The purpose of these Architectural Standards is to set the aesthetic criteria for the development of the residences within Graywood. These Standards are meant to allow and encourage a variety and individuality of design while maintaining a compatible architectural character within and among each of the communities.
A minimum area of heated, walkable space is required (see attached supplement for each neighborhood).
The Architectural character of houses at Graywood should emulate indigenous Acadian cottage and classic Southern Regional traditional styles. It is not the intention to limit architectural style to a particular theme or architectural period, rather it is the intent to promote building scale, madding and character and architectural details and material which relate to the attributes of the Graywood community. Where practical, it is desirable to interpret select historic architectural precedent into a contemporary architectural response for the residential, non-residential and amenity areas within Graywood, while matching the compatible architectural character within and among each of the neighborhoods.
Housing types or styles should not be repetitive in color or style from lot to lot along a neighborhood street. Rather, a variety of houses are encouraged. Each house shall have as a minimum an attached two car garage with separate doors for each garage. No building shall exceed a height of two and one half (21⁄2) stories above parking. Maximum building height shall be 35’ as measured from the uphill side of the lot.
Individual houses should utilize simple geometric shapes and pitched roof. All houses shall employ a front porch or covered entry stoop. Additions should be rectilinear and situated at right angles to and set back from the main mass of the house. Care should be taken to avoid the use of the same house exterior within view from an identical house. Streetscape massing should exhibit a blend and variation of acceptable architectural styles arranged in 1,
1 1⁄2, 2, and 2 1⁄2 story masses.
Identical or similar massings and architectural styles are not allowed adjacent to or across the street from one another. Houses situated on corner lots shall be styled and massed appropriately to each street view.
All houses and related appendages must sit on a concrete foundation, enclosed floor slab or crawl space. The finished floor height shall be a minimum of 30 inches above street curb. (Refer to Neighborhood Supplemental Guidelines for specific neighborhood exceptions). Garages, however, may have slabs on existing grade.
All foundations above grade shall be finished with brick, stone, stucco, or NCC approved veneer. Exposed concrete or concrete block foundation walls are allowed if covered with a parge coating which hides mortar joint lines. Decorative block must be in keeping with the architectural character of the house and approved by the NCC.
Every neighborhood has a minimum finished floor elevation from top of curb. Now there is a maximum of 6" (inches) above the minimum requirement. There are other neighborhoods that must meet FEMA's flood plain requirements and they are still the standard. Refer to Neighborhood Supplemental Guidelines for specific neighborhood details.
Front “façade” homes will not be permitted (i.e., a brick front with all other elevations of siding) in any neighborhood (see supplement). Eave details should be uniform around all elevations of siding. Rustic detailing will not be permitted.
Foundation vents in all take out locations must be minimum 16”x 16” recessed wood louvers. Thermetically controlled automatic vents (8” x 16”) may be installed, concealed behind the wood louvers.
False gable end wall rake boards will not be permitted. Floor plans should allow actual gable offsets prior to roof slope changes.
Pilaster half columns will be discouraged. All portico columns should reflect historically based details and proportions.
Approved exterior wall materials include wood, brick, stone, fiber cement or shingle siding. No vinyl siding is allowed. Approved exterior trim materials include brick, stone, stucco, fiber cement or shingle siding. All elevations of a house, which are visible from the street, should utilize the same materials. The use of more than two materials, except in the use of horizontal and shingle siding combinations with a third material, is not encouraged. Siding should produce horizontal lines no less than 4 inches and no more than 6 inches apart.
Porch and covered entry stoop ceilings should be of wood bead board, v-groove or batten design with no visible perforation of joints.
Exterior artificial, simulated or imitation materials shall not be permitted without the approval of the NCC. Refer to specific neighborhood supplement for allowable materials.
The use of the following materials is appropriate:
NOTE: NO PLYWOOD, VINYL OR METAL SIDING ALLOWED ON WALL SURFACES. (SOFFITT AND FASCIA ONLY). BEAMS MUST BE WRAPED WITH WOOD OR HARDI. STUCCO IS PROHIBITED
Neutral colors preferred for siding and stucco homes. Inappropriate use of materials and colors, as determined by the New Construction Committee, will not be allowed, particularly bright colors.
Roof pitches and overhangs may vary as necessitated by architectural design; however, no flat roofs are allowed as a major structural element. A minimum 5 to 12 slope is set as a standard. Roof overhangs are recommended to protect from the sun, and along with trellises, will provide passive energy conservation. No mansard roofs will be allowed.
Single vehicle garages are not permitted, but if combined with a two car garage, a third single bay may be considered. Single bay garage doors are required in lieu of double width doors. All garage door designs must be approved in advance and must be consistent with the design of the home. All garages must be equipped with automatic door openers and should be kept closed when not in use. Fiberglass and masonite doors are not permitted on the exterior of the home. Generally, where lot frontages allow, side entry garages are required.
Garages shall be located and treated so that approaches to the house are not visually dominated by the garage. Detached garages are generally not encouraged, but if allowed, shall be in keeping with the architectural style of the house. Covered walkways are required between detached garages and houses.
Generally, garage doors facing the street are not allowed. Please refer to neighborhood supplemental guidelines for neighborhoods which allow for front entry garages. Where the garage entry is located adjacent to the front entrance to the home, the turnaround (auto court) must be enclosed and approved by the NCC.
Garage doors which face the street must be recessed from the main house structure, excluding the porch projection, a minimum of 3 feet and must be approved by the NCC. All 2-car front entry garages shall have two garage doors. The design of these garage doors should be in keeping with architectural character of the house. The use of single door 2-car garage doors may be allowed under special circumstances and with the approval of the NCC but are generally discouraged.
All main entrances will be enhanced by a projecting roofed portico or will be strongly detailed and recessed to provide a protected focused entry. “Façade” flat entrance doors are not permitted.
A. Projected Roof Portico Entry
B. Recessed Entry
C. Unacceptable "Facade Flat" Entry
Windows should be of a size and design appropriate to the architectural character of the house. Windows should be approximately a 2 to 1 proportion height to width. Various styles such as a double hung, casement or awning are acceptable if compatible with the style of the house. Examples of acceptable window pane arrangements are 1/1, 2/1, 3/1, 4/1, 2/2, 6/6, or 6/9. There the first number is the upper sash and the second number is the lower sash of the window. These window configurations are required on all facades of the home. Windows may be prefinished aluminum, painted wood, clad wood or other approved material if sized, proportioned and finished to look like painted wood. Window screens are allowed but must cover both upper and lower sashes..
The Graywood recommended jamb trim is 4 inches wide measured from the edge of the trim to the edge of the glass. The 4 inch dimension is normally achieved by adding a brick mold or other trim to the window. In recent years the window manufacturers have produced a standard trim that measures 3 inches wide. Graywood will accept a manufactured window that measures 3 inches as the minimum width. The 6 inch trim reference at the head of the window is amended to 3 inches. Please see picture at end of the booklet for clarification. Non-shuttered windows visible from the street shall have a more decorative head and sill treatment.
All windows will be energy efficient thermal glass, warranted, factory units. Exterior storm windows will not be permitted. All window mullion will be permanent and constructed of full profile (minimum 3/4" width, minimum 3/8" projection) mullion bars. Pop out mullions will not be accepted. Mullion grid patterns must remain uniform from window to window. Exceptions must be preapproved by the NCC.
Assorted window styles will be discouraged on an individual home (i.e., cathedral fan arches mixed with the flat spring arches). Different color windows on a home is discourage and must be preapproved by the NCC. In no case will different color windows be allowed on the front or corner elevation of a home. Only custom, feature, view windows will be allowed to remain muntinless. Double hung windows (non TDL) will not be allowed. Windows should be recessed from the wall to provide a shadow line.
Windows should be clear glass. No reflective glass or reflective tinting should be used. Stained glass windows and Victorian style doors are not allowed.
Bright-finished or bright-plated metal exterior doors, windows, window screens, louvers, exterior trim or structural members shall not be permitted.
Arched and half-round windows are to be used only if they are indigenous to the architectural style of the house.
Boxed bay and bay windows are encouraged. Window projections of more than 30" shall extend to finished grade. Bay window roofs may be copper or prefinished metal. Projections of less than 30" must be bracket supported.
Dormer windows in single or paired configuration are encouraged. Dormers may have gabled, hipped or shed roofs.
ALL WINDOW TREATMENTS OR LINING visible from the exterior of the home must be a neutral color. No primary or bright colors will be permitted. Temporary window coverings should consist of paper temporary shades. In no circumstances will alumimum foil, cardboard or bed sheets be allowed as a covering for the windows.
Skylights and/or roof windows will not be permitted on the primary elevations(s) of the home. These roof windows will only be permitted on secondary elevations if they properly align and complement the home elevation. Dormer windows are the preferred alternative. Dormers must also maintain an alignment balance with the home elevation. All roof windows must be flat glass. No plastic bubble will be allowed.
Flower boxes and decorative urns are encouraged where appropriate on house facades visible to the street. Boxes may be constructed of wood or other approved materials.
All front doors must be solid wood. Side and rear doors may be made of other material but must be submitted to the NCC for approval. Metal doors will be permitted for the side garage entries only. Metal framed sliding glass doors are not allowed. Lever handles must be approved by the NCC.
Awnings, canopies, and shutters shall not be permitted or affixed to the exterior of the residence without the prior approval of the NCC.
Exterior shutters, when used, should be an integral architectural feature. Shutter holdbacks (dogs) are required in specific neighborhoods (see supplement).
Shutters are encouraged on house facades visible from the street. Shutter material may be wood, heavy plastic, composite, or some preapproved aluminum and should be the full size of the window or in pairs when closed. Shutters may be louvered or batten in design and must be attached to the house using appropriate holdback hardware. If batten, the vertical battens must be of equal size. All battens must be fully detailed with routed edges. There is a minimum of two horizontal battens per shutter.
Faux shutters should be fully detailed and when installed in spaces wider than 24 inches, should have the detailed appearance of a pair of shutters closed. Bahama shutters are the exception to the rule with one shutter being the full size of the window. Faux shutters must be embedded in the wall surface. In brick applications, there must be a bottom sill course. Stucco or hardi applications must have a perimeter trim.
Full architectural details are required for all decks and patios. Detailing of all patios and decks must be architecturally compatible with the home. Patios and decks shall be designed to serve as an extension of the house. Rails, pickets and underpinning must be painted white or to match the trim of the house. All deck flooring must be stained (light gray or color approved by NCC). Enclosed risers are required and must be painted.
Views to the underside of decks must be screened with underpinning (latticing or vertical slats, etc.) and/or landscape material large enough to provide screening upon installation. Decks more than 3’ above grade must have underpinning and plant materials.
Porch and covered entry stoop ceilings should be of wood bead board, v-groove or batten design with no visible perforation of joints.
Porch screening colors shall complement and blend with the house (Black or copper is preferred, green is not allowed). Aluminum framing and screen door may be allowed with prior approval by the NCC. Aluminum framing and screen door colors must be black or bronze only. No mill-finish aluminum will be allowed as a framing for a porch.
All houses must have a front porch or covered entry stoop. Decks, patios, and screened porches are allowed off the rear of the house.
Porches shall have a minimum projection of 8 feet. Covered entry stoops shall have a minimum front projection of 4 feet and a maximum projection of 6 feet. No porch shall exceed 12 feet in front projection. Porch floor treatments may include wood decking, brick, brick edged, and divided concrete, stone or tile. Composite materials for deck flooring is accepted, with approval of the NCC.
External staircases should be brick, stone, or wood appropriate to the architectural style of the house. Concrete steps are allowed only if finished on the sides or enclosed with check walls of brick, stone, or stucco.
Porch columns should be a minimum of 8 inches square or if round, 8 inches in diameter. Square brick columns are not allowed without prior NCC approval. Shaped and tapered columns are encouraged, particularly tapered columns mounted on brick, stone, or stucco railing pier. Column materials can be concrete, stucco, wood, cast stone, or fiberglass.
Railings shall consist of round, decorative or square balusters with appropriate horizontal cap and bottom rails. Intermediate or end railing posts or piers should utilize decorative newel ball caps and moldings.
Porch and deck foundations visible from the street may be a finished pier with recessed wood or brick lattice infill panels.
Decks with wood posts are allowed on the rear of houses. All support posts must be a minimum cross sectional size of 6 x 6 inches nominal. All metal posts must be boxed in wood.
Chimneys that are exposed on the exterior of the home must be treated in brick, stone, or stucco and must be full foundation based.
Chimneys stacked above the roof line must be treated with brick, stone, or stucco in all cases.
All chimneys must be compatibly positioned and proportionately balanced within the home’s elevation(s).
Fully detailed chimney caps are required. Details are required and should be included in the initial home review plan submission. See the preferred chimney cap style in the "Examples of Preferred Construction" in the addendum section.
All houses should have gutters where needed. Gutters shall be installed at entrances and must extend the full length of the plane of the house at which the entrance occurs. Gutters must be copper or finished to match the color of the house trim.
Downspouts shall be designed to be compatible with the building elevations (i.e. located in corners, not protruding from walls). See specific neighborhoods for guideline variations.
All downspouts from gutters must be extended below grade and connected to subsurface drain pipe. Drain pipe shall be routed to outfall into natural areas and/or into dry wells. Care must be taken to avoid trenching near existing tree roots. Direct discharge into driveways or splash blocks is not allowed. Landscape/Site Plans must indicate all downspouts and underground drainage.
All home plans submitted for review must indicate the full extent of proposed gutters and all downspout locations and the routing of all underground piping.
All utility feeds, meters, and vents must be painted to blend with adjacent surfaces (i.e., landscape green, weathered shingle gray, or foundation wall color). No exterior wires are allowed. All feeds to meter boxes must be screened and all boxes must be screened.
All above ground utilities and mechanical equipment (i.e., transformers, phone boxes, gas meters, electric meters, and air conditioning units) must be screened with evergreen plant material of a height equal to or greater than the height of the equipment (refer to landscape section). Spacing must provide effective visual screening upon installation. Screening must surround the utility structure 360° except when abutting or within two feet of the home or to allow access to the structure. All setback requirements as required by the utility company must be adhered to.
Exterior bracket, pendant, pier and/or post lighting, ceiling fans and porch swings shall be consistent with the architectural character of the house and proportioned accordingly. Ceiling fans and porch swings are encouraged on all porches. Light fixtures should be correctly proportioned to the house façade. Gas light bracket and post-mounted fixtures are acceptable. All lighting should be low level, non-glare type and located to cause minimal visual impact to adjacent streets and properties. Exterior spotlights or floodlights must be hooded to eliminate glare onto adjacent properties.
Post or column mounted lights must be drawn and submitted for approval by the NCC.