Hartness Design Guidelines by Real Living Productions

ARCHITECTURAL & LANDSCAPE

DESIGN GUIDELINES DEVELOPER:

HARTNESS DEVELOPMENT, INC.

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TOWN PLANNER:

LEW OLIVER, INC.

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LANDSCAPE ARCHITECT:

MARK BYINGTON

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03.10.2022

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VERSION 5.0

CONTENTS

A. INTRODUCTION Hartness Creation............................................................ 7 Hartness Vision............................................................... 9 Proactive Design............................................................ 10 How To Use These Guidelines............................................. 1 5 Hartness (ARB) Process Overview....................................... 1 6

B. RESIDENTIAL DESIGN General Lot Requirements................................................. 21 Garage & Driveway Access................................................ 23 Lot Grading & Drainage.................................................... 26 Lot Conditions.............................................................. 27

Mixed Use................................................................ 42

Townhome............................................................... 43 Architectural Styles

Colonial Revival......................................................... 46

English Vernacular..................................................... 48

Federal.................................................................. 5 0

Greek Revival............................................................ 52

Italianate................................................................ 5 4

Shingle.................................................................... 5 6

Blending The Old With The New...................................... 5 8 Yes/No...................................................................... 6 0

C. HARDSCAPE & LANDSCAPE DESIGN

Diversity Code.............................................................. 31

Introduction................................................................. 6 5

Building Types

Patios........................................................................ 6 6

Cottage................................................................... 32

Pathways..................................................................... 67

Village Home............................................................ 35

Driveways................................................................... 6 8

Estate Home............................................................. 37

Walls......................................................................... 69

Carriage Home.......................................................... 39

Fences....................................................................... 70

Retreat................................................................... 40

Plant Character............................................................. 7 1

Live/Work................................................................ 41

Plant Palette................................................................. 72

PEOPLE WHO CHOOSE TO BE HERE WILL HAVE THEIR LIVES E N R I C H E D S I M P LY B Y B E I N G A P A R T O F T H I S S P E C I A L P L A C E . — L E W O L I V E R , TOW N P L A N N E R

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INTRODUCTION HARTNESS GREENVILLE, SOUTH CAROLINA

DESIGN GUIDELINES

HARTNESS CREATION WHAT’S IN A NAME

Engineering, which evolved into Hartness International—a total

Hartness is located on more than 445 acres of rolling pastures

packaging solutions provider with more than 100 patents and a

and running streams that is surrounded by thick woodlands,

There’s a responsibility that comes with creating a community

worldwide network of clients.

all just a short drive from Greenville’s celebrated and inviting

that bears your family name. It forever links the lifestyle, the experience, and the quality of that community with those who came before you, and those who will follow. By lending their name to the Hartness community, the Hartness family is ensuring its integrity, its authenticity, and its familycentric focus. The 445+ acres of land that this community sits on has been part of the Hartness family for generations. Through responsible and intentional planning, they’re now able to share this special place with scores of other families. The authentic architecture, the reverence for the land, and purposeful community planning makes for an inspirational and rewarding community that is worthy of the name…Hartness.

downtown. Hartness is designed to offer a high-quality living In addition to being a successful business leader, Mr. Hartness was

environment for those who choose to make the Greenville

a celebrated philanthropist and civic leader and passed on those

area their home, one that provides homes for individuals and

qualities to his children and grandchildren. Tom’s son, Pat and his

businesses alike, in an exceptional setting.

grandson, Sean are personally developing this community as a family legacy project.

COMMUNITY LOCATION Located in the foothills of the Appalachian Mountains, Greenville, SC, is a naturally beautiful location. Rolling hills, old growth trees, and a variety of lakes surround the area, while intentional green spaces are strategically placed throughout and merge well with its unique blend of old and new architecture. The area grew to prominence in the 20th century thanks to a booming textile business, while its growth in the 21st century has been more focused on the automobile industry, with Greenville serving as the American headquarters for both Michelin and BMW, among others. Its award-winning downtown experience is lauded and studied by other cities hoping to match Greenville’s level of success.

THE NEW TRADITION The family has designed Hartness as a Traditional Neighborhood Development (TND), which is defined as a community centered

HARTNESS, A GREENVILLE F A M I LY L E G A C Y.

on the interconnectivity of its residents. Every element is

Hartness is located in Greenville, SC, a city with which the

sidewalks. Hartness seeks to set an example...to provide an entire

Hartness family has been an integral part of for more than 80

community of home, shops, and business, all within a pastoral,

years. The family origins in Greenville began in 1940, when Tom

garden-like setting. Families live in close-knit neighborhoods that

Hartness acquired the Pepsi Bottling rights. His interest in the

offer many lifestyle choices.

carefully crafted with attention to detail. TND communities are rich with benefits such as walkable spaces with uninterrupted

workings of his machinery and his desire to make them more efficient led him to develop his first case packer, which replaced

At Hartness, meadows and orchards provide arenas for running

metal fingers with plastic ones. This led to him starting Hartness

and playing. More than 180 acres of dedicated, protected nature

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HARTNESS CREATION preserve offer an abundance of forest and stream settings, including 15 miles of nature trails for walking, biking, and otherwise exploring. Additionally, lakes and ponds provide spots for kayaking, fishing, and afternoon naps. Hartness, in all things, embodies beauty.

THE VILLAGE CENTER While there are a number of amenities and activity centers throughout the property, the heart of the community is envisioned as an energetic place to meet and unwind, known as the Village Center. Designed to host cherished traditions and memorable events, the Village Center will overlook the Grand Lawn and will include close-knit shops, restaurants, and workspaces as well as lofts and flats. Leading out of the Village

ARCHITECTURE

provide areas for social interaction, public services, and community

Scale, balance, and harmony, paired with authentic materials,

buildings must feature native stone, brick, natural metals, authentic

create architecture that is permanent yet always fashionable. This theory is where we take our cues. Buildings are grounded with solid materials such as native stone, brick, and solid timbers. They will only be enhanced with age, enabling them to harmonize with the environment. In the end, understated minimalism harmonizes with the natural setting without competing for attention. The architecture of each building extends into the landscape in the form of walls, pergolas, bridges, and garden detailing such as brick curbs, urns, and fountains. Interior spaces flow and fuse with exterior spaces. Loggias, porches, and balconies are encouraged to relate the interior to the landscape. And all buildings are sited and

events. Colors and finishes are used to dramatize the town. Yet, all stucco, concrete, exposed steel, or wood siding, to accompany the natural experience and enrich the simple forms. Paint colors must be authentically derived. The color white, being a traditional staple of the area, is encouraged as the dominant color.

A MODEL FOR THE FUTURE We believe Hartness will become a model for new development that is worth emulating. It is our hope that our model will lead to a re-emergence of sensible town planning and meaningful architecture in the South Carolina Upcountry. Our approach will

designed to frame views of natural areas and the mountain vistas.

foster the benefits of traditional neighborhoods with a lighter

Center will be townhouse and carriage house districts that define

New interpretations of historic architecture are encouraged when

footprint on the environment. Our goal is to create a community

the street and lead into neighborhoods of small cottages and

sensitive to and collaborative with local forms, materials, and traditions.

that offers both relaxation and delight, one that our heirs will

medium-sized homes alike. And estates lie at the periphery of the

be fortunate to inherit and one that proves environmentally

neighborhoods as the most pastoral of the built realms. In this

Retail and office buildings will not only be functional, but a delight

sensitive development and attractive execution need not be

manner, many forms of diversity may be accommodated.

to inhabit. And civic buildings, placed in prominent locations, will

mutually exclusive.

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THE ARCHITECTURAL VISION FOR HARTNESS

The architectural vision for Hartness, is a collaboration of the civic-minded Hartness family, who have a deep history in the region and have lived on this land for 40 years, and the master planner/designer Lew Oliver of Atlanta. Their focus is a relatively simple premise: model Hartness on the small towns, villages, and city neighborhoods of the Southeast with a focus coming from those in the Piedmont region of the Carolinas. Both the layout of the village and the architecture which forms the built environment are based on this. That basis is supplemented by 21st century adaption of both the historic planning and the architecture, giving Hartness the charm of an earlier era, while enabling contemporary lifestyles. The essence of the Hartness design is the walkability of its streets, linear parks, and pedestrian paths. Layered along the grid is a regular rhythm of homesites for a large variety of sizes, styles and colors of single-family homes, townhouses, and carriage houses. The Village Center, at the community’s main entrance, will have mixed-use commercial buildings, with restaurants, retail shops, offices, a school, and a variety of residential dwellings. The essential idea is to have as many places of living, working, playing, and learning within a five- to fifteen-minute walk of each other. This promotes a healthier and more environmentally conscious way of building and living. Ultimately, Hartness will contain the strong character of the region while providing the backdrop and setting for a vibrant, beautiful, rich place to live, work, and play well into the future.

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PROACTIVE DESIGN In contrast with conventional development, Hartness forms a design body. Exterior spaces will flow as a series of outdoor rooms. Following the lessons of the 18th, 19th, and early 20th century, buildings will be incorporated into whole compositions, and finished in related materials that form a harmonious fabric. In this manner, civic space and natural realms dominate the experience. Occasional gems and brilliant design objects will embellish the townscape. Hartness will offer a vision of the future—nature and human beings existing more compatibly. This vision involves creating a community that encourages contemplative places, and that nods to the pedestrian—not the car. With a mixed-use Village Center, Hartness will encourage residents to fully live in one place. As opposed to trenddominated design, Hartness offers a permanent architecture— classic, and enduring in its conception and materials, yet fresh, light, and inspired. Paired with classic town planning, Hartness will offer a solution that is perhaps more serene and fulfilling for life.

BUILDING TYPES The building types have been designed and illustrated in order to convey the spirit of the lifestyle choices. The building types to be used in Hartness are based in both the variety of traditional home and mixed-use building types of the Piedmont of the Carolinas and northern Georgia, and in progressive architectural ideas of the 21st century for new, walkable, mixed-use neighborhoods. Some of the building types to be used in Hartness are: • COTTAGES ranging in size from under 1,000 square feet to 2,500 square feet. Some are set into Cottage Courtyards facing a common green and some facing onto streets or alleys. Parking is sometimes placed off of the lot. • VILLAGE HOMES overlapping in size with the cottages in sizes from 1,500 to 3,500 square feet. • CARRIAGE HOUSES with wider frontage to the street, narrower lot depth, with rear or front-loaded garages, in the 1,500 to 5,000 square foot range.

• TOWNHOMES which are attached vertically, in various configurations and sizes. • LIVE/WORK UNITS also called flex units providing the flexibility of having a ground floor retail or office space with living space above. These may be attached or detached in their configuration and will be in various sizes. • APARTMENT AND CONDOMINIUM flats and multiple story (duplex) units, in mixed or single use buildings. The great coastal cities of Charleston and Savannah, the upland City of Greenville, and the smaller historic hamlets of Brattensville and York, all form a body of inspiration for the spectrum of building types in Hartness.

PROACTIVE DESIGN The design initiatives and parameters form the architecture of Hartness. The primary objective is to create consistency to ensure good aesthetics and lasting value. These specifications serve as a guideline for all design and construction at Hartness. In some cases, official building codes may take precedence over this guideline. It is the responsibility of each designer and builder to ensure that submittals meet Hartness Architectural Design Guidelines and building codes. The Hartness Architectural Review Board (ARB) must approve all plans and changes to plans for new construction and subsequent modifications and improvements. Hartness encourages designers, builders, and laypersons to produce work that is in the spirit of the guideline. If a product not found in the specification appears to be suitable for a desired result, is more cost effective, requires less maintenance, or is less destructive to the environment, it may be submitted for consideration. The Hartness ARB has the sole authority to approve such products on a case-by-case basis. Consistency in the architectural approval process is a goal; however, it is not always achievable due to evolving conditions in the development and construction fields. This is a living guideline, revised and updated on a regular basis as new technologies emerge and the community develops.

• ESTATE HOUSES placed on the largest lots in Hartness, sized from 3,000 square feet to over 6,000 square feet.

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MASSING • Massing shall be in the specific style of the Hartness architectural style chosen for the specific house being designed. • Massing will be composed of distinct geometric forms. Clear forms will inform the design, equally with functional considerations. • Forms will create street walls and shape urban spaces. • Building composition will be significant on all elevations.

FENESTRATION DESIGN • Doors and windows will be appropriate to the building style. • Doors and windows will express the importance of spaces in which they are associated. • All elevations will contain finely proportioned windows and doors, of equal consideration as the front. • Windows and windowpanes on an individual building must be of similar proportion. • Windows will be as consistent as possible within an individual building.

FOUNDATIONS • Foundations will be constructed of granite, native stone, or brick. • Foundation finish materials must form a level base to the building composition unless they are adjusted vertically to inside corners. • Piers that support upper structures must match the finish of the foundation. • The exterior surface of foundation finish materials will be in the same plane as the exterior surface of the sheathing above, so that a ledge is not formed. The cladding should form a natural drip edge with the foundation finish material.

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PROACTIVE DESIGN ROOFS

WINDOWS

PROHIBITIONS:

• The roof slope on a single mass is to be the same on all sides.

• Faux stone or brick • Stucco that appears to be brick or stone

• Windows and casings must follow suit to style.

• Roofs will be considered as a prominent element in the building composition.

• Faux-textured siding

• Window casings, muntins, and mullions must be historically correct.

• Novelty-shaped shingles

• Doors and windows will align with dominant forms such as gables and hips.

• Wood shingles that are not evenly aligned at the bottom

• Windows must be composed on side and rear elevations with equal consideration as façade.

• Roofs may be used as screening for mechanical units. • Roofs must be wood shingles, wood shakes, standing-seam metal, slate, or French tiles (flat). Wood shingles or wood shakes should not be allowed to drain on to metal roofs. • Gutters are required and will be half-round with round downspouts, piped to a defined drainage system.

WALL FINISHES • Brick (from approved palette) • Stacked stone with flush mortar joint (dry stack) • Cut granite

• Vinyl or aluminum siding

• Windows must be TDL’s (True Divided Lite) or SDL’s. (Simulated Divided Lite).

• Pre-finished siding • Sheet goods

• Window sashes or frames must have 2" minimum face width.

• T-111 • Pre-finished products

• Window sashes or frames must have a depth of 1/2" minimum to glass surface.

TRIM

• Windows must be single, double, or triple hung.

• Trim will be consistent on all sides of a form with emphasis on the importance of the facades facing public spaces or streets. • Trim will be appropriate to the building style. • Trim will be historically correct.

• Lap siding with mitered corners or corner boards • Vertical flush shiplap siding

• Window casings will terminate on restoration sills.

• Board and batten siding

• Trim will be painted consistently.

• Stucco with 3 coat on masonry, integral color, with a smooth or sand plaster finish.

• Cedar will not be left unpainted nor unstained.

• Wood shingles may be mitered at outside edges. • Secondary forms or accessory structures may be finished in a complementary material.

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• Ganged windows must have a continuous sill. • All window treatments including drapes, sheers, shutters, and blinds must be of a natural linen or gray color to de-emphasize.

• Trim will be restrained, accentuating the design of the whole. • Trim will be durable, dressed, and applied with trim nails that are countersunk; trim will be prepped and field painted.

• Wood shingles with horizontally aligned with a smooth bottom edge; no novel shapes or faux graining.

• Ganged windows must be separated by 4" mulls minimum.

PROHIBITIONS: • GBG’s • Pop-in grilles • Direct-glazed glass • Reflective glass • Heavily tinted glass • Shop-built windows • Plastic or aluminum tracks that do not match the sash and jamb color

PROHIBITIONS: • Styrofoam moldings

• Glass to be considered by the ARB on a case by case basis

• Faux graining or texturing • EIFS or foam derived elements

• Posters, flags, foils, paper, etc. used as window blocks or treatments

• Exposed end grains

• Aluminum storefront

• Framing lumber used for corners or casings

• PVC

• Pre-made notched dentil work

• Stained glass

• Pressed decoration

• Seeded glass

• Turned posts, turned pickets, or jig-sawn scrollwork ornament

• Frosted glass

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PROACTIVE DESIGN SHUTTERS • Shutters will be authentic, fully operable, and capable of totally closing over the window opening. • Shutters will be historically correct, appropriate to building style. • Shutters occur in pairs, however, narrow windows may contain a single shutter. • Shutters will be secured with hardware, in a marine grade, industrial aesthetic. • Shutters may be solid-core polymers or durable hardwoods. • Shutters may be natural zinc. Shutters may be louvered or solid. • Hardware will be Brandywine Forge or equal. PROHIBITIONS: • Vinyl • Nail-on faux texturing • Tropical hardwoods

DOORS • Doors must be carefully designed with consideration to the style of the building. • Doors may have dramatic proportion. • Doors may be paneled or tongue and groove planked. • Historical precedent must inform doors. • Doors facing streets, green streets, and parks must be wood. Other doors may be painted fiberglass or painted composite. • Doors must be non-decorative. Doors must complement or match the style of the windows. PROHIBITIONS: • Vinyl

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PORCHES

• Stamped metal • Faux wood finishing

• Porches will be designed in harmony with the building design.

• Faux graining • Tropical hardwoods • Stained, seeded, or leaded glass • Carved or ornamental

• Columns will be historically correct (Sir Bannister Fletcher). • Columns will be paint grade heavy composite.

GARAGE DOORS • Garage doors may be flush with ornamental clavos, tongue and groove planked, full light panels in metal, or paneled. • Garage doors must be informed by historic precedents. • Garage doors must not call undue attention to themselves through over embellishment.

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• Posts may be paint grade composite or painted cedar, chamfered or appropriately detailed. Wood posts must rest on aluminum plinths. • Ceilings will be painted tongue and groove planks.

• Garage doors must be painted.

• Screening will be wood, cellular PVC, zinc, aluminum, or copper, and is allowable on the side or the rear of the structure, in accordance with the ARB.

PROHIBITIONS:

• Faux straps and handles

• Untreated (not PT) framing lumber

• Faux wood finishing

• Open fasteners, straps, joist hangers, etc.

• Faux graining

• Non-dressed wood members

• Tropical hardwoods

• Aluminum or plastic columns

• Arched lites

• Precast balustrades • Ceilings finished in plywood or sheet goods, with or without joint mold

CHIMNEYS • Chimneys are to be proportioned, tapered, and detailed as appropriate to the building style. • Chimneys will be faced in the foundation finish. • Exterior chimneys will extend to the ground. PROHIBITIONS:

• Beaded plywood • Standard wood lattice; screen mold • EIFS • Faux finishes

RAILINGS • Railings will be restrained, historically correct, and will harmonize with the building design.

• Siding or stucco board • Highly ornamental shrouds • Prefabricated exterior fireplaces • Unvented

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• Floors will be wood, composite, brick, pre-cast, cut stone, or concrete with exposed aggregate.

• Railings will be milled wood, composite, or masonry. All railings must be painted. • Railings will be used only when needed by code.

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PROACTIVE DESIGN PROHIBITIONS: • Standard pressure treated shaped balusters and pickets • Systems using sleeves or collars to attach railings to columns • Spindle work • Ornate ironwork • Aluminum pickets • Precast classical balusters

BALCONIES • Balconies will support the general urbanism of the Hartness site plan. • Balconies will address public ways and outdoor spaces, form terminating focal points, and pronounce prominence over an outdoor area.

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• Balconies will be designed as prominent features on buildings, historically correct, and in harmony with the overall design. • Balconies will be elegantly and lightly detailed. • Balconies will be used on the piano nobile, with prominent fenestrations. • Balconies will project 4' or less. • Balconies will be metal or wood, and will be covered adequately to protect the structure and the rooms associated with them.

PROHIBITIONS: • Cantilevered concrete slabs • Patio doors in association with the balcony

DIMENSIONAL REQUIREMENTS, MINIMUM • Grade to first finished floor: 1'0" • Basement ceiling height (applies to rear drive under townhouses and front walkouts): 9'1"

• Wooden components must be dressed.

• Piano nobile ceiling height (primary living space): 10'

• Doors in association with balconies will be thin stile and rail varieties, with traditional narrow widths.

• All other floors: 9'

• Knee walls of any height acceptable for inhabited spaces under roof rafters

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HOW TO USE THESE GUIDELINES

FIRST

UNDERSTAND THE VISION OF HARTNESS Refer to these Design Guidelines to gain an understanding of the history, overall design intent, and master plan for the Hartness Village.

SECOND

C H O O S E YO U R L O T Refer to the site plan of available lots provided by a Hartness Sales Associate for an overview of the various lot sizes, locations, and pricing within the Village.

THIRD

D E V E L O P YO U R H O M E D E S I G N Work with a Hartness Sales Associate and these Design Guidelines to find an existing Hartness collection home design that works for you or identify an approved architect to design a home for your selected site.

FOURTH

ARB SUBMITTAL PROCESS

THROUGHOUT THE PROCESS

Refer to these Guidelines to ensure that the architectural principles, elements, and style of your home reflect the vision and quality of Hartness.

Follow the ARB Submittal Process as summarized on the next page. The complete document will be made available to you by your Hartness Sales Associate.

N OT E S : These guidelines are created by the Hartness Architectural Review Board (ARB) and are subject to modification without notice. These guidelines are subject to and made part of The Hartness Residential Declaration. These guidelines are not intended to overrule or minimize any state or local building codes.

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HARTNESS ARCHITECTURAL REVIEW BOARD (ARB) PROCESS OVERVIEW

Below is an overview of our process which is meant to help you achieve your vision in the design and construction process. Ultimately, our goal at Hartness is to make your vision a reality.

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1. LOT SELECTION

2. HISTORIC PRECEDENT

Prospect/Buyer selects historic photo examples of desired exterior design elements to submit to the Architectural Review Board during Orientation Meeting.

3. ORIENTATION MEETING

Sales Agent schedules meeting with Director of Architecture for ARB Process Review.

4. A RCHITECT & BUILDER SELECTION

Buyer interviews and selects Architect & Builder from Hartness Approved List. They will be responsible for working with you and developing the design that you want. The Architect will submit plans to the Builder, and the Builder will submit to the ARB for review. The ARB has two weeks from each submittal date to review and return.

5. C ONCEPTUAL DESIGN SUBMITTAL

Builder or architect submits plans to ARB for review. (Plans include lot survey & conceptual landscape design.)

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HARTNESS ARCHITECTURAL REVIEW BOARD (ARB) PROCESS OVERVIEW

6. D ESIGN DEVELOPMENT SUBMITTAL

Builder reviews changes from previous submittal and submits revised plans to ARB for review.

7. C O N S T R U C T I O N DOCUMENTS SUBMITTAL

Builder reviews Construction Documents including sections & details and submits to ARB for review.

8. S TAKE OUT REVIEW CONSTRUCTION START

After Construction Drawings are approved by the ARB, a Stake Out Review is done on site with Builder & Member of the ARB to verify placement of house is consistent with approved design.

9. E XTERIOR MATERIALS & COLORS SUBMITTAL

Builder guides Buyer on exterior materials/colors selections and submits to ARB for review.

10. L ANDSCAPE DESIGN SUBMITTAL

Builder guides Buyer on selection of Landscape Architect and submits design to ARB for review.

Please refer to the Hartness Architectural Review Board (ARB) Submittal Process for details within the submittal guidelines.

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CONTRARY TO POST WORLD WAR II SUBURBAN DEVELOPMENTS W H E R E U R B A N S P R A W L H A S C O N T R I B U T E D S I G N I F I C A N T LY T O D E G R A D A T I O N O F T H E P H Y S I C A L A N D N A T U R A L E N V I R O N M E N T S , N E W, T R A D I T I O N A L LY M A S T E R P L A N N E D A N D D E S I G N E D N E I G H B O R H O O D S , L I K E H A R T N E S S , P R O V I D E A H E A LT H I E R A LT E R N A T I V E . T H E E L E G A N T LY D E S I G N E D S T R E E T S W I T H S I D E W A L K S , T R E E S , H I S T O R I C ARCHITECTURE AND PLACES TO UNDERTAKE MANY OF THE TASKS OF O U R D A I LY L I V E S B E N E F I T O U R P H Y S I C A L H E A L T H A N D T H E H E A L T H O F T H E P L A N E T, B Y P R O V I D I N G A R I C H W A L K I N G E N V I R O N M E N T. THE QUALITY OF THE ARCHITECTURE IN HARTNESS IS LUSH AND M O R E A U T H E N T I C T H A N I N M O S T N E W N E I G H B O R H O O D S , I N P A R T, T O PROVIDE AN ELEGANT BACKDROP FOR THE WALKING EXPERIENCE. — R O G E R WO O D, HARTNESS DIRECTOR OF ARCHITECTURE

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RESIDENTIAL DESIGN HARTNESS GREENVILLE, SOUTH CAROLINA

DESIGN GUIDELINES

GENER AL LOT REQUIREMENTS

DRAINAGE

FRONT DRIVEWAY ACCESS

Drainage considerations for individual lots play an important part in the ecological balance of the

To maintain a consistent pedestrian environment along the streetscape, driveway curb cuts for front

community. If feasible, each lot should be graded such that all water drains from the lot towards

loaded lots should be a maximum of 12’ wide; anything wider will need to be considered by the

the street, alley, or common space. Each lot has a recorded 3’ wide drainage easement along the

Architectural Review Board on a case-by-case basis.

side lot lines to be utilized for such drainage. In no case shall water be directed onto another lot in concentrated flow. Roof and area drains shall be piped to infiltration sumps in approved locations on

CORNER LOTS

the lot unless common area drainage stub-outs are provided.

With regard to landscape improvements, corner lots shall treat both facades and elevations of the

LANDSCAPE & IRRIGATION

house which face the streets with equal care and consideration. Both facades and elevations are

Staying true to the environmentally friendly vision of Hartness, measures should be taken to reduce

shall be given in selecting plant material that will lend privacy to the home’s outdoor living spaces by

the amount of water used for irrigation purposes. Landscapes shall be designed utilizing drought

grouping evergreen trees and/or shrubs and walls/fences near the side property line.

“public” sides of the house to the degree that both elevations front on a street. Care and consideration

tolerant native plants and other species. Lawn grasses shall be used minimally. Drip emitter systems shall be used for all plantings with the exception of lawn grass, which may be irrigated by pop-up

OUTDOOR LIVING

stream rotor heads. Irrigation systems shall tie into the domestic water line on the downstream side of the meter. A double-check valve backflow preventer is required. Landscape plantings and irrigation

All outdoor living features must be approved by the ARB. These features include but are not limited to:

systems, once installed, will be maintained by Hartness. Homeowners may request that they self-

pools & spas, fish ponds, water fountains, trellis/overhead structures, fireplaces, and outdoor kitchens.

maintain enclosed private spaces. Hartness will not maintain private pools, spas, or water features.

For approved materials, please see the Hardscape & Landscape section of these guidelines.

SCREENING OF UTILITIES & REFUSE

LIGHTING

All heating, ventilating, and air conditioning units, utility meters, electric utility transformer boxes,

Exterior lighting will be used to illuminate the exterior spaces on each lot, providing function and

apparatus and fixtures on each lot including all refuse containers stored outdoors must be screened

security to each lot. The lighting should work to compliment the architecture without drawing

from view from streets, alleys and from neighboring lots. Plants used as screening should be

attention to the source. Lighting fixture will be shrouded to reduce glare and intrusion. Landscape

maintained by the lot owner so that the equipment, apparatus or fixture being screened is accessible

lighting shall be confined to the owner’s lot only with no direct illumination from such landscape

(wherever possible) by service personnel and meter readers. Plant material for this purpose shall be

lighting encroaching onto any other lot, or any other location beyond the boundaries of the lot.

evergreen only. Fence and masonry walls are allowed per Section C of the Hardscape & Landscape

Hartness is a dark sky neighborhood. All light fixtures shall be reviewed by the ARB. Excess building or

Design chapter of these guidelines.

landscape lighting may be rejected by the ARB.

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DEFINITIONS

Each lot has setback lines that define a minimum yard between houses, streets, and alleys. Lot occupancy areas have been identified in which houses shall be placed.

FRONT YARD SETBACK The front yard setback is the minimum distance between the exterior face of the structure and the front property line. Porches are allowed to encroach within this setback. Setbacks are delineated in the Lot Specific Standards.

SIDE YARD SETBACK The side yard setback is the minimum distance between the exterior face of the structure and the side property line.

REAR YARD SETBACK The rear yard setback is the minimum distance between the exterior face of the structure and the rear property line.

SIDE STREET OR SIDE ALLEY SETBACK The side street setback is the minimum distance between the structure and the street or alley right-of-way. This condition occurs only at corner lots.

ALLEY (where applicable)

STREET OR AL LE Y

SIDEWALK VERGE

SIDE STREET SETBACK

SIDE YARD SETBACK

LOT OCCUP ANCY

SIDE YARD SETBACK

REAR YARD SETBACK

FRONT YARD SETBACK SIDEWALK VERGE

STREET (or common area)

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GARAGE & DRIVEWAY ACCESS

Garages serving residential units may be accessed using one of the methods identified below. Maximum width of driveways are 18’ for a double garage and 12’ for a single garage. Three car garages are allowed upon approval by the ARB; however, they should be the exception and not the rule. No single door of a garage shall be wider than 9 feet when facing a public street. If a two car garage faces the street, two separate garage doors shall be used; however two car garage doors that are accessed by an alley may have an 18’ wide door. Corner lots with access to an alley must be accessed by the alley.

1 . A L L EY ACCESS: Access from the rear alley is the preferred method for garages. Garages that are accessed by an alley are set back per the Lot Specific Standards. 2 . SL I DE BY A:

Access to an attached garage located at the rear of the house.

3. SL I DE BY B:

Access to a detached garage placed behind the front façade.

4 . F RO N T LOAD AT T ACHED: Garage doors face the street. The garage must be set back a minimum 8’ from the front yard setback and set back from the front façade a minimum of 5’. (Maximum width of an attached garage with doors facing the street is 24’.)

5 . F RO N T LOAD AT T ACHED (IN T E R IOR SWIN G) : Garage doors face the interior of the property, creating a motor court in the front yard. This configuration requires architectural articulation along the face of the garage, from the street. (Specific example not shown, but similar to “Auto Court” example for Estate Lots.)

6. E STA TE LOT EXAMPLES : See next two pages for examples. * Driveway may be no more than 12' wide until 15' inside the lot measured from the lot line.

ALLE Y

STRE E T

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GARAGE & DRIVEWAY ACCESS — ESTATE LOT EXAMPLES

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GARAGE & DRIVEWAY ACCESS — ESTATE LOT EXAMPLES

( T h e r e ar e a l imit e d n umb e r o f lot s w h er e a 3 c a r g a r a g e w il l b e p e r mit t ed to fac e t h e st r e et. )

an c ill ary b uild ing s e t backs vary bas e d on s p ec i f ic lot co n d it ions

primary b uild ing co ord inat e loc at ion w it h arb

m e c h an ic al yar d

g at e hous e st ruc t ure w it h z e ro s et back l in e s front and rig ht

total z e ro s e tback f r o ntag e is 3 0% maxim um o f lot d im e ns ion

front porch w h er e us e d, s ug g est e d m in imum 3 0% o f fa c a d e a n d m in imum 8’ d ee p co n t in ue f r o n t wa l k to c ur b

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3’ - 6” to 5’ - 0” yar d wal l , fence, or h ed g e r e q uir ed

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LOT GRADING & DRAINAGE A . D R A IN A GE D I R E CTE D TOW AR D F R O NT O F LOT

e lop r S wale a e S R r Rea + Slope

Str eet

Swale

Slo pe

All

B. D R A IN A GE D I R E CTE D TOW AR D R E AR O F LOT

All

Str eet

Swale

Sw ale

Sl op

Slope

C . D R A IN A GE D I R E CTE D TOW AR D F R O NT AND R E AR O F LOT

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Swale

Sl op

Slope

All

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LOT CONDITIONS 0 % S LO P E S T U DY

3’-0” drainage easements each side of common property line

verge

curb

street

sidewalk

alley

verge

sidewalk

property line

alley

(SOME STREET WIDTHS MAY VARY)

ALLEY 16' PAVEMENT

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LOT CONDITIONS 5 % S LO P E S T U DY

3’-0” drainage easements each side of common property line

verge

curb

street

sidewalk

alley

verge

sidewalk

property line

alley

(SOME STREET WIDTHS MAY VARY) ALLEY 16' PAVEMENT

ALLEY 16' PAVEMENT

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LOT CONDITIONS 1 0 % S LO P E S T U DY

3’-0” drainage easements each side of common property line

verge

curb

street

sidewalk

alley

verge

sidewalk

curb

property line

alley

(SOME STREET WIDTHS MAY VARY) ALLEY 16' PAVEMENT

ALLEY 16' PAVEMENT

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LOT CONDITIONS 1 5 % S LO P E S T U DY

3’-0” drainage easements each side of common property line

verge

curb

street

sidewalk

verge

alley

sidewalk

curb

property line

alley

(SOME STREET WIDTHS MAY VARY) ALLEY 16' PAVEMENT

ALLEY 16' PAVEMENT

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DIVERSITY CODE

GENERAL NOTES 1. The intent of Hartness Diversity Code is to make Hartness look like a neighborhood of all custom designed houses while reusing some home designs multiple times, but in a manner that will enable elegant streetscapes without noticeable repetition of home designs. 2. The methods below, used to revise a home design from one design to another, while keeping the same basic floorplan, must make sense with respect to styles shown in the Design Guidelines. That is, if revising a style from a gable front roof to a hipped roof, one should consider making it a different style—for example—Colonial Revival to Shingle Style. 3. These are general guidelines. The ARB may create program lots where specific designs may be repeated in various ways in violation of these guidelines to serve specific place making purposes that the ARB believes will add value to the community. 4. The ARB is the final arbiter of the reuse of any home design, with or without modification, in Hartness.

THE DIVERSITY CODE A . PHA SE TO PHASE: (For this purpose, Phase 1A is a different Phase than Phase 1B. Phase 2 is a different phase from Phases 1A & 1B) 1. No house design shall be reused within a Phase except as noted in B below. 2. The same base house design may be used with different colors (other changes may occur as well) from one Phase to another as long as the design is not within line of sight on the street of another use of the house design. i.e. Any design may generally be reused from Phase to Phase if the colors of windows and wall materials are different from previous uses.

B. W I THIN A PHASE — 4 OF T HE 6 D E SIGN C HA R A C T E R IST IC S BE LOW M U ST B E D I F F E R E NT: 1. Massing of the House or Mass Type Different—i.e. parapet design vs. no parapet—addition or removal of “add on” elements like bay windows, porches, pergolas, false enclosed porches, etc. 2. Different Roof Massing/Form/Slopes—hipped vs. gable, bell cast vs. gable, etc. 3. Window Muntin Patterns—depending on the style of the house the window proportions may be required to be different as well. 4. Shutters vs. No Shutters 5. Different Porch Details—columns and beams, or different porch design—i.e. 1-bay vs. 2-bay vs. portico vs. full façade front porch vs. partial enclosure of a porch, etc. 6. Different Cladding Materials—siding vs. brick vs. stone vs. stucco.

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BUILDING TYPES COTTAGE SEE LOT SPECIFIC STANDARDS FOR SETBACKS, ARCHITECTURE, & SITE REQUIREMENTS

Co n d en s e r S c r ee n e d f r o m V iew

T r as h E n c lo s ur e S c r ee n f r o m V iew

P r ivat e O ut d o o r L iv in g o r par k in g co urt

wa l l o r Fence

FACADE

s ug g est e d St r e et

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BUILDING TYPES COTTAGE SEE LOT SPECIFIC STANDARDS FOR SETBACKS, ARCHITECTURE, & SITE REQUIREMENTS

Co n d en s e r S c r ee n e d f r o m V iew

al l ey Lot D im e n s io n

d r iv e way

Sod

FACADE L an d s c a p e in co mm o n a r e a St r e et o r C o m mo n a r e a

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BUILDING TYPES COTTAGE SEE LOT SPECIFIC STANDARDS FOR SETBACKS, ARCHITECTURE, & SITE REQUIREMENTS

d r iv e way

a l l ey Lot D im e n s io n

Sod

Wa l l o r F e nce SUGGESTED

T r as h E n c lo s ure

Co n d en s e r s S c r ee n e d f r o m V iew

P r ivat e Porch

O ut d o or S pac e

St r e et

FACADE

Wal l , F e n ce or h ed g e s ug g est e d at f r o n tag e (s )

en t r an c e wa l k

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BUILDING TYPES VILLAGE HOME Lot D im e n s io n

SEE LOT SPECIFIC STANDARDS FOR SETBACKS, ARCHITECTURE, & SITE REQUIREMENTS

Gat e al l ey

Re cycl e and re fus e w it h 5’0” fe nce or

Lot D i m ensi o n

yard wal l

FACADE

M e chanic al yard C h imney m ay en croach 2 ’ maxim um in to re quire d

FACADE

s i d e yard wal l , f e n c e o r h ed g e r e q uir ed s ur r o un d in g P r ivat e s pac e

FACADE

s ug g est

wal l , fe nce or

Co n t in uin g f r o n t

h ed g e s ug g est e d e nclos ing

wa l k to c ur b

front yard

S it e P l an

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BUILDING TYPES VILLAGE HOME

L an e

SEE LOT SPECIFIC STANDARDS FOR SETBACKS, ARCHITECTURE, & SITE REQUIREMENTS

Lot D im e n s io n

d r iv e way

wa l k way

E v e r g re e n B uf f e r R e q ui re d

P r ivate Lot D i m ensi o n

O ut d o o r S pa c e

Co n d en s e rs S c r ee n e d from View

Wal l , F e n c e o r

pav e r o r

h ed g e s ug g est e d

sto n e Wal k way

at f r o n ta g e ( s )

R e q uir ed Co mm o n A r e a

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BUILDING TYPES ESTATE HOME SEE LOT SPECIFIC STANDARDS FOR SETBACKS, ARCHITECTURE, & SITE REQUIREMENTS

A l l ey

U t il it y ya r d

P r ivat e Str ee t

o ut d o o r s pac e

s c r ee n r e q uir ed f o r co n d en s e r s

FACADE

wal l , fe nce or he d g e s ug g est e d at al l frontag e s

St r e et o r G r ee n st r e et

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BUILDING TYPES Lot D im e n s io n

ESTATE HOME SEE LOT SPECIFIC STANDARDS FOR SETBACKS, ARCHITECTURE, & SITE REQUIREMENTS

A n cill ary b uild ing w it h z e ro r ear and s id e build to l ine s

M e c h a n ic a l ya r d

P r ivat e

Primary

S pac e

build ing

A uto

Lot D i m ensi o n

Co urt

coord inat e lo c at ion w it h ARB

G at e hous e st ruc t ure wit h z e ro build -to l i ne s front and rig ht

Total z e ro s e t back f r o ntag e is 3 0% maxim um of lot d ime ns ion f o r a cce ss ory st r uc t ure s & s ug g est Co n t in uin g f r o n t wa l k

St r e et

g arag e s

s it e pl a n

to c ur b

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BUILDING TYPES CARRIAGE HOUSE SEE LOT SPECIFIC STANDARDS FOR SETBACKS, ARCHITECTURE, & SITE REQUIREMENTS

LOT d im e n s io n Co n d en s e r s s c r ee n e d f r o m v iew

G at e

LOT di m ensi o n

Privat e

FACADE

out d oor s pace at s id e , front, or re ar

G at e Pav e r s r eq uir e d

St r e et

f o r f r o n t wal k an d d r iv e way

ALT. FACADE

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BUILDING TYPES RETREAT

str ee t

SEE LOT SPECIFIC STANDARDS FOR SETBACKS, ARCHITECTURE, & SITE REQUIREMENTS

b r id g e

balco ny

FACADE

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BUILDING TYPES LIVE/WORK SEE LOT SPECIFIC STANDARDS FOR SETBACKS, ARCHITECTURE, & SITE REQUIREMENTS

Lot D im e n s io n

ALLEY

Par k in g st r uc t ur e o r s pac es P r ivat e s pac e Co n c ea l m e c h a n ic a l un it s wa l ls r e q uir ed R esi denti a l F lo o r s

Stu di o spa c e

w it h in lot

LOT di m ensi o n

fence or

3’ - 6” balco ny s ug g est e d f o r 7 5% m in imum o f fa c a d e

FACADE

s e t ba c k

pav e r s s ug g est e d f r o m f r o n t wal k to c ur b

st r e et

s it e pl an

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BUILDING TYPES MIXED USE SEE LOT SPECIFIC STANDARDS FOR SETBACKS, ARCHITECTURE, & SITE REQUIREMENTS

Lot D im e n s io n

5’ - 0” wal l o r fe nce

PARKING STRUCTURE SOME MIXED USE BUILDINGS IN THE VILLAGE CENTER MAY BE 4 -5

OR SPACES

r equire d A l l ey

to al ley

STORIES TALL AND A DIFFERENT AESTHETIC THAN SHOWN HERE

SUGGESTED

M e c h a n ic a l

Lot D i m ensi o n

b uild -to l ine

3’ - 6” Balcony SUGGESTED for 7 5% m in imum of fr ont fac a de (Ind ivid ual

un it s to b e

un it s) and 5 0% of

s c r ee n e d

s id e fac ad e

3’ -6” Balcony SUGGESTED for 7 5% m in i m um of fr ont

Ground floo r use varies by

fa c ad e (Ind ivid ual

FACADE

unit s )

loc atio n SUGGEST STREET

Ext e n d ING s id e wa l ks to st r e et

S it e pl an

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BUILDING TYPES TOWNHOME SEE LOT SPECIFIC STANDARDS FOR SETBACKS, ARCHITECTURE, & SITE REQUIREMENTS

Lot D im e n s io n 5’ -0” wal l r e quire d to al ley

A l l ey Primary e n tr a nc e fa c es street or at g r e en str ee tS f e n c e o r wal l

wal l or

r e q uir ed f r o m

fe nce

al l ey to r e a r o f

r e quire d

b uil d in g

P r ivat e

Lot D i m ensi o n

s pa c e

3’ - 6” Corne r Balcony SUGGESTED for 7 5% m in imum of fr ont

FACADE

fa c ad e and 5 0% of s i d e fac ad e

Balco n ies a n d

S it e pl an

Pav e r s

sto o p s en c r oac h

SUGGESTED

s e t ba c k

f r o m s id e wal k to c uR b

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BUILDING TYPES TOWNHOME SEE LOT SPECIFIC STANDARDS FOR SETBACKS, ARCHITECTURE, & SITE REQUIREMENTS

2 c ar g arag e A l l ey

u nd e r roof

A djac en t

A djace nt

un it

unit

6’ wal l maxim um

Gril l are a

G at e

FACADE

T r ee s in co mm o n

3’ - 6” - 5’ - 0” wal l or f e n c e a r o un d privat e o ut d o o r space

ar e as + / - 1 0’ Co urt yar d

S it e pl a n

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BUILDING TYPES TOWNHOME SEE LOT SPECIFIC STANDARDS FOR SETBACKS, ARCHITECTURE, & SITE REQUIREMENTS

Lot D im e n s io n

5’ - 0” wa l l r e q uir ed

A l l ey

to al l ey

M e c h a n ic a l un it s to be s c r ee n e d w it h l iving Lot D i m ensi o n

f e n c e , h ed g e , wal l , or

3’-6” Co r n e r Balco ny su g g est e d f o r 7 5%

f e n c e – 5’0” hig h

5’ S id e b uil d -to l in e s ug g est e d

m i nimum o f f r o n t fa c a d e a n d 50% o f s ug g est S e tt ing

s id e fa c a d e

f r o n t fac ad e to w it hin 1 5’ o f pr o p ert y l ine P r ivat e s pac e ( s e t ba c k to fac ad e )

FACADE

wal l r e q uir ed, 3’ - 6” MIN – 5’ -0” MAX

G at e Ext e n d f r o n t

S it e pl an

wa l k to c ur b

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ARCHITECTURAL STYLES COLONIAL REVIVAL

Inspired by the Centennial of 1876, the Colonial Revival thrived due to America’s affection for its Colonial past, as exemplified by the English and Dutch houses of the Atlantic Seaboard. In part a reaction to the excesses of Victorian architecture, Colonial forms include simple saltbox massing, L configurations, cat-slide roofs, and Vernacular elements. Wings and additions often occur that are subordinate in scale to the primary mass of the structure. Rooms are usually larger than their authentic Colonial predecessors and are graciously accommodating. Facades may contain front-facing gables treated in a decorative manner. Roof forms are varied in the Colonial Revival, and range from steep Georgian types, shallow Classical types, hips, hipped gables, gambrels, cat-slides, and Southern Vernacular types. Dormers are common features. Beautiful chimneys centered on gable ends terminate roof lines. Full front porches are frequently seen, but not as often as side porches and trellises, which often take on the quality of outdoor rooms. Ceiling heights are always generous. Windows are larger than the historic prototypes of early years—Americans were not about to give up the light to which they had become accustomed in the Victorian period. Refined stylistic detailing includes Colloquial, Georgian, Federal, Regency, and Classical Revival elements such as columns and pilasters, fretwork railings, entablatures, broad casings, story course, and bas-relief. Exteriors are finished in wood-shingle siding, mitered lap siding, wood mould brick, and worked stone. Roofs are slate, wood shingle, French tile, and standing seam metal. Some Colonial Revival buildings are quite decorative with Classical applique featuring urns, garlands, and grotesques. Other Colonial Revival buildings are hybridized with the Craftsman style and feature straightforward construction detailing such as out-lookers supporting broad eaves, plain Tuscan columns with no base or capital necking details, and post-and-beam casings. Not all Colonial Revival houses are so freely adapted from various sources. Austere, authentic examples exist that are almost indistinguishable from their antecedents, leaving one to ponder their construction date. James Means, a twentieth-century Atlanta architect, designed the Plantation Plain houses across the state of Georgia with great sophistication, while his colleagues Neel Reid and Philip Trammell Shutze designed inventive and decorative homes that stand at the apex of Southern style. The typical exterior siding, trim, and sash colors of Colonial Revival houses are white, bone, and cream, with dark green or black shutters and the occasional red door. Wood shingles are natural, stained grey or Jacobean brown. Smooth wood-mould brick in the red to earth range, and occasionally, buff to taupe range is complemented with grapevine or lightly raked mortar joints, stone is coursed or random and features flush, raised bead, or lightly raked mortar joints.

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ARCHITECTURAL STYLES COLONIAL REVIVAL

Gable Quarter round Pilaster Corner

pedimented Mitre Corner

Gable end chimney Divided lite over plate glass, plank shutters

Panel with cutout shutter

Dormer innovated for Space Authentic dormer

French

Ganged Windows

Loggia with trellis work

Porch expressed as outdoor room

Dutch

Classical Porch

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Plank with transom

8-Panel with Adam style transom

6-Panel with fan lite and side lites

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ARCHITECTURAL STYLES ENGLISH VERNACULAR

The style known as English Vernacular was popular from the mid 19th century and reached its apex in the 1920s and 1930s, when it rivaled the Colonial Revival in popularity. The styles grew out of the English Arts and Crafts movement as a reaction to the grandiose, and often fake qualities of houses produced during the Industrial Revolution. The simple English cottage, handmade, picturesque, and honest had at last come of age with works by Philip Webb, C.F.A. Voysey, and Charles Mackintosh. The French Eclectic style was contemporary with the movement; the chief distinction being the inclusion of steep hip roofs and conical towers such as can be seen in the house of the landed gentry in Brittany and Normandy. The style borrows heavily from late medieval prototypes in England that are Elizabethan or Jacobean (late 1500s through the early 1600s); hence, the label Tudor is often applied. Numerous examples exist in most of the United States and can be seen in the grand manor houses of the super wealthy and in the more modest homes of classic neighborhoods. Architect-designed houses display very rich and calculated detailing; many more examples of this style were probably conceived on a napkin or bought out of plan book. A steeply pitched side-gabled roof with a decorative front facing gable(s) is the hallmark of the style, although frequently, the forms are composed of hip roofs. The composition is almost always asymmetrical, with occasional pairings of mirror image sweeping gables. Windows, either single or ganged, are vertically proportioned casements with small square or diamond panes. More common windows are the six-over-six double-hung, that are typically found on modest examples. Entry ways are sometimes plain with stone or brick detailing, or may feature more ornate hoods or bracketed stoop covering. Doors are French, plank, or ornate, Jacobean-inspired paneled types. Porches feature chamfered posts and turned detailing, and are usually heavy timbered and frequently pegged together. Other varieties are loggia types with Roman and pointed arches executed in stone and/or brick. Siding varieties are numerous: rough-sawn horizontal siding, bark-edge siding, and wood shingles. Half timbering is common. Masonry work usually features wood-mould brick in various bonds, stonework, either coursed or random, and roughcast stucco. “Ruined” stone base with brick above express a faux archaeology, common to the style. Roofs are wood or slate shingled. Colors range from neutrals to Jacobean browns. Windows sashes are dark, often black, though many Tolkien-esque versions of the English Vernacular may recall the white washed and child-like purity of Cotswold cottages.

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ARCHITECTURAL STYLES ENGLISH VERNACULAR

Diamond Pane with Segmented arch

Shed Dormer with Diamond Panes

Prominent Chimney

Paired casements with center post

Half Timbering Double Hung with Jack Arch Loggia with Pointed arch “Ruined” Foundation treatment

Carved Posts Pointed Arch

Jacobean Pattern with wood Lintel

Stoop with timber posts and turnings

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French with worked Stone Surround

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ARCHITECTURAL STYLES FEDERAL

The Federal or Adam Style was prevalent in the South from about 1780 through 1820, although in provincial locations, its influence lasted until around 1840. The style is derived directly from Classical Roman examples of antiquity rather than Renaissance Europe. Young America identified itself and its government with that of Republican Rome, with a parallel movement occurring in France. The refined ornament discovered in the archaeological digs at Pompeii heavily influenced the English architect Robert Adam in the development of the new style. Architects such as William Jay of Savannah further developed the style. Simple, austere massing and Vernacular forms are decorated with delicate classical detailing, frequently featuring the Doric order with decorated cornices, pedimented fenestration, fine modillions and mutules (toothlike ornament) under the cornice, and entrances with fan lights and sidelights. Chimneys in provincial locations are awkwardly domestic and prominent, while in urban locations, they are minimally formalized. Exterior cladding materials are usually clapboards but are sometimes fine brickwork with cut jack arches and keystones. Classical detailing is deliberately scaled down. Facades are intentionally understated and plain. Emphasis in placed on the frontispiece and on the fine tailoring of the building. First-floor ceiling heights typically start at about 10’ and are lower on upper floors. Windows are large and regularly spaced. Paint colors for siding, trim and sashes are typically white, cream and light grey with shutters being tinted black. Wood-mould brick is in the red to earth range.

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ARCHITECTURAL STYLES FEDERAL

Modillions/ Dentils Full Entablature

Elliptical Window

Jack Arch

Arch Lintel

Parapet Corner Pilaster

Double Hung Sash Window

swag Motif

Attic Window Elliptical Arches Floor Length Window

Piano Nobile

Iron Balcony

Palladian Window

Acroterion

Arched Transom

Classical Order

Engaged Columns

Austere Symmetrical Form

Gothic Transom Regency Iron Work 3/4 french

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Fan Lite with Side Lites

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ARCHITECTURAL STYLES GREEK REVIVAL

Of the Romantic styles favored in the nineteenth century, perhaps none was more popular than Greek Revival. Dominant from about 1830 to 1860 in the South, the style symbolized the affinity Americans felt with the ideals of Greek democracy. The style was easy to construct in wood or masonry due to its Spartan forms and details. Forms are boxy with consistent cornice lines and low-pitched gabled or hipped roofs. Gables can be front, rear, or side-facing. As usual in the South, Greek detailing and entire front porticos are often married to Vernacular forms, sometimes taking the form of a classical billboard, one of the more charming aspects of Southern native architecture. Porches vary in prominence, being either the fabled Southern full-width two-story version, the less ostentatious one-story version or even the smaller stoop variety, which is equally dignified. Fenestration features rectangular sashes and doors with bold, plain casings and horizontal cornices. Chimneys, being non-Classical, are thoroughly de-emphasized. Columns that are always round in true Greek architecture are usually simplified into delightful square adaptations. Classical details are large and bold as opposed to the mild-mannered Adam Style, with wide, prominent entablatures with Greek Doric columns being the main hallmark of the style. When decoration is desired, it is executed with Greek key fretwork, carved anthemion, and egg-and-dart mouldings. Paint colors for siding and trim are typically white, cream, and light grey with shutters tinted black. Windows sashes are white or black. Wood-mould brick is in the red to earth range. Examples exist from the early twentieth century of Greek Revival forms heavily influenced by the Craftsman Style. They tend to take on the form and detailing of Etruscan and Minoan temples with their direct structural expression.

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ARCHITECTURAL STYLES GREEK REVIVAL Rosette

Decorative Iron Grill

Dentiled Brick work

Attic window

Casing

Low Pitched Roof

Casing Resembles Post & Lentil

Exaggerated Entablature with windows

Plinth

Bold Entablature

Operable Shutter w/ Control Rods 6 over 6 Sash window

Floor Length Triple Hung Windows

Guttae

Corner Pilaster

Entablature

Ears

Fluted Greek Doric columns Square column with Recessed Panel

Regency Fret Work

Pilasters

Greek Key Motif 5 Panel Door

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2 Panel Door w/ Side Lite and Transom

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ARCHITECTURAL STYLES ITALIANATE

The Italianate Style became popular in America around 1840 and flourished especially rapidly in the 1850s. As its name implies, the Renaissance houses of Italy are its inspiration. The style is picturesque or romantic as opposed to the more disciplined Adam Style and Greek Revival Style. Broad, bracketed cornices on shallow hipped or gabled roofs, attic windows, tall windows that are frequently arched and clustered, iron balconies, massive entrance doors, clustered porch columns, Renaissance details, and tall ceilings are hallmarks of this style. Facades may be symmetrical and somewhat dignified, or asymmetrical, with a casual, rural quality. Chimneys are usually internal to the building mass. In the South, there are many interpretations of the style executed in wood, with Renaissance-style ornament “vernacularized”, or adapted to local skill levels. Versions that are very easy to construct exist. This is true especially when the building material in brick, for then fundamental masonry techniques are used such as full or segmental arches, lintels, and load-bearing walls. Paint colors for siding, trim, and sashes are typically earth tones with emphasis on browns, terracottas, and golds. Trim colors and sashes are usually painted darker that the siding. Wood-mould brick is in the red to earth range.

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ARCHITECTURAL STYLES ITALIANATE

Front Gable or hip

Jack Arch & 6 over 6 Sash

Asymmetrical Form

Segmental Arch & 2 over 2 Sash

Paired Brackets

Segmental Arch

Wide Frieze Side Wing Roman Arch Round Classical or Square Chamfered Columns

Rounded Architrave

Vents Double Doors with Diagonal Tongue & Groove

Stoop

Transom & 5 Panel Door

Pier

Corbelled Brickwork

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4 Panel door with Arched Panels

3/4 French Door

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ARCHITECTURAL STYLES SHINGLE

A uniquely American phenomenon, the Shingle Style evolved primarily in the coastal resorts of the Northeast, and tended to be nurtured by high-style architects such as Henry Hobson Richardson and firms such as McKim, Mead, & White. The style borrows from a variety of sources and inspirations including the Medieval forms of the Queen Anne Style featuring shingle siding and asymmetrical designs; the early American forms of the Colonial Revival, featuring gambrel roofs, rambling additions, Classical columns and Palladian windows; and the contemporaneous works of H.H. Richardson that emphasize irregular, sculpted shapes, Romanesque arches, and lower stories in stone. The style demanded a highly skilled architect; hence, it is rarely found in areas with only moderate wealth. It is masterly in its composition and detailing. The Shingle Style is so called due to the shingle siding that gives the structures their character. A variety of forms are skillfully and randomly merged, and the wood shingles are literally sheeted, forming something like a continuous skin on the building. Dramatic and complex gables, stout dormers, eyebrows, ganged windows, broad porches, emerging tower forms, and rather chunky forms are common to the style. Deep lines are formed with horizontal cornices and projecting upper stories. Windows and doors tend to be squat or horizontal in proportions as do bay windows and Palladian windows. Chimneys are simple and tapered, sometimes with vertical grooves and offsets to contrast with the horizontal forms of the building. The massing of the style is self-conscious as opposed to Vernacular styles, which are built for utility and climatic conditions. The style prizes ambiguity of form, and it is often difficult to determine the primary mass of the structure. Clarity of form is shunned. Forms are most often innovative. As with Colonial Revival, rooms are generous in size and are designed to be free-flowing, airy, and casual in arrangement. Roofs are generally wood shingles, French tile, or slate. Siding is always wood shingle in natural, Jacobean brown, or earthy stains. Trim is simple and is white, green, or pitch colored. Some buildings are entirely monochromatic with no distinction made between siding and trim. Foundations and chimneys are either fine red brick or stonework. Often the entire first story is rendered in coursed or random stonework that features flush or raised bead joints.

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ARCHITECTURAL STYLES SHINGLE

Eyebrow Simple Chimney

Single panel w/upper lite and side lites

Asymmetrical Composition Varying Overhangs

4 Panel

Gabled Dormer

Continuous Sill Hipped Dormer

Classical Column w/ picket Rail

Recessed Decorative

Plate Glass

Columnettes

Diamond pane over plate glass

Solid Railings

Bulls Eye W/ Key

Palladian Window

Shingled Pier

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Stone Pier

Divided lite over plate glass

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ARCHITECTURAL STYLES

B L E N D I N G T H E O L D W I T H T H E N E W. . . During the first five years of development of Hartness, each of the styles have been built at least once. Each new completion offers its own unique variation, much the same way that American architecture has evolved over the years. This is due to a combination of architect, builder, owner, the specific nature of the selected lot, and the various building and zoning codes that shape the physical environment. While many of the designs are rooted in traditional American architecture, most of the houses built in Hartness have taken on a more updated quality to go with the availability and costs of materials as well as the owner’s preferences. Some styles are more popular than others, but each provides an elegant diversity to the neighborhood, resulting in a visual richness only seen in historic districts of towns, villages, and cities along the eastern seaboard states.

GREEN STREET

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COTTAGE COURTYARD

MODEL ROW

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ARCHITECTURAL STYLES

COLONIAL REVIVAL

ENGLISH VERNACULAR

FEDERAL

LOT 1 0 — 2 0 9 R E M B E R T ST R E E T

LOT 3 — 2 0 0 R E M B E R T ST R E E T

LOT 3 9 — 7 B R I STOW D R I V E

GREEK REVIVAL

ITALIANATE

SHINGLE

LOT 4 9 — 1 0 4 O D E L L ST R E E T

LOT 6 — 2 0 1 R E M B E R T ST R E E T

LOT 1 4 — 3 07 B Y I N GTO N D R I V E

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YES/NO In the world of extraordinary historic and new traditional architecture, there are suitable ways of assembling the exterior elements of a building. The diagrams on these two pages show how to achieve these key elements of the facade.

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YES Classic Design

NO Cute Store Bought Bric-A-Brac

YES Authentic Capital Classic

NO Crown mould and chair Rail are inappropriate

YES Authentic

NO “Stock” Victorian

YES Simple

YES Shutters close over windows thoughtful details

NO Shutters and flower box too narrow

YES Entablature (beam) and column face align

NO Entablature is beyond column face

YES Wide simple casings Authentic divided lite

NO Brick Mould pop-in or GBG GRILLES

YES Operable Louvered shutters

NO Nail-on “cathedral” top faux graining

YES To Scale Authentic

YES Authentic to scale detailing

NO Cornice too heavy pilasters too bulky

YES Cornice Flashed

NO Cornice Roofed

YES Classic Composition

NO Cute Store Bought Bric-A-Brac

YES Proper Cornice

NO Modern Bird Box

YES Authentic Panel Arrangement

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NO Panels Inauthentic

YES Simply Crafted

NO Turned Parts “Stock” Look

NO Pretentious in-authentic

NO Modern Panel Design

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YES/NO

YES NO Cut Voussoirs

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YES Voussoirs support arch Large Stones at corners

NO No means of support

YES Cut jack arch

NO Non-Historic field jack Arch

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YES Simple Mass

NO Overly dominant roof

YES Simple Composed proportional

YES Good Foundation condition

NO Stepped foundation inappropriate

YES Calm Composition

NO Overly dominant roof with double opening

NO Visual Chaos, trendy , lack of discipline

YES Substantial drip and floor band

NO Insubstantial drip and lack of floor band

YES Low Proportions

NO Form Too Dominant

YES Simple Pickets and Post Relate

YES Proper tapered chimney

NO Canilever not traditional niche is inappropriate lack of taper

YES Traditional Foundation

YES Mitered Shingles

NO Cornerboard not authentic

YES Proper Siding

NO Store Bought dog ear boards

NO Modern foundation treatment

NO lap siding too wide cornerboard too narrow

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THERE ARE SO MANY MAGICAL THINGS HAPPENING HERE E V E R Y D A Y, T H A T W I L L C O N T I N U E T O H A P P E N O V E R T I M E . — R O G E R WO O D, HARTNESS DIRECTOR OF ARCHITECTURE

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HARDSCAPE & LANDSCAPE DESIGN HARTNESS GREENVILLE, SOUTH CAROLINA

DESIGN GUIDELINES

INTRODUCTION

The following sections are intended to guide architects, landscape architects and designers developing plans for the exterior spaces of homes within the Hartness community. As mentioned previously in this document, the Hartness village neighborhoods are to be visually cohesive, while providing infinite variety and nuance. The individual homesites should be designed in tandem with the architecture and the adjacent properties and common spaces, so that each house sits in harmony with its landscape and the surrounding neighborhood. Exterior vertical structures and landscape plantings are to blend with and complement the building architecture. Exterior hardscape materials are to be of high quality and as much as possible, natural to the region, avoiding faux and simulated products. Finally, landscape designs are to avoid being loud or overly busy and should strive for understated elegance while providing low maintenance seasonal interest and fragrance.

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PATIOS Patios will be surfaced and will provide a connection to the primary structure. Patios are encouraged to enhance the outdoor living area and landscape as a continuation of the interior of the dwelling. The location and materials for patios must be submitted for review and approval by the Architectural Review Board. All exposed edges of patio stone must have a finished edge (not sawcut).

ENCOURAGED • brick • cut natural stone • natural stone

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APPROVED

NOT APPROVED

• washed finish concrete (exposed aggregate) with decorative formwork • concrete slabs (>20 square feet must be separated and bordered by decorative bands of approved materials) • compacted gravel with fine aggregate • grass paver

• stamped concrete • colored concrete • rock salt concrete finishes • plastic edging • retail grade concrete stepping stones • asphalt • concrete pavers (Belgard, Hanover, etc.) • composite wood

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PATHWAYS A connection from the street and/or common area sidewalk to the primary structure is required. Pathways and walkways must provide a landing from any porch steps accessing the street or common area sidewalk. Pathways should extend to the curb. The front walkway should be 4’ wide. Pathway geometry and materials shall complement the residential structures and surrounding landscape. If pathways to trash enclosures are adjacent to or connected to driveway aprons, they must use the same materials as the driveway apron. Black or brown flush steel edging is required to contain aggregates. Locations of all pathways and all material specifications must be submitted for review and approval by the Architectural Review Board.

ENCOURAGED

APPROVED

NOT APPROVED

• brick pavers (Pine Hall pavers: English Edge Cocoa, Dark Accent or Autumn; Old Series Mocha, or Mill) • cut natural stone • natural stone

• washed finish concrete (exposed aggregate) with decorative formwork • compacted gravel with fine aggregate • individual concrete slabs less than 10 square feet (light broom finish, natural gray concrete segregated by 3-1/2” gaps filled with plantings or aggregate)

• stamped concrete • colored concrete • rock salt concrete finishes • plastic edging • retail grade concrete stepping stones • asphalt • mulch or wood chips • wood decking • landscape timber • concrete pavers (Belgard, Hanover, etc.) • composite wood

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DRIVEWAYS Driveways, driveway aprons, and guest parking areas must be hard surfaced to the alley or roadway. On alleys, driveway aprons shall extend 7.5’ from the edge of the pavement; on roads, aprons shall extend to the sidewalk (or 7.5’ if no sidewalk). A 6”W x 12”D concrete flush ribbon curb is required along all driveway aprons adjacent to alley paving. The existing asphalt shall be sawcut to create a smooth straight edge for the curb. Concrete curb shall be 4,000 PSI with light broom finish, and must be set to meet final paving. All fine aggregates shall be minimum 2” deep and placed on a compacted crushed stone base with steel edging. Pavers shall have edge restraints. For driveways accessing alleys, a 3’ minimum buffer between the driveway and side lot boundary is required for installing zoysia turfgrass or ground covers. The driveway location and material specifications must be submitted to the Architectural Review Board for approval.

ENCOURAGED • brick pavers rated for vehicular traffic (Pine Hall pavers: English Edge Cocoa, Dark Accent or Autumn; Old Series Mocha, Tavern, or Mill • cut natural stone pavers (mortared on concrete base) • cobblestone • washed finish concrete (exposed aggregate) with decorative formwork

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APPROVED • individual slabs less than 100 square feet segregated and bordered by decorative bands of approved materials (light broom finish, natural gray concrete) • grass pavers • gravel paver or aggregates (not approved for driveway aprons) • natural gray, light broom finish concrete strips with landscaped medians

NOT APPROVED • stamped concrete • colored concrete • rock salt concrete finishes • plastic edging • asphalt • mulch or wood chips • concrete pavers (Belgard, Hanover, etc.)

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WALLS Walls will be designed as an extension of the architecture into the yard space to unify the total composition. Walls may be used to screen outdoor living spaces, outdoor storage areas, trash/recycling areas, meter areas and condensers. Walls shall be constructed of durable materials, capable of weathering gracefully. Walls must contain gates of same trim quality of building. Retaining walls may be used where appropriate to grade conditions, and must be approved by the Hartness ARB on a case by case basis.

OPTIMAL HEIGHTS: Front (includes street frontage returning to the house facade): 2’6” Side when fronting a public way: 2’6”–6’0” Side, interior, rear, courtyard: 6’0”

ENCOURAGED • dry stack stone • brick masonry (capped with brick only) • mortared field stone • stucco

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APPROVED • architectural concrete finish

NOT APPROVED • vinyl • PVC • pre-finished aluminum • EIFS • wood • modular block (Keystone, etc.) • concrete • railroad ties • landscape timbers

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FENCES Fences will be designed as an extension of the architecture into the yard space to unify the total composition. Fences will be used to screen outdoor living areas, outdoor storage areas, trash/recycling areas, meter areas and condensers. To be constructed of durable materials, capable of weathering gracefully. Fences must contain gates of same trim quality of building. Living fences may have wooden posts and rails with heavy gauged goat wire mesh.

OPTIMAL HEIGHTS: Front (includes street frontage returning to the house facade): 2’6” Side when fronting a public way: 2’6” Side, interior, rear, courtyard: 6’0”

MAXIMUM HEIGHTS: Front: 3’ Side when fronting a public way: 8’0” (Over 6’ the top 2’ must be lattice or pickets) Side interior rear: 8’0” (Over 6’ the top 2’ must be lattice or pickets)

ENCOURAGED • picket fence with brick or stone piers • wood

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APPROVED • wrought iron • steel • living fence • cellular PVC (AZEK or similar)

NOT APPROVED • chain link • vinyl • PVC • pre-finished aluminum • EIFS • stained barricade fencing • split rail • stockade fencing • prefab wood • prefab brick • railroad ties • landscape timber

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PLANT CHARACTER The landscape at Hartness is to be considered holistically, without property lines, in an effort to keep it free of toxins and as ecologically healthy as possible. Planting within Hartness will be selected primarily from species native to the region, supporting native birds and pollinators, or from heritage landscape plants of the South that are proven to thrive and to not be invasive. Other edible plant materials conducive to growth in the area, shall be used. Emphasis will be placed on selecting the right plant for the right spot, thereby creating landscapes that are easily maintained without the use of pesticides and fungicides or excessive irrigation or pruning requirements. Lawns will be discouraged and limited to primarily internal courtyard spaces. Lawns should have meaningful application and purpose; only turf-type grasses appropriate to the region are allowed. Public facing landscapes should be designed in a way that engages the fabric of the neighborhood rather than being loud and garish. All landscape plans must be submitted for approval by the ARB.

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All unpaved areas are to be vegetatively landscaped. Exposed mulch areas are to be 70% covered in 2 years for front yards and streets, and 90% covered by vegetation within 5 years elsewhere, and maintained thereafter. Select shrubs and shrub varieties that will not overgrow the location at maturity. Space plants to allow for plants to grow together where appropriate, and not be misshapen by pruning. Shearing will not be allowed except for formal clipped hedges. All plantings shall be mulched with double-ground partially decomposed wood mulch at depth of 3” for trees and shrubs, and 2” for ground covers. Mulch depth shall not exceed 5”.

The following common landscape plants are known to be invasive in this region and will not be allowed: Berberis thunbergii-Japanese Barberry, Eleagnus pungens- Thorny Eleagnus, Euonymus alata-Burning Bush, Hedra Helix-Englis Ivy, Mahonia bealei-Leatherleaf Mahonia, Nandina domestica- Nandina, Pyrus Calleryana bradford-Bradford Pear, Spirea japonica-Japanese Spirea, Vinca minor and major-Periwinkle. Any species listed on the following website: wwww.se-epp.org/southcarolina/Publications/InvasivePlantsBooklet.pdf

low ground cover

small shrubs, ornamental grasses or perennials

small ornamental tree (optional)

low ground cover

evergreen shrubs against house

In addition many plants such as Red Tip Photinia and Indan Hawthorn have become vector of pathogenic plant diseases and are also not permitted. Use ornamental roses with caution specifying disease resistant cultivars. ¬

FOUNDATION PLANTING In front yards, foundation planting should be used to enhance the street frontage of each lot and give seasonal interest. Select evergreen shrubs to be planted adjacent to the house foundation to provide an aesthetically pleasing appearance during all seasons. Foundation plantings should have taller plants in the back and lower plants in the front.

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PLANT PALETTE SHADE TREES DESIGN INTENT: In relation to the streetscape, shade trees should fill in voids between houses and help define a pattern along the streetscape. The intent is that the plantings are primarily made up of native species. While these are recommended species of shade trees, the plant palette is not limited to this list. All plant lists must be approved by the ARB.

BOTANICAL NAME

COMMON NAME

Acer barbatum Acer saccharum ‘Legacy’ Ginkgo bilobo* Liriodendron tulipifera* Nyssa sylvatica Quercus alba* Quercus bicolor* Quercus lyrata* Quercus nuttalli* Taxodium distichum

Southern Sugar Maple Legacy Sugar Maple Ginkgo Tulip Poplar Black Gum White Oak Swamp White Oak Overcup Oak Nuttall Oak Bald Cypress

* Use caution due to size

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PLANT PALETTE UNDERSTORY (ORNAMENTAL TREES) DESIGN INTENT: Understory or ornamental trees should be used as interior interest to transition the scale from the house to the shade trees and streetscape. The intent is that the plantings are primarily made up of native species. While these are recommended species of understory trees, the plant palette is not limited to this list. All plant lists must be approved by the ARB.

BOTANICAL NAME

COMMON NAME

Amelanchier spp. Asimina triloba Carpinus caroliniana Cercis canadensis Chionanthus virginicus Cladrastris lutea Cornus florida ‘Appalachian Spring’ Halesia diptera Magnolia virginiana Oxydendron arboreum

Serviceberry Pawpaw Ironwood Redbud Fringetree Yellowwood Dogwood (disease resistant variety) Silverbell Sweetbay Magnolia Sourwood

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PLANT PALETTE SHRUBS DESIGN INTENT: The intent is that the plantings are primarily made up of native species. While these are recommended species of shrubs and ornamental grasses, the plant palette is not limited to this list. All plant lists must be approved by the ARB.

BOTANICAL NAME

COMMON NAME

Aronia arbutifolia Camellia sasanqua Cephalotaxus harringtonia Dukes Garden Fothergilla spp. Ilex glabra Ilex vomitoria nana Itea virginica Lavendula x Phenomenal Rhododendron canescens Vaccineum ashei

Red Chokecherry Sasanqua Camellia (compact variety) Dukes Garden Japanese Plum Yew Fothergilla Inkberry Dwarf Yaupon Holly Virginia Sweetspire Phenomenal Lavender Piedmont Azalea Rabbiteye Blueberry

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PLANT PALETTE PERENNIALS, NATIVE GRASSES, & GROUNDCOVERS DESIGN INTENT: Mulch should be used only when appropriate and will be natural double-grained partially decomposed wood mulch only. Steel edging should be used along mulching areas and flower beds. The intent is that the plantings are primarily made up of native species. While these are recommended species of perennials and ground covers, the plant palette is not limited to this list. Lawn areas in front yards and street front yards must be turf-type tall fescue. All plant lists must be approved by the ARB. BOTANICAL NAME

COMMON NAME

Baptista australis Carex spp. Chysogonum virginianum Echinacea purpureum Geraneum maculatum Heuchera spp. Iris spp. Phlox subulata Sisyrunchium angustifolium Solidago rugose

Blue False Indigo Native Sedges Green and Gold Coneflower Wild Cranesbill Coral Bells Iris Creeping Phlox Blue-eyed Grass Goldenrod

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HOME. BY DESIGN. The purpose of our design guidelines is to create a framework in which you can create your masterpiece. For, just like the families who choose to live here, every home will be unique, while enjoying a connection. We believe your complete home at Hartness is not simply inside your four walls. It’s on your front porch waving to neighbors. It’s on the sidewalks taking your evening stroll. It’s in the café meeting with friends. Its on the Grand Lawn celebrating holidays. It’s in every laugh you share and every memory you make. In fact, it’s in every part of this special place. We look forward to welcoming you home to Hartness.

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D E S I G N G UI D E LI N E S AUTH OR E D BY:

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LE W OLI V E R , I N C .

20 0 0 SO CIE T Y ST R E E T, SU IT E 20 0

1 4 8 4 WAS H I N GTON STR E E T, S UI TE B

GR E E N VIL L E , SC 29615

C LA R KSV I LLE , G A 3 0 52 3

WWW.HARTNESSLIVING.COM

WWW.LEWOLIVERINC.COM

THE INFORMATION CONTAINED HEREIN, INCLUDING, WITHOUT LIMITATION, ANY AND ALL ARTIST’S OR ARCHITECTURAL RENDERINGS, PLANS, FLOOR PLANS, SPECIFICATIONS, FEATURES, FACILITIES, EXISTING AND FUTURE VIEWS, DIMENSIONS, MEASUREMENTS AND AMENITIES DEPICTED OR OTHERWISE DESCRIBED HEREIN, IS CONCEPTUAL ONLY AND IS FOR THE CONVENIENCE OF REFERENCE. THE INFORMATION CONTAINED HEREIN IS BASED UPON CURRENT DEVELOPMENT PLANS, WHICH ARE SUBJECT TO CHANGE WITHOUT NOTICE AND SHOULD NOT BE RELIED UPON AS GUARANTEES OR REPRESENTATIONS, EXPRESS OR IMPLIED, THAT SUCH THINGS WILL BE PROVIDED, OR, IF PROVIDED, WILL BE OF THE SAME TYPE, SIZE, QUALITY, LOCATION OR NATURE AS DEPICTED OR OTHERWISE DESCRIBED HEREIN. THE DEVELOPER EXPRESSLY RESERVES THE RIGHT TO MAKE MODIFICATIONS, REVISIONS AND CHANGES IT DEEMS DESIRABLE IN ITS SOLE AND ABSOLUTE DISCRETION. ADDITIONALLY, ALL IMPROVEMENTS, DESIGNS AND CONSTRUCTION ARE SUBJECT TO FIRST OBTAINING THE APPROPRIATE FEDERAL, STATE AND LOCAL PERMITS AND APPROVALS FOR THE SAME. ORAL REPRESENTATIONS CANNOT BE RELIED UPON AS ACCURATE. FOR CORRECT REPRESENTATIONS REFER TO ALL DOCUMENTS REQUIRED BY LAW TO BE FURNISHED TO A PURCHASER BY THE DEVELOPER. THIS IS NOT INTENDED TO CONSTITUTE A SOLICITATION OR OFFER OF ANY KIND. OFFERS TO BUY AND SELL PROPERTY MAY BE MADE BY CONTACTING OUR COMPANY DIRECTLY. SOME JURISDICTIONS REQUIRE PRIOR REGISTRATION OR OTHER ADVANCE QUALIFICATION OF REAL PROPERTY IN ORDER TO SOLICIT IN THAT JURISDICTION. RESPONSES TO INQUIRIES IN SUCH JURISDICTIONS MAY BE PROHIBITED OR LIMITED BY LAW. VOID WHERE PROHIBITED BY LAW. ALL MATERIALS WITHIN THIS MANUAL WERE CREATED EXCLUSIVELY FOR HARTNESS DEVELOPMENT, INC. FOR USE AT HARTNESS. REPRODUCTION OR CONVEYANCE OF ANY MATERIAL WITHIN THIS BOOK IS PROHIBITED WITHOUT PRIOR WRITTEN PERMISSION BY THE AUTHOR.

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Hartness Design Guidelines

Articles inside

Walls

Plant Palette

Fences

Plant Character

Patios

Hartness Vision

Yes/No

Proactive Design

Introduction

Hartness Creation

Diversity Code

Blending The Old With The New

General Lot Requirements