advantage of views. Each house should fall back a little on the way down the street to the water. Driveways will enter and run down the side of the lots until reaching a parking structure (garage, carport, etc.) located behind the house.

House selection or design for the place lots should incorporate floor plans that live out of the front of the house. Main Living, Master Bedroom, and any other highly occupied spaces should be located in front as to take advantage of the views available across the lake and out to the marshes and the river. Master Bedrooms can be located upstairs in the front of the house to take advantage of second floor porches, which mean less insects, better breezes, and great views from a cozy semi private hideaway. More utilitarian uses such as laundry, stairs, closets, and bathrooms should be located in the rear of the house and spaces like kitchen and dining should be central in location.

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view from cottage close towards place homesPLACE HOUSES

P

Lot # 2Lot # 1 Lot # 4Lot # 3

Lot # 6Lot # 5 Lot # 8Lot # 7





parking

rear yard

5 main structureside setback

main house 2 story withfront porch

15 front setback

sidewalk

driveway

3 secondary structureside setback

detatched garage/guesthouse

10 rear setback


place homes

manor homes

marsh front homes

PmM

PLACE HOUSES

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S

E

W

P





PLACE HOUSES

family room

porch

great room

kitchenbreakfast

bdrm. 2

mstr. bdrm.dining

brdm. 3

m. bath

bath

covered porch

bath

pwdr.

P



COVERED 216 ft2


3 bedroom3.5 bathroomx square ftx dimensions





PLACE HOUSES

P


great room

dining room

kitchen

study bedroom 2

pwdr.

bath

m. bathmaster bedroom

bedroom 4

bedroom 3

laundry


SECOND FLOOR xxxx ft24 bedroom3.5 bathroomx square ftx dimensions

bath

entry

Houses on Marsh Front Lots should be a minimum of two floors plus roof. These Homes should incorporate large rear porches, double rear porches, and/or widows walks. These homes are pushed close to the marsh, estate like in nature, and have a removed, private, feel.

Marsh Front Lots have a OCRM buffer requirement. House should be pushed back to this line so houses may take full advantage of views. Driveways will en-ter each Marsh front lot at a wall, fenced or hedged entry and meander into the lot until reaching a parking structure (garage, carport, etc ;) located in front the house.

House selection or design for the place lots should incorporate floor plans that live out of the rear of the house. Main Living, Master Bedroom, and any other highly occupied spaces should be located in the rear as to take advantage of the views out to the marshes and the river. Master Bedrooms can be located upstairs or downstairs in the rear of the house to take advantage of the rear galleries, which mean less insects, better breezes, and great views. More utilitarian uses such as laundry, stairs, closets, and bathrooms should be located in the rear of the house and spaces like kitchen and dining should be central in location.

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typical streetscapeMARSH HOUSES

M

Lot # 26 Lot # 25 Lot # 24 Lot # 23 Lot # 22 Lot # 21

Lake/Trail/Crabbing Dock Lot # 10 Lot # 9





threshold entry-hall, fence, or estate type gate

10 or 12 Driveway

3 secondary structure side setback

detatched garage/guest house secondary structure

courtyard

main structure(see model)

35 ocrm buffer

5 main structure side setback

trellis or breezway

rearyard

15 frontsetback


place homes

manor homes

marsh front homes

PmM

MARSH HOUSES

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S

E

W

M





MARSH HOUSES

sun room

porch

great roomkitchen

breakfast

bdrm. 2

mstr. bdrm.

pwdr.

dining brdm. 3

loft

brdm. 4

mstr. bath

bath

bath

covered porch

M



COVERED 140 ft2

SCREENED 983 ft2

LOFT 1098 ft2

4 bedroom3.5 bathroom square ft dimensions





MARSH HOUSES

M


garage

carport

kitchen

living roombath

bedroom1 bedroom1 bathroom square ft dimensions

workshop

FIRST FLOOR ft2

SECOND FLOOR ft2

COVERED ft2

The interpretation of these guidelines will be the responsibility of the Architectural Review Board (ARB). The ARB will be composed of three voting members appointed by the Developer. At least one Licensed Architect should be a member of the ARB. The ARB will have approval authority for all aspects of parcel and common area planning and exterior architecture, including aesthetic implication, traffic impacts, and any other site-specific matters not delineated herein. The ARB will have authority to waive Architectural Guidelines in specific instances where compliance would create undue or unnecessary hardship. The ARB may also grant special exceptions to the standards provided herein, on the basis of architectural merit. The ARB is scheduled to meet on the third Thursday of each month. All submissions must be received at least one week prior. Upon review, the ARB will respond back to the applicant within two weeks.

Review PRocess: 1. conceptual Review (2 copies and application) A concept sketch of the site, plan, and elevation must be submitted to the ARB in order to determine suitability of a particular style or design for the neighborhood. Photographs and other materials are also acceptable to help explain the concept. The ARB will render an opinion as to whether or not it would be acceptable. The ARBs opinion will be strictly non-binding and will be offered only in an effort to save an applicants time and expense in pursuing a design that would ultimately be disapproved. 2. Preliminary Review (3 copies and application) Preliminary plans must include, but are not limited to: a. Site plan indicating all trees, property lines, streets, sidewalks, surrounding structures and proposed building footprint and roof line. b. Floor plans at a minimum scale of 1/8 = 1-0, showing room labels, overall dimensions, and square footages. c. Elevations of all sides at a minimum scale of 1/8 = 1-0, indicating proposed materials and heights.

3. Final Review (3 copies and application) Final plans must include the following: a.Final site plan at appropriate scale showing the same as preliminary submittal plus water, electric service, sewer location, limits of construction, and location of external equipment, dumpsters, etc. b. Landscape plan showing all hardscape, plant materials, plant beds, irrigation, drainage and lighting. All plants must be labeled by size and species. c. Floor plans at a minimum of 1/8 = 1-0 indicating all dimensions, labels, and square footages. d. Elevations, sections and details indicating proposed materials, heights, and floor elevations. e. Roof plan f. Foundation plan g. Structural, Mechanical, Electrical, and Plumbing plans h. All other drawings, details and specifications that are a part of the final construction documents.

ARCHITECTURAL GUIDELINES

MATERIALS

EXECUTION

GENERAL NOTES

BUILDING WALLSARCHITECTURAL GUIDELINES

-Walls shall be finished in one or more of the following materials: Cementitious siding with 6 max. exposure Wood clapboard with 6 max. exposure Wood or cementitious shingle with 5-8 exposure (upon ARB approval) Traditional board and batten siding Stucco with sand or trowelled finish (upon ARB approval)

-Cementitious siding and wood walls to have minimum 3 wood trim at corners and openings. -Cementitious siding to be face nailed top and bottom. All nails holes and vertical seams to be caulked and sanded. -Horizontal siding (wood and cement fiberboard) as approved by the ARB must be fully back supported to maintain a straight and even outer surface, and must be fully and properly finished. -Stucco shall be smooth finish, continuous product over vapor barrier and lath with 3 coat application (scratch coat, brown coat, and sand finish final coat). -Final coat can be painted or color in concrete. No use of foam is allowed. -All walls of a single building shall be built of the same materials in the same configuration. Exceptions are as follows: -Architectural merit as determined by the ARB. -Walls may change materials along horizontal line. For example, wood clapboard and decorative shingles with material change at finished floor line (pending ARB approval).

-Roofs shall be finished in one of the following materials: -Metal standing seam of 5v or 8v crimp, 24 gauge or heavier, or corrugated metal. -Dimensioned Architectural grade shingles -Gutters and downspouts, where allowed, shall be galvanized steel or copper. -Flashing shall be copper, lead or anodized aluminum.

-Roofs shall be proportional and appropriate to the architectural style of the house. -Principal roof(s) shall be a symmetrical gable, hip or Jerkin-Head with a slope of 4:12 to 12:12. -Ancillary roof(s) shall be a shed, hip, or gable with a minimum slope of 2:12. -Flat roofs (slopes of less than 2:12) shall be permitted when enclosed by a balustrade or parapet and shall be occupiable and accessible from an interior room. -Dormers shall have gable or hip roofs that match the slope of the principal roof; or shed roofs with a minimum slope of 2:12. -Gutters shall be half-round. Downspouts shall be round. -Roof penetrations shall be placed on the rear slope of the roof and shall not be visible from the street. -Roof penetrations shall be painted to match the color of the roof, except those of copper which may be left unpainted and flashing applied to vertical surfaces may be painted to blend with the vertical materials where more appropriate. -Any other roof treatments or features (i.e., ridge vents) shall be so noted on the architectural plans and approved by the ARB. -Skylights are not allowed.

ROOFSARCHITECTURAL GUIDELINES MATERIALS

EXECUTION

GENERAL NOTES

-Foundation walls, piers and chimneys shall be finished with stucco. All foundations are to match in color. -Approved Foundation Screenings are louvered wood vent with size appropriate to frame between piers with blades to shed rain (screened on the back side) -Chimneys shall match foundation material.

- All slab and crawl space foundations shall place the main mass of the structure 24 above grade as seen from the front elevation. - The ARB reserves the right to set specific height requirements for specific areas. - Visible piers shall be no less than 16 on exposed face.

- Arches are discouraged, but if approved, they must be a minimum 12 in depth. - Chimneys are to extend to the ground. - Chimneys should break and return to a smaller width and all chimneys should have trim at the caps. - The metal flues for pot belly stoves shall be located in the rear of major mass or on the side of minor masses. - No metal spark arrestors or shrouds are allowed on chimneys.

FOUNDATIONSARCHITECTURAL GUIDELINES MATERIALS

EXECUTION

GENERAL NOTES

-Columns shall be made of wood or an approved synthetic material of the appropriate proportion for the style of the s structure. -Posts shall be of wood, or an approved synthetic material. -Balusters, spindles, and rails shall be made of wood or an approved synthetic material. -Porch and deck flooring shall be made of tongue and groove wood. -Porch ceilings shall be made of painted exposed wood framing or paneled wood of the appropriate style. -Side-entry stoops shall be wood or concrete. -Porch column bays to be of a vertical proportion unless approved by the ARB as appropriate for the architectural style. -Wood posts shall be 6x6 minimum. -Railing shall have horizontal top and bottom rails. -Hand rails may be round or oval, chamfered or eased cap with an apron. -Railings and balusters or spindles should be centered on the porch columns or posts. Balusters and spindles are not required. Cables, wire mesh or panels are acceptable (subject to ARB approval). -Square balusters are not to exceed 5/4 hard edge (wood 2x2 are prohibited). The spacings between balusters or spindles is not to exceed 4. -If stoop or deck is made of concrete, it shall have stucco finished cheek walls. -Screened porches may occur on the front of the major mass of the structure. Infilled porches are allowed. -Wood elements must be painted or stained. -Decks are not allowed to be elevated. -Arcades and breezeways shall have vertically proportioned openings. -Outdoor spaces (terraces/decks/patios/etc.) must be at grade. -Screened porches shall be framed in wood installed behind framed railings. - Porch must be 25% minimum of total facade exposure.

PORCHES AND DECKSARCHITECTURAL GUIDELINES MATERIALS

EXECUTION

GENERAL NOTES

WINDOWS, SHUTTERS, AND DOORSARCHITECTURAL GUIDELINES MATERIALS

EXECUTION

GENERAL NOTES

Window JambWindow SillWindow Head

-Windows should generally by the same type and style all around the house. -Upon ARB approval, windows are to be painted wood, aluminum clad, or vinyl clad. -Doors are to be painted or stained wood, fiberglass, or aluminum clad. -Shutters are to be wood, fiberglass, or PVC and operable with all required hardware.

-Provide wood or masonry sill that projects enough for a drip kerf.

-Window sash to be rectangular with vertical proportions.

-Multiple windows in the same opening are to be separated by a 4 post (minimum).

-Windows are to be true divided or simulated divide lite windows with 7/8 - creating panes of square or vertical orientation. -Bay windows shall be made of trim lumber.

-All trim at windows and doors shall be a minimum 3 wide (stucco trim articulations are subject to ARB approval).

-Shutters are to be sized to match openings and should include the appropriate hardware (proper hinges and shutter dogs).

-Bay windows shall extend to the ground if located on the first floor or, if not, be structurally supported by brackets.

-Dormer windows sized to fill dormers. Generally, no siding will be allowed on the front face of the dormer.

-Security doors and window grills must be approved by the ARB.

-Storm windows and screens shall be integral with the window. Screens, if not part of the manufactured unit, are subject to ARB approval.

FENCES AND GARDEN WALLSARCHITECTURAL GUIDELINES MATERIALS

EXECUTION

GENERAL NOTES

-A fence is an enclosure or dividing framework for land, yards, or gardens.

-A wall is a structure which serves to enclose or subdivide a building usually presenting a continuous surface except where penetrated by doors, windows, and the like.

-All fences and wall designs must be submitted to the ARB for consideration.

-Prefab brick, board-on-board, chainlink, or welded wire fencing is not permitted.

-Fences at frontages and in front yards shall be made of wood with wood pickets of custom design or PVC supplies (upon approval by the ARB).

-Garden walls and retaining walls shall be of brick or stucco (pending ARB approval).

-Gates shall be wood, iron, or PVC (pending ARB approval).

-Fences at frontages and front yards shall be a maximum 36 above finished grade.

-Fences shall be composed of wood boards with a rectangular or round section. Spacing between boards is not to exceed 1 .

-Garden walls shall be a minimum of 8 thick. Garden walls shall not exceed 6 in height above finished grade.

-Garden walls and privacy fences are not allowed in the front 1/3 of the property.

-Walls and fences should be considered an extension of the architecture and a transition of the architectural mass to the natural forms of the site. All wall and fence designs should be compatible with the total surrounding environment.

-Special consideration should be given to design, placement, impact, and view of the wall or fence from neighboring sites. Fences and walls should be considered as design elements to enclose and define courtyards and other more intimate spaces. Fences and walls should be run or curved where practical between existing trees to avoid unnecessary cutting. The ARB, prior to any installation, must approve the location, materials, size, and design of all fences and walls.

-Once one approved fence or wall has been erected on a side or rear lot line, that approved fence or wall generally will be the only approved fence or wall to be erected on that lot line. In other words, double fencing by adjoining lot owners will generally not be allowed on side or rear lot lines.

The master color palettes are intended to give the Owner a sense of the range of the colors that are appropriate for The Village at Governors Lake. In addition to being aesthetically appealing, the exterior of each building should provide depth and dimension to the entire development. The palettes are reflective of the coastal surroundings- with muted greens, greys, browns, and purples. This list is not all exclusive. All colors are to be approved by the ARB. The color palettes were taken from ICI Paints Master Palette. Please feel free to contact the Governors Lake ARB to view the master color palettes. The palettes are divided into three groups: body, trim, and shutter. Each category is outlined below: Body The body of the building refers to the siding. Corner boards may also be included as the body color. Trim Trim refers to all elements other than the body of the building. Columns, rails, fascia, window and door frames, sashes and corner boards if they are not painted the body color. Accent An accent color is included in this color palette. This color is optional. If it is appropriate, the trim color may be used as the accent color.

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COLOR PALETTEARCHITECTURAL GUIDELINES

Documents

Sommer lake Place | Beaufort waterfront community