Oleander

Oleander is located in a quiet secluded area of Graywood for a relaxed style of living.
The homes have a minimum of 2,000 sq. ft. with no maximum. The 101 lots vary in size and some border the Gray Plantation Golf Course with spectacular views.

NEIGHBORHOOD REQUIREMENTS

ARCHITECTURAL STANDARDS

NOTE: This supplement in addition to and not in lieu of the general requirements of the Design Guidelines. Specific areas where variances are allowed are outlined below. Except as amended or modified for the neighborhood identified above, the General Design Guidelines shall apply.

Note- All materials must be submitted for review as per the Architectural Graywood Guidelines before any work can commence.

Minimum Square Footage – 2000 sq. ft.

Maximum Square Footage – No Max

NOTE: All square footage numbers refer to air conditional living space.

Lot 1———————————————-no minimum story restriction

Lots 41- 60———35,37,41,45,50,54,58 requires 1 ½ story, 2 story preferred

Lots 70, 71—————————–71 requires 1 ½ story, 2 story preferred

Lots 76- 83————————76,79,83 requires 1 ½ story, 2 story preferred

Minimum Square Footage – 2500 sq. ft.

Maximum Square Footage – No Max

Lots 2- 40————–4,8,14,18,23,27,31 requires 1 ½ story, 2 story preferred

Lots 61- 69—————————–61,66 requires 1 ½ story, 2 story preferred

Lots 72- 75———————————— no minimum story restriction

Lots 84- 101——————-88,91,95,99 requires 1 ½ story, 2 story preferred

No vinyl allowed. Porch ceiling must be wood T&G.

Minimum 30 inches above the curb. All first floors living area ceiling heights must be a minimum of ten feet. Second floor living area ceiling heights must be a minimum of nine feet.

No variance.

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:

  1. Brick- All brick colors and mortars must be approved and must be in context with historically based Louisiana style, preferably red or off-red. Natural gray, mixed colored, yellow or white bricks are not allowed. Sample panels are required at the site.
  2. Stucco- Historically based smooth stucco finishes are allowed. Heavy textured or “skip trowel” finishes as well as tabby could be acceptable in proper context.
  3. Stonework- Stone is allowed if constructed as an integral part of the architecture but not as a decorative appliqué or thin veneer. A sample mockup showing color range and installation technique must be completed for approval by the NCC at the site
  4. Wood Siding- All wood siding must be full profile and properly/fully finished.

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.

No variance. Operable shutter are preferred.

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.

All windows must meet the standard Graywood guidelines. All windows that face the street or located on a corner must have exterior millions (SDLs). Interior mullions allowed on rear and side.

No variance.

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.

  1. All roof stacks, flashings, vents or protrusions from the roof shall be painted deep gray or the same color the roof will be at maturity. Roof stacks and plumbing vents shall be placed on rear slopes of the roofs where possible.
  2. Solar water heating panels shall be reviewed on an individual basis and approval based upon the visual effect to the surrounding area. Generally their use is discouraged.
  3. Roofing materials, depending on the neighborhood, may be architectural dimensional composite shingles, cedar or pressure treated wood shingles or shakes, slate, tile or prefinished metal. Combinations of shingles and metal roofing may be allowed when appropriate to the architectural character of the house.
  4. Roofing colors must be approved by the NCC.
  5. Houses with pitched roofs of a minimum pitch of 9 in 12 and a maximum pitch of 12 in 12 are encouraged. Special cases will be considered by the NCC if in keeping with the architectural character of the house and neighborhood. Shed roofs for porches may have a lower pitch, but in no case will the pitch be lower than 3.75 in 12. Houses may have gabled, hipped, or shed roofs. House gables may be a full return Queen Anne return with the returns preferably capped in copper. Exposed rafter tails are allowed, but the design must be approved by the NCC.
  6. Gable and decorative roof vents shall be in keeping with the architectural character of the house. Ridge vents, if used, must be of the “shingle over” design extended to the outer edge of the roof ridge. Tile ridge caps are allowed over dimensional roof shingles. Soffit venting visible from the street shall be of similar material to that of the porch or entry stoop ceiling and must be submitted to the NCC for approval.
  7. Special metal roofing applications may be considered by the NCC when appropriate.

No variance.

No Variance.

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.

No Variance.

All two car front entry garages must have two garage doors. All corner side street entry garages must have two doors. Auto courts can have one single bay door for two cars. Front entry allowed with minimum 10ft from the main structure excluding porches.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.

Material must be brick or stucco and Graywood preferred chimney cap. (See examples of Preferred Construction).

No Variance.

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.

Identical or similar massing and architectural styles adjacent to or across the street from one another is discouraged.

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.

No variance.

All columns must be fully detailed on the plans.

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.

Round Porch Column and Railing

Typical Porch Foundations

Tapered Porch Column and Railing

Square Porch Column and Railing

Round Porch Column and Railing

No variance.

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.

No variance. A drawing must be submitted reflecting location of gutters and downspouts. Reminder all downspouts must discharge below ground or in rock drains. No discharge onto a driveway or sidewalk.

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.

No variance.

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.



SITE STANDARDS

Front:18ft.

Side:5ft.

Corner lots:15ft.

Rear:10ft.

Special Rear setback: 15 ft. Lots #87, 88, 89

Rear Lot 62-66 73-74 – 25ft. (Pipeline ROW)

North SideLot 67 – 25ft. (Pipeline ROW)

Left SideLot 68 – 25ft. (Pipeline ROW)

Right Side Lot 2, 24 – 25ft. (Pipeline ROW)

Left SideLot 3 – 35ft. (Sewer & Pipeline ROW)

Left SideLot 25 – 25ft. (Pipeline ROW)

Right SideLot 27 – 15ft. (Drainage easement)

Right SideLot 28 – 10ft. (Drainage easement)

Right SideLot 35 – 7.5ft, (Drainage easement)

Left SideLot 36 – 7.5ft. (Drainage easement)

North SideLot 87 – 7.5ft. (Drainage easement)

South SideLot 88 – 6ft. (Drainage easement)

Lot 36 – From the center rear property pin, to the north property pin, there is a 15ft. rear setback due to drainage right of way. The remaining rear set back is 10 ft.

Straight entry is allowed but curved driveways are preferred & encouraged when possible.

Required lots with sidewalks: Lot #1, #11-13, #61-75, #80-96,

#99-101. Perspective owner/builder is responsible for installing a 5ft. sidewalk in the front of their property per City code. The sidewalk must start 4ft 6in. from the curb and extend 5ft. Required sidewalk height is 4” above the curb on the home side and 3” above the curb on the street side. 6 x 6 wire mesh is required by the City.

No Variance on interior lots and lots along Gray Plantation Drive. The fence must be 3ft from the rear and side property line. All lots abutting the golf course can place the fence on the property line.

A minimum of 2% of the value of house and lot excluding irrigation, sod and hardscape. Entire yard must be sodded and irrigated. Trash container, mechanical & utility equipment screening should be included in the landscaping budget.

5. It is the responsibility of the owner/contractor to provide positive drainage. Graywood HOA will NOT be responsible for any issues that arise due to improper drainage.

(Revised 12-8-15)

Lots # 3-18

TREES:

  • No marked trees can be removed. If any marked tree is damaged, it will be the responsibility of the party who performed the work and the adjoining lot owner to remove and/or replace the tree at their cost.
  • The buffer area can be under brushed to remove all unwanted undergrowth.
  • No trees can be trimmed above an eight (8) foot height from existing ground.

DRAINAGE:

  • The existing drainage swells must remain as final grade. No additional shaping, grading or dirt will be permitted without prior approval of GP Golf Course management.
  • Gray Plantation will maintain the swell ditches.

NOTE:

  • The buffer area should remain a natural area with a floor of pine straw mulch.
  • No treehouses, swings, hammocks, outdoor furniture or any other outdoor amenity will be allowed in this area.