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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