ARC Design Review
Guidelines and Procedures
The purpose of these design criteria is to outline for
Mirabella property owners, their architect(s), and builder(s), useful
information and requirements which well be helpful in the design and
construction of homes at Mirabella and to explain the architectural review
process. Because the design, approval,
and construction of a home requires substantial expenditures of time, capital
and emotional involvement, the material contained herein should be carefully
studied before design work is initiated.
Mirabella has been designed to be a distinct community of
classic and gracious single family homes.
The quality of the homes constructed at Mirabella determines to a great
extent the character of the community and nature of life within. In order to ensure the high quality of the
community, a plan review process has been established to review individual
building and landscape plans. The
authority of the Architectural Review Committee (ARC) to review, approve,
disapprove and inspect all building and landscape plans (and to ensure
adherence to ARC-approved plans) is provided by the recorded Covenants,
Conditions and Restrictions for Mirabella.
The Declaration of Restrictive Covenants provides the legal basis for
the ARC to review and accept new building proposals at Mirabella.
Building proposals submitted under the Covenants are
reviewed and approved by the ARC. The
ARC will use these guidelines for the purpose of reviewing projects, but may
consider individually the merits of any project due to special site
conditions. Any project received for
special consideration must be shown to benefit the specific site, adjacent
areas, and the community as a whole. No
approval of plans or house location and no publication of development standards
or these Guidelines shall ever be construed as representing or implying that
such plans, location, specifications, development standards or Guidelines will,
if followed, result in a properly designed residence. Such approvals and Guidelines shall in no
event be construed as representing or guaranteeing that any residence or
improvement thereto will be in a good workmanlike manner. The ARC will not be liable for any defects in
any plans or specifications submitted, revised or approved under these
Guidelines nor for any defects in construction pursuant to such plans and
specifications. The property owner shall
have the sole responsibility for compliance with the approved plans and does
hereby hold the ARC harmless from any failure thereof caused by the property
owner’s architect or builder. Review and
approval by the ARC of building plans, additions, landscaping, etc. in no way
relieves the property owner of his obligations to meet all requirements of all
state, local or other governmental agencies.
Each plan submittal must contain the following minimum
Plot plan drawn to scale (1”= 20’) showing the following
1. All proposed structures, driveways,
setbacks, existing trees (4” caliper or larger that measures 4 ft. above
2. North arrow and scale (1”= 20’)
3. Topographic map showing existing contours
and proposed finish grades
4. Lot number and owner’s name
5. Proposed floor elevations
6. Utility locations
7. Driveway material and location(s)
8. Outdoor heating and air conditioning units
location and screening structures
9. Pool, if applicable
Minimum setback must be met on all structures; additional
setback(s) may be required on lots with existing neighboring homes.
Final construction-level drawings at ¼”= 1.0’ showing:
1. All floor plans with readable dimensions
2. All building elevations with floor and
finished grade lines shown
3. Building section required for clear
explanation of structure type
4. Cornice section of each cornice type
showing overhang materials, venting method, gutter type, and knee-wall plate
5. Dormer detail for each dormer type
6. Detail of all porch rack, post cap and
base, ceiling, railings and flooring
7. Foundation plan with showing footing
8. Gutter plan showing location of gutters
9. Typical wall sections
10. All exterior surface materials clearly
11. Roof structure plans with details
12. All window and door sizes marked for size,
type and set height from floor
13. An outline of specifications showing materials
and level of quality of for all structure and finish materials to be included.
Description of all exterior materials, roof materials and
Two (2) copies of your final site and landscape plan
showing all plant materials, walks, drives, drainage structures, existing trees
to be saved, and other information that may be required by the ARC for this
specific site. These plans must be
submitted for ARC review no later than the time of framing inspection.
1. All plant materials and size
2. Walks and driveways
3. Fences and garden walls
4. Porches (Note: Decks are discouraged)
5. Retaining walls
6. Drainage structures
7. Gutter connections to outfall well(s) away
8. Garden structures and pools
9. Identify all proposed surfaces
10. Location of street trees
11. Screening of HVAC and utilities
Architectural Review form that is completed in full with
a non-refundable, Cashier’s check in the amount of $800. This fee covers the Architectural Review and
the cost of your mailbox (that must match all other mailboxes in
Mirabella). In addition, a Cashier’s
check in the amount of $5000 must also be submitted as a construction deposit
prior to the start of construction.
The following guidelines and stipulations shall
be included as part of the Mirabella requirements:
1. The ARC reserves the right to allow
adjoining neighboring property owners to submit comments, suggestions,
objections, etc. on architectural submittals.
Such information will be considered, as deemed appropriate and
necessary, by the ARC.
2. Skylights: Skylights
shall not be allowed on the front of any structure or any side or façade that
is visible from the street side
3. Every home design is reviewed on a
case-by-case basis. Each property has
unique characteristics; therefore, previous comments, decisions, requirements,
waivers, approvals, or rejection(s) when reviewing a new application do not
bind the ARC.
4. Decisions of the ARC are final.
Owners may respond to ARC comment in writing only. Response, comments and revisions will be
reviewed at the next scheduled ARC meeting.
In as much as the ARC retains expert advice and consultation in
rendering opinions and decisions, owners may only offer objections to the ARC
with corresponding ‘expert’ opinions.
5. Physical Samples and Colors:
Exterior physical samples and colors are required and should be
installed on a materials board placed at the front of the property site for
review. Such samples may include, but
are not limited to, brick, stone, stucco and trim colors, and roofing material.
6. Windows: Owner
must submit window brand name, color and manufacturer for review. The ARC reserves the right to request
additional information about window products such as sales literatures,
brochures, specifications from the manufacturer or actual samples.
i. All windows must have grids that are
appropriate to the style and character of the house design. Windows without grids are discouraged unless
it is appropriate to the architectural style of the house.
7. Screening: Hardscape
surfaces (i.e., drives, walks, patios, wall, terraces, etc.) may not be built
within 3 feet of the property line in order to provide opportunity for
landscape, fencing and screening as deemed appropriate by the ARC.
8. Roofs: Shed
roofs will not be allowed on a structure unless, as determined by the ARC, it is
appropriate to be consistent or stylistically important to the total
i. Flat roof areas: There shall be not greater than 10% of the
total roof area as flat roof – defined as less than a 3:12 pitch.
9. The ARC does not review nor approve plans
for zoning or code compliance.
Therefore, plans approved by the ARC may not necessarily be acceptable
to other governing agencies. Plan
changes required for code compliance on previously approved ARC plans must be
resubmitted for review.
10. Architectural Styling:
Classical Styling must be distinguishable and recognizable by typical
architectural standards. Acceptable
architectural styles include (but are not necessarily limited to): Federal, Georgian, Adams, Richardson, French,
French Country, Chateau, Colonial, Beau Arts, French Colonial, Colonial Low
Style, Greek Revival, Gothic Revival, Italianate, Colonial Revival, Tudor,
Mediterranean and Dutch Colonial. Mirabella
discourages styles that are “contemporary” in character such as “International”
of designs styles and architectural elements will not be permitted. The ARC reserves the right to require style
or architectural support, research and documentation of proposed designs.
ARC reserves the right to request additional supporting documents (e.g.,
photographs, brochures or sales literature) to further describe architectural
elements proposed for any structure.
11. Architectural Drawings:
These must meet industry and architect standards for clarity and
information. Drawings must be fully ‘rendered’ to accurately show architectural
elements and building materials that owner intends to use. The ARC reserves the right to reject plans
with insufficient detail.
12. Plan Impact: The ARC
shall consider each site independently but shall give extensive consideration
to each individual plan’s impact upon adjacent home sites and view
corridors. Whenever possible, care must
be taken to locate each structure so as not to infringe upon view corridors,
adjacent structures and home sites, and natural amenities of the site. Therefore, the ARC will pay careful attention
to the following specific items:
Physical terrain of the site
Views from the site
Views to the site from adjacent sites
Existing land topography
Existing drainage channels
Height and mass of structure
13. Trees: Each
proposed site plan should make every reasonable effort to preserve the major
trees on each lot. A plan that does not
comply with this objective may be rejected by the ARC.
14. Grading and Elevations:
Excavation cuts and soil fill on each lot should be kept to a
minimum. Grading that excessively or
unnecessarily alters the natural topography of the site may not be
approved. Major grading, that may be
required for siting of buildings, drives and other improvements should be
consistent with the natural flow of the terrain. New grades should be consistent with the
natural existing flow of the terrain.
New grades should meet existing topography in a smooth transition and
should avoid the unnatural look of broad flat surfaces or sharp, steep angles.
15. Retaining Walls: Lot
owners may utilize retaining walls to facilitate the siting of a structure
subject to height restrictions and other conditions that may be imposed by the
16. Drainage: Buildings
and other improvements placed on the lot shall not interfere with natural
drainage patterns. If additional
drainage structures are required, they shall be constructed with natural
materials such as rock or gravel and placed for positive operation of the
drainage system. No drainpipes or
impervious man-made swale lining material may be exposed.
17. Chimneys: Chimneys
must be constructed with brick or stone veneer.
Stucco veneer is not allowed except when the adjacent wall finish is
stucco or stucco is the primary exterior finish.
i. Exterior fireplace chimneys may not be
cantilevered and must have structural support to grade.
18. Exterior Design Concept:
The design concept introduced on the front elevation must be continued
on all elevations. Window head and sill
details, quoins and corner details, jack and flat arches, dormers and properly
hung shutters must be designed and completed on all elevations. Shutters must be sized, hung, and fitted to
close on all windows considered appropriate by the ARC. Hinges and holdbacks on shutters must be
19. Garages: Each
residence must have a private, fully enclosed garage for at least two
cars. No garages shall face the street
except on corner lots with appropriate screening and must have ARC approval.
20. Roofs: The
proportions of roofs will be consistent with the proposed architectural
style. Portions of flat roofs will be
permitted on limited basis as approved by the ARC. The main roof the dwelling will have a pitch
not less than four and one-half.
Architectural shingles is considered minimum quality roofing
material. Heating/air conditioning and
plumbing vents will not penetrate the roof on the road-side of the building
unless determined to be absolutely necessary by the ARC. In all cases, vents will be painted the same
color as the roof or as part of an approved color scheme.
21. Windows: Windows
will be wood painted, stained, vinyl or aluminum clad and will be in color
harmony with the exterior color and texture of the residence. No solid metal windows or vinyl windows will
be permitted for windows or window frames.
All windows in masonry walls must have minimum two (2) inch brick
mould. Special case situation where
stucco surrounds are designed for clad windows without brick mould may be
considered if the total residence concept permits. TRUE CAPITAL DIVIDE WINDOWS ARE
ENCOURAGED. No inserts will be allowed
except where the full appearance of the true divide on both interior and
exterior can be obtained.
22. Guttering: Complete
guttering must be installed on all houses.
Several types of guttering may be used.
O.G., half round, wood V, or O.G with metal liners and ground gutters
made of brick laid at drip line on ground.
When using fascia guttering, it shall be installed complete with leaders
and downspouts. In all cases, gutters
are to be connected to an outfall well away from the foundation. Copper gutters are encouraged.
23. Telephone and Electrical Lines:
All lines or wires for communications or for transmission of electrical
current outside of the building will be constructed, placed and maintained
24. Lights: NO
exterior light will be installed or maintained in any lot that is found to be
objectionable by the ARC. Upon being
given notice by the ARC that any exterior light is objectionable, the owner of
the lot on which the light(s) is located will immediately remove said light or
have it shielded in such a way that it is no longer objectionable.
25. Waste Material: During construction, waste material must be
placed in an on-site dumpster or removed by a site cleaning service.
26. Equipment Screening and Utility Meters:
All mechanical, utility, electrical and electronic equipment (including
transformers, air conditioning condensers and compressors) will be properly
housed or landscaped in a manner that will blend with the site and
residences. All such equipment will be
located behind the front building line of the primary structure. Roof-mounted equipment will be housed in a
manner that will prevent visibility from the ground or from upper floors of
other structures. No window or wall air
conditioning units will be permitted.
All antennas of any type must be concealed inside the attic or other
enclosed space unless otherwise approved by the ARC.
27. Driveways: All
dwellings will have a driveway constructed of textured colored concrete or
exposed aggregate concrete or other permanent material approved by the
ARC. Asphalt driveway are not
allowed. It is strongly recommended that
concrete drives have a brick or stone border.
Brick or cobblestone driveways are encouraged.
28. Pool and Recreation Areas:
Screening of all pool areas will be approved by the ARC. No lighting of a pool or other recreation
area will be installed without the approval of the ARC and, if allowed, will be
designed for the recreational character so as to buffer the surrounding
residences from all lighting.
29. Mailboxes: All
mailboxes will be of the same standard mailbox design (including a plate with
the address of the residence) and will be the same for all residences. Each mailbox will be installed at the front
of the property line.
30. Walls and Fences: Walls and
fences should be considered as an extension of the architecture and the
naturals forms of the site. All wall and
fences should be designed to be compatible with total surrounding environment
and should be considered as design elements to enclose and define courtyards,
to extend and relate building forms to the landscape, as well as providing
security/privacy elements. All walls and
fences must be approved by the ARC prior to installation. It is recommended that walls and fences be
made of solid masonry or black wrought iron with columns. Prefabricated wood, vinyl, or chain link
fencing will not be permitted within the community.
31. Decks: Wood or
prefabricated decks are strongly discouraged and will not be installed without
Construction Diligence: Once commenced, construction will be
diligently pursued to the end and not be left in a partly finished condition
any longer than is reasonably necessary.
Non-compliance with these regulations may result in a ‘Cease and Desist’
letter from the Mirabella Homeowners Association (HOA). If a Cease and Desist letter is violated
(e.g., ignored), then a $1000 fine per occurrence may be assessed. In addition, attorney fees charged to the
HOA for enforcement of non-compliant actions of an owner also may be assessed
to the owner.
FAILURE TO ABIDE BY THESE
GUIDELINES AND RULES MAY RESULT IN THE LOSS OF A CONTRACTOR’S PRIVILEGE
ENTER MIRABELLA, THEREBY MAKING IT IMPOSSIBLE TO WORK WITHIN THE SUBDIVISION
I have read the ARC Design Review Guidelines and Procedures and agree to
abide by these standards: