Pinecrest Cluster Association Design Guidelines...

Pinecrest Townhouse Cluster Design Guidelines 2014

Reston, Virginia

Pinecrest Cluster Association Design Guidelines 2017

Adoption Date: May 21, 2014 Updated: October 2, 2018


Reston, Virginia

Table of Contents

Introduction Pinecrest Cluster Site Plan Townhouse Styles Cluster Color Palette Front Doors Storm Doors and Sliding Glass Doors Front Door Side LightsWindows Entrance Walks and Patios Chimneys Decks Fences Light Fixtures House Numbers

1

reston, virginia


Introduction

The Pinecrest Townhouse Cluster Design Standard establishes a base line for architectural materials, details, colors, and elements accepted by Pinecrest Cluster. Pinecrest, as an older Townhouse Cluster has evolved considerably over the years since it was constructed. New materials, details, colors, and elements have found their way into the architectural palette of the Townhouse Cluster causing the visual content of the Townhouse Cluster to become confused. This standard will eliminate future use of some of the materials, details, colors, and elements whose visual contribution is not beneficial to the overall Townhouse Cluster.

It is the policy of Pinecrest Townhouse Cluster to allow existing non-compliant architectural materials, details, colors, and elements to remain in place for the normal lifespan of the materials, details, colors, and elements or fifteen years from the date of the Adoption of the Design Guidelines. At the time of repainting or replacement only approved details, colors, and elements will be allowed.

Application must be made first to the Pinecrest Townhouse Cluster Board of Directors and then to the Reston Association Covenants for any changes to the architectural materials, details, colors, and elements prior to any changes being made to any Pinecrest Townhouse Cluster property.

2

reston, virginia


Townhouse Styles The Pinecrest Townhouse Cluster began with five floor plans or models. There are five Contemporary style townhouses and four Spanish Style townhouses.

All homes must retain or revert to the original house style (see style examples). The house style contains the layout of doors, windows, panels, and trim. By maintaining the house style, the entire building has a balanced, attractive look.

In an effort to simplify and strengthen the Clusters overall appearance this Design Standard has established the following criteria for the remodeling of the townhouse exteriors.

• Removal of existing exterior, bandboards, spandrel panels and trimabove and below existing windowsand doors is no longer allowed.

• In instances where the band boards,trim, and spandrel panels have beenremoved as part of previousrenovations, these material andfeatures shall be replaced in anysubsequent remodeling to replaceexterior material at the time of theexterior work or 15 years from the date ofthe implementation of this ClusterStandard.

• Any renovation to the exterior of thetownhouses shall require the priorapproval of the Pinecrest TownhouseCluster Board of Directors and theReston Association Design ReviewBoard.

3


reston, virginia

• Installation of additional sliding glassdoors and windows shall require theprior approval of the PinecrestTownhouse Cluster Board of Directors andthe Reston Association Design ReviewBoard.

The following is a summary of townhouse styles followed by typical elevations of the townhouse styles permitted under this Guideline.

4


reston, virginia

Spanish/T1-11 Style Homes

Contemporary Style Homes

House Style Antiqua Cloudcroft Covent

Gardens Emerald Heights Pyrenees Lofty

Heights

A

2236, 2328, 2342, 2344, 2348, 2352, 2354, 2360, 2364, 2372,

2374

2378, 2382, 2386, 2394, 2406, 2410, 2412, 2418, 2424, 2440, 2444, 2446,

2454

None 2281, 2291, 2295, 2297, 2307, 2317

2499, 2493, 2485, 2481, 2473, 2469, 2463, 2461,

2451

2204, 2210, 2224, 2230, 2234, 2242

B 2332, 2336, 2340, 2358, 2370, 2376

2380, 2390, 2398, 2404, 2408, 2416, 2420, 2422, 2426, 2428, 2434, 2436, 2442, 2450

None 2287, 2293, 2301, 2303, 2311, 2321

2495, 2487, 2483, 2477,

2471

2200, 2202, 2208, 2214, 2216, 2220, 2222, 2228,

2232

C 2324, 2330, 2334, 2346, 2356, 2362, 2366, 2368

2388, 2400, 2402, 2430, 2438, 2452,

2456

None 2289, 2299, 2309, 2313, 2315, 2319

2497, 2487, 2483, 2477,

2471

2206, 2212, 2218, 2226, 2236, 2238,

2240

D 2338, 2350 2384, 2414, 2432, 2448 None 2283, 2285,

2305, 2323 2467, 2457,

2453 2244

House Style Antiqua Cloudcroft Covent

Gardens Emerald Heights Pyrenees Lofty

Heights

A None None 2246, 2250, 2274

2296, 2308, 2316, 2327, 2345, 2351, 2357, 2375

None 2203, 2209, 2221, 2227

B None None 2248, 2256, 2260, 2264, 2268, 2276

2284, 2292, 2298, 2304, 2322, 2325, 2343, 2353, 2359, 2363, 2365, 2369

None 2201, 2207, 2215, 2223,

2233

C None None 2254, 2258, 2262, 2282

2286, 2290, 2300, 2306, 2320, 2333, 2339, 2355,

2367

None 2205, 2213, 2225, 2231,

2235

D None None 2252, 2272, 2280

2288, 2302, 2310, 2318, 2329, 2337, 2347, 2349, 2361, 2373

None 2211, 2219, 2229

E None None 2266, 2270, 2278

2294, 2312, 2314, 2331, 2335, 2341,

2371

None 2217

5

reston, virginia


House Style – Siding and Panels The charts above specify which courts can have what siding. The courts called “Spanish” can use either stucco (including fiber cement board siding that looks like stucco) or T1-11/fiber cement placed vertically with a wood grain texture. Houses on Contemporary courts should continue to use either 7" or 12" horizontal siding or vertical board and batten siding horizontal cedar panel siding (model C must be vertical). The siding must be either cedar wood, vinyl or fiber cement with a wood grain texture. Vinyl siding should be a closer match to "Mastic," or, "Alside Chart Oaks" products. Since it can not be painted, vinyl siding can only be used if it matches the given dimensions, texture, and approved color palette for that unit. ach house is assigned a “style” which specified the placement of panels and trim.

• All elevations (front, rear, and side ifan end unit) are to be resided at thesame time.

• House panels are to remain flat, notgrooved, and be made of plywood orequivalent fiber cement.

Stucco

• Stucco can be plaster over plywood,or it can be Stucco boards (JamesHardie Stucco Fiber Cement PanelSiding) to provide the sameappearance.

• Repairs to Stucco can be done byfilling in the grooves with mortar, thenusing “Stucco patch”.

Spanish Style T1-11 or Fiber Cement

• T1-11 siding must be vertical 5/8” with4” scoring.

• Rear window and door trim to be 2” to 4”to provide a better seal.

• The Siding is to be butted against thedoors and windows and caulked.

23

General


reston, virginia

• Where 2 pieces of T1-11 siding meet, ametal flashing piece, painted tomatch siding color, is needed over theseam to prevent water seepage. Donot use additional wood trim.

• At corners, 1”x4” corner boards are to beadded and painted to match siding color.A similar finishing board is to be placedover the top edge of the siding under theeaves and painted to match the color ofthe siding.

• Foundations visible above the soil lineare to be parged (coated with plaster) ifrepairs are necessary, and painted tomatch the color of the siding.

• Fire walls are never to be siding withwood; use stucco painted theapproved party wall color.

24

Contemporary Style Cedar or Fiber Cement

• Horizontal siding must be 7" or 12" lap siding. If not wood, it must have an equivalent wood texture.

• Vertical siding must be a board andbatten style with 8" or 12" width boards.

• Vinyl can only be used if it matches thegiven dimensions and matches theapproved color palette for the unit.

reston, virginia


Cluster Color Palette

Adjacent townhouses shall not have the same color scheme. Townhouses with non-compliant color palettes or scheme must replace that color scheme with an approved color scheme when repainting or 15 years from the adoption of the Design Guideline. All replacement color schemes must be approved by the Pinecrest Townhouse Board of Directors and the Reston Association Design review Board.

All Olympic colors are Solid Color Stains except Parchment, an exterior paint.All Behr Colors are exterior paints.Colors from other suppliers need to match these brands. If using a brand not listed here, present the proposed color in your DRB application for review. Each home on a Spanish style court can use any of the palettes from the Spanish/T1-11 color palettes excepting a palette used by an adjacent (attached, the same building) neighbor.

Each home on a Contemporary style court can use the palettes from the Contemporary Courts color palettes excepting a palette used by an adjacent (attached, in the same building) neighbor.

Decks use either OCS Oxford Brown or a clear weather sealant.

25

Behr

Brown Teepee

Olympic

California Rustic

Olympic

Chamois

Olympic

Oxford Brown

Olympic

Cedar

Olympic

Navajo White

Olympic

Outside White

Olympic

Chamois

Olympic

Chamois

Olympic

Chamois

Olympic

Chamois

Olympic

Oxford Brown

Olympic

Oxford Brown

Olympic

Oxford Brown

Olympic

Oxford Brown

Olympic

Oxford Brown

Olympic

Oxford Brown

Olympic

Oxford Brown

Olympic

Oxford Brown

Olympic

Oxford Brown

Olympic

Oxford Brown

Olympic

Oxford Brown

Olympic

Oxford Brown

Behr

Green Amazons

Olympic

Parchment

Behr

Butter Yellow

Behr

Toffee Crunch

Behr

Herb Garden

Behr

Butter Yellow

Behr

Tuscan Beige

Behr

Blue Tequila

Behr

Garden Wall

Behr

Green Amazons

Olympic

California Rustic

Olympic

California Rustic

Olympic

California Rustic

Olympic

Parchment

Behr

Butter Yellow

Behr

Toffee Crunch

Behr

Herb Garden

Behr

Blue Tequila

Behr

Garden Wall

SIDING PANEL TRIM DOOR

Color Palettes - Spanish/T1-11 Courts

All Olympic colors are Solid Color Stains except Parchment, an exterior paint. All Behr colors are exterior

paints. Colors from other suppliers need to match these brands. If using a brand not listed here, present the

proposed color In your DRB application for review.

Each home on a Spanish style court can use any of these palette excepting a palette used by an adjacent

(attached, in the same building) neighbor.

All vinyl siding must be a close match to Mastic "Pebblestone Clay" or "Scottish Thistle".

26

Rear Fence and Sheds

Olympic Solid Stain

Oxford Brown

Stucco Party Wall

Olympic Exterior Paint

Outside White

Spanish Style roof

Tamko

Tile Red

Contemporary Roof

CertainTeed

Cedar Brown

Other Colors

Decks: Use house trim color or leave to weather naturally

Front Fences: Use siding color

Soffits: Use panel or trim color

Stucco Repair: Fill grooves with mortar and use “Stucco Patch” from Vienna Paints

28

reston, virginia


Front Doors and Side Lights

This Guideline has seven door style and side lights. See the following illustration.

Existing Double Front Doors where existing may be retained and replaced in kind with compliant door styles. However, no new double doors are permitted under this guideline

Doors may be metal clad, Fiberglas, wood, or composite construction. Glazing shall be either clear glass or frosted. Etched glass is prohibited. Front door and frames shall be painted to comply with the color palette of the townhouse.

Non-conforming front doors and side lights shall be replaced with an approved front door style at the time replacement is required or 15 years from the date on the adoption of the Design Guideline. Replacement doors shall be approved by the Pinecrest Townhouse Cluster Board of Directors and the Reston Association Design Review Board.

Each door style is paired with approved side light styles. Side lights are either a solid panel , or a solid side light whose panels match those fo the door in size. Solid side lights can have square windows that match the side of the top panel or windows of the door. If both the door and side light have glass, the glass type must match. Non-colored clear and frosted glass is permitted. Glass can not be painted, but window treatments can be used to provide privacy

29

millerarchitects reston, virginia


Storm Doors and Sliding Glass Doors Storm Door styles: This Design Guideline includes two storm door styles as the standard. Both door styles shall be aluminum frame full view or full light doors. The door color shall match the approved trim or door color. Brass or stainless steel kick plates are permitted

Sliding Door style: This Guideline includes one approved sliding door style. The head and side rails or stiles shall be no wider than three (3) inches. The bottom stile or rail shall be no wider than four (4) inches. The width of the frame of the glass door itself can be any standard available width up to six (6) inches. The doors may be vinyl, metal clad, aluminum, or composite construction with clear glazing. The frame color shall match the window frame color. Snap-in mullions or grids are not permitted.

New Sliding Door Locations: New Sliding Doors to be located on an elevation shall comply with this standard. The new location shall be approved prior to the installation.

Non-conforming sliding doors shall be replaced with an approved sliding door style at the time replacement is required or 15 years from the date on the adoption of this Design Guidelines. Replacement doors shall be approved by the Pinecrest Townhouse Cluster Board of Directors and the Reston Association Design Review Board.

31

reston, virginia


Windows

Each floor plan has a different window configurations responding to the individual floor plans. The windows should be aluminum frame fixed pane or sliding types.

The closing of original window openings is not permitted under this standard. Widows that have been previously closed must be re-introduced during the next siding or window replacement, or within 15 years of the adoption of these standards.

Replacement windows may be fixed, sliding, or casement type. The window openings shall not be changed to accommodate a window manufacturer’s standard dimensions. The window frame width shall not exceed 1 ¾” on the head, sill, and jamb; and shall not exceed 2” width for the central mullion.

The window frame material may be metal, metal clad, wood, vinyl, or composite. Window glazing shall be clear but may have a Low E coating. Insect screens are permitted. The Window frame color shall be dark brown or bronze. The window trim shall be the narrow jamb extension of the window.

Replacement windows for a single townhouse shall be the same type and made by the same manufacturer. Window replacement shall be for the complete townhouse – all two or three elevations.

Non-conforming windows shall be replaced with the approved windows when replacement is required or fifteen years from the date of the adoption of this Design Guideline. The new or replacement windows be shall be approved by the Pinecrest Townhouse Cluster Board of Directors and the Reston Association Design Review Board.

33

reston, virginia


Gutters, Down Spouts, and DrainsAll gutters and downspouts should be brown. Drains away from the home must be buried or otherwise hidden from view. They must not be placed in a way that causes erosion of the common sidewalks. The color of any exposed drain (i.e. where it connects to the downspout) must be brown or black.

Entrance Walks and Patios

Front Entrance Walks are permitted connecting the common area sidewalk with the front steps of the townhouse. The maximum width of the Entrance Walk shall be four feet.

Patios are permitted in rear yards of the individual lot. Rear yard patios shall be set back two feet from rear and side lot lines.

Entrance Walks may be constructed of dimensioned stone (slate) pavers, random sized stone (slate) pavers, patterned and stained concrete, or concrete. Pavers shall not be installed on top of existing walks. Supporting concrete slabs shall be recessed so the new paving material is flush with common are sidewalk.

Patios may be constructed of dimensioned stone (slate) pavers, random sized stone (slate) pavers, patterned and stained concrete, brick pavers, or concrete.

Non-conforming walks and patios shall be replaced with the approved patio materials when replacement is required or fifteen years from the date of the adoption of the Design Guideline. The new or replacement entrance walks and patios shall be shown on a plat for submission to the Pinecrest Board of Directors and the Reston Association Design Review Board. The Entrance Walks and Patios shall be approved by the Pinecrest Townhouse Cluster Board of Directors and the Reston Association Design Review Board prior to construction.

34


reston, virginia

Chimneys

Chimneys shall be limited to stainless steel lined flues with a round weather proof cap. The number of chimneys shall be limited to one per townhouse. It is preferred that the chimney be located on the rear roof of the townhouse. The Chimney height shall be limited to two feet higher than a point on the roof ten feet away.

New and replacement chimneys shall submitted to the Pinecrest Board of Directors and the Reston Association Design Review Board for review and approval prior to installation.

36


reston, virginia

Decks

The deck shall be square or rectangular with a maximum depth of 10 feet and be set in two feet from adjoining property lines; Wraparound decks are permitted but may wrap no more than four feet wide around side of unit; Decks shall be inset a minimum of 2 feet from each corner of the house; Deck corners must be 45 degrees, not angled;

Decks shall be constructed in such a way that knee braces are not required for support;

The railing shall be simple wooden 2”x2” vertical pickets with a sweep space (2 ½” minimum) , top trimboard (1”x4” outside of pickets and 2”x” inside pickets or 2”x4” inside pickets or 2”x4” outside pickets) , bottom trimboard (same options as top trimboard and an additional option of a 2”x4” bottom trimboard installed horizontally) , capboard (horizontal 4”-8” wide by 2" thick and with option at stair rail only of 2”x4” horizontal with 1”x6” vertical at inner surface) , and support posts (4”x4” installed inside or outside the 7. Thfascia board) ; e decking surface shall be designedaccording to applicant’s discretion;

The deck shall be installed with a 2”x8” fascia board, not to extend above the deck surface and with the option of a 4” trimboard to cover the deking edge; The deck shall be left to weather naturally or finished with a clear water seal; Deck steps may not exceed 48” in height; and Any deck which is less than 6” above grade is considered a patio and therefore must be approved and constructed in accordance with the Design Guidelines for patios.

37

reston, virginia


Fences

Rear Fences

Rear Fences shall be 6’ high 1 x 4 board to board fence with 2 x 4 rails on top and bottom both sides and a 2 x 6 wood cap rail. Fences shall step down or up changes in the grade. Fence gates construction shall match the fence in material and detail. The top of the gate shall be square and even with the top of the fence. Gates shall not open n to an adjacent townhouse property. Fences and gates shall be stained with translucent stain allowing for natural weathering or opaque stain. The opaque stain color shall be Oxford Brown. Front Fences

Front Fences are constructed with siding to match the townhouse exterior material. In this case, the fence color shall match the color of the townhouse exterior

39

reston, virginia


Light Fixtures

Front Light Fixture

There are four (4) approved light fixtures for the front of homes. As the available models changes please check with the latest updated standards to get the approved light fixture. The maximum output is 60 watts of white light.

Rear Light Fixtures

Rear light fixtures can be any model whose size is less than 10 inches in height and 8 inches in width. The measurement does not include decorative portions of the light such as finials. The maximum output permitted is 60 watts of white light.

42


reston, virginia

House Numbers

House numbers must be centered horizontally with the top of the numbers 12 inches under the bottom of the front light fixture.

44


reston, virginia

The Hillman Group 5-in Bronze Elevated Number #2 Item #: 268937 Model # 843222




45

Pinecrest Cluster Association Design Guidelines...

Documents

Transcript of Pinecrest Cluster Association Design Guidelines...