December 2023
RESIDENTIAL DESIGN GUIDELINES
Welcome to
In today’s hectic world, people are looking for a place to escape the stress and pressure of day to day urban life. Imagine coming home to a residential retreat with serene creeks and open meadows surrounded by rolling countryside and mature timber forests. Three Bridges is such a retreat – a place to escape, relax, recharge and re-energize. Three Bridges is designed to be distinctly pastoral in character. These Residential Guidelines carefully outline the architectural and landscape strategies to preserve and enhance the natural character, heritage & beauty found in Utah. The Design Review Board is committed to maintaining the design and community aesthetics that have attracted you to Three Bridges. Design proposals should consider the Design Guidelines, the topography and physical features of the site and the existing homes nearby. Most homes will be viewed not only from the street, but also nearby areas and the golf course. Residential Guidelines | 2
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G OALS & VISIONS
These guidelines are designed as a resource to inspire & guide homeowners, builders, architects, and landscape architects in the creation of a truly unique & unrivaled community.
Homes at Three Bridges are inspired by the region’s traditional and rich architectural history and the natural beauty of the pastoral landscape. A family-friendly lifestyle and the exclusive quality of place define Three Bridges community. Architectural Character The architectural styles of the community are greatly influenced by the region’s rich heritage, climate and architectural character. Fresh interpretations of both traditional and contemporary home styles will appear as an extension of the natural landscape.
Table of
CONTENTS
Natural Landscape The location and quality of the land make Three Bridges unrivaled in Utah County. Our goal is to preserve and enhance the natural beauty of the land through open space preserves and an extensive trail network.
Goals & Visions
5
Standards contributing to the character of the community
Community Map
6
Overview of Phases of the Community
Homesite Selection
8 - 11
Parks and Trails, Streetscapes, Setbacks and Configurations Massing, Porches, Patios, Windows, Shutters, Doors & Entries, Foundations & Chimneys, Exterior Walls & Trim, Garage Details
Design Overlay
14 - 22
Architectural Styles
24 - 32
Aesthetic Regulations
32 - 34
Villa Landscape, Estate Landscape, Walkways, Patios & Driveways, Fences & Walls, Aesthetic Regulations
35-43
Step 1, Sketch Submittal; Step 2, Architectural Submittal Step 3, Materials Submittal; Step 4, Landscape Submittal
44-45
Submittal form for improvements to existing homes
Review Process Homeowner Improvements
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Craftsman, American Farmhouse, English Country, Modern and Transitional
Family-Friendly Lifestyle Three Bridges has been designed to appeal to all members of the family. From the Robert Trent Jones II designed golf course to the spa, the children’s program, surf and paddle lakes and the sports complex, the entire family will have something to pique their interest every day. Exclusive Quality of Place Three Bridges is a ’pastoral retreat’ - an escape from the stress and pressure of everyday urban life. Privacy & ‘living in the country’ will define the environment for you. Respect for the land and for your neighbors is the underpinning of the relaxed, sophisticated lifestyle offered at Three Bridges.
Design Standards These design standards illustrate and recognize that there are certain defining characteristics and signature elements, as illustrated herein, that represent the unique architectural heritage. These standards provide for a wide mix of both traditional and contemporary building styles that are rooted in timeless architectural character. The success of the community hinges on a high-level of design quality of each homeowner’s residence as a contributor to the overall physical and visual character of the community. The project vision provides for custom and individual stylistic preferences. Each homeowner, home builder and architect shall familiarize themselves with these design standards and develop home designs that embrace and enhance the vision for the community. Special Site Conditions Three Bridges features multiple site settings, topography, natural vegetation, sizes and design guidelines. However, the rear and sides of each house shall exhibit a similar quality of architectural style and detail as the front elevation.
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AA
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HOMESITE SELECTION
P ARKS & TRAILS
Three Bridges has an expanding network of parks, trails and recreational opportunities to engage the interests of all. Three Bridges could accurately be described as an allinclusive residential resort. Other residential communities have used a sales pitch advertising, “play where you live.” But at Three Bridges, this is the foundation of the community. Three Bridges is about a simpler lifestyle, where people you love and the things that you love to do are all close at hand — to love where you live and to live where you play. This is the essence of Three Bridges. In this community, homes created from a rich, thoughtful palette of architectural styles are set into an impressive landscape dotted with streams, old farmlands and rolling, wooded hills. Furthermore, homes at Three Bridges are served by the most comprehensive amenity and recreation package of any community in the region.
Every resident will be within a short walk of one of the many parks or trails. The amenity core alone offers a variety of activities and experiences including: golf, pools, fitness center, spa, and a variety of dining options to name a few. There are many other recreation elements envisioned outside of the amenity core. The list of activities, parks, open spaces, and other recreation is growing and evolving over the course of development of Three Bridges. Elements include: miles of walking trails and multiple pocket parks. Those are just the created elements, the elements meant to enhance the enjoyment of the natural streams, rolling hills and wildlife viewing inherent to this beautiful site. The expansive trail system will wind through more than 500 acres of hillsides, forests, and streams. These trails encourage an active, healthy lifestyle for all ages and link the neighborhoods, homes, and residents to the landscape and to the outdoors...the essence of the Three Bridges community.
Those with a passion for sport will enjoy the 18-hole Robert Trent Jones II designed golf course (complete with putting greens, practice areas, & golf teaching facility) and the pickleball complex with 8 pickleball courts. Those with a thirst for adventure have miles of trails to explore with the option of a leisurely stroll through one of several pocket parks, along the beautiful streams crisscrossing the site or through the unique neighborhoods of Three Bridges. Alternately, one could choose a more rigorous hike through the rugged, forested hills where one might see wildlife in its natural setting. These trails connect a whole network of parks, play areas and open spaces found throughout the community so that every home is near recreational opportunities. Family-focused amenities, allowing residents to be both active and social, is the focus. Inspired by its heritage and a gentler way of life, Three Bridges offers a signature Robert Trent Jones II designed golf course and Sports Complex; outdoor pools, pickleball, the beach club with a paddle lake and a Unit Surf endless wave. There is truly something to suit every taste at Three Bridges.
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SETBACKS & CONFIGURATIONS
Typical Homesite Configuration and Definitions
One of the cornerstones of any great residential community is its streetscapes. This is the primary interaction most people have with a community and is the public face of any neighborhood. A great development must have great streetscapes.
minimum caliper size of 3” at the time of installation. This street tree program combined with drifts of perennial flowers, sweeps of ornamental grasses and a sprinkling of evergreen shrubs make up the majority of landscaping.
Perhaps the most effective investment, in the creation of truly great streets, is through the use of street trees. These trees provide a substantial enhancement to the streetscape and mountainside setting, as well as greenery and shade. Trees move and diffuse light. They create a comfortable sense of scale between homes and streets. The streetscape program is an essential enhancement of Three Bridges.
These elements create the streetscape at Three Bridges, a well-designed foundation for a great street network.
Each homesite in Three Bridges has setback lines that define the minimum yards between houses, property lines and streets. These setback lines define the building envelope, which, in turn, defines the area where homes may be constructed on a case by case basis.
Concrete sidewalks, 5’ wide, will be installed on loaded residential streets, and walks or trails will be on at least one side of all un-loaded streets to further enhance the streetscape and to promote pedestrian movement.
Front Yard Setback The front yard setback is the minimum distance between the structure and the front property line or public right-of-way.
Manicured lawn areas are planned adjacent to all residential streets. They will be planted with canopy trees at a minimum of 50’ on center. Tree species and varieties will be selected based on canopy and root characteristics. Trees are to have a
Side Yard Setback The side yard setback is the minimum distance between the structure and the side property line or public right-of-way. The side yard setback of a house on a corner homesite will mimic the front setbacks for a consistent feel at all streets. Rear Yard Setback The rear yard setback is the minimum distance between the structure and the rear property line or public right-of-way.
Minimum Homesite Standards Please see Appendix A for specifications based on lot size.
Large areas of flat exterior wall material that have few windows and lack of detailing will not be approved. When interior spaces such as bathrooms, closet or garages limit the appropriate use of windows, consider varying the exterior materials, colors, or textures in order to create design interest. When there are existing homes on adjacent properties, the proposed design shall consider the exterior wall heights of the existing homes and the placement on their individual homesites.
35’ side street setback
STREETSCAPES
The proposed design shall also avoid obvious similarity to the designs or use of exterior materials or colors of the 35’ front setback adjacent homes or others nearby. In some instances the Design Review Board may require that a site plan or street view elevation be developed depicting the proposed house in relation to existing adjacent houses.
The minimum building setback lines describe the building envelope. The building envelope is not intended to be an outline for the footprint of the building. It is the closest to any property line at which a building wall may be located. The Design Review Board will give special scrutiny to any walls that are located on or very near the building envelope, especially the side walls of the proposed residence. These side facades must have articulation and design interest consistent with the overall house design.
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VILLAGES
4,500 SQ.FT. LOTS
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Floorplans that focus on luxurious interior spaces with balconies, roof top decks and floor to ceiling windows to capture the views from every level.
VILLAGES
6,000 SQ.FT. LOTS
Single level and two-story plans allow for open concept living. Plans will feature both front and rear porches as well as side yards to allow for indoor/outdoor living.
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DESIGNING YOUR H O M E
References Within these guidelines, you will find references to the owner, developer and builder. For the sake of clarity, the guidelines often refer to the owner/builder instead of each individually. The property owner has the responsibility for satisfying these guidelines, as well as applicable building codes, whether that owner is the builder or the homeowner after the house is built and occupied. The developer is High Ground Development. Adherence to Building Codes Three Bridges Residential Design Guidelines are aesthetic in nature and do not supersede any local, state or national building codes for residential construction.
Three Bridges
DESIGN OVERLAY Regional Influences The Architectural character of Three Bridges is based on multiple styles that are found in the most beautiful communities from around the Country. These styles include traditional and modern styles of residential architecture.
Architectural Overlay While Three Bridges allows for eight different architectural styles within the community, the styles should all have a cohesive design sensibility. All the styles should sit well in the landscape next to any other style. Three Bridges overlay includes the following:
These styles vary in their history, but together they have evolved over time to respond to the local climate, culture and building traditions found in Utah’s finest communities.
1. Massing of the homes should feel and appear added over time. Use a main mass with additions, add-ons and independent structures.
Fresh and new interpretations of the precedent historic styles, following fundamental architectural principles of scale, massing and details are encouraged. No single home should stand out in the streetscape. The goals are to create a harmonious streetscape of well-designed homes that complement each other creating an authentic sense of place while providing a unique identity.
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2. Architectural details should be honest and simple. All elements and details should be real and functional, built simply and executed with great care and craftsmanship. 3.
Designs on properties without existing adjacent homes shall avoid grading and construction to negatively impact future adjacent designs. On properties with existing adjacent houses, the new property development shall avoid grading and construction that will negatively impact the adjacent home.
Consistent Style The main body of the house, secondary portions, addon elements, attached and detached structure such as garages and porches shall be of consistent style within any given homesite. Architectural Elements Homes shall be designed to sensitively conform to the existing site conditions. Many of the sites at Three Bridges do not offer a traditional building area that is relatively level. Excessive site grading (either cut or fill) will not be approved. A - Massing & Roofs B - Porches C - Windows, Shutters & Balconies D - Doors & Entries E - Foundations & Chimneys F - Exterior Walls & Trim G - Garages
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MASSING & ROOF S
P OR C H E S
Porches
Massing •
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All homes should have a clearly defined main body with smaller, secondary and add-on elements such as bonus wings, garages, porches, dormers and breezeway connectors. Variation in scale, massing & materials is preferred for secondary and add-on elements to suggest these elements have been added over time. Homes are often highly visible from multiple viewpoints. All sides of the house shall have the same quality of design, detail and variation, with care given to the composition and proportion of all elevations.
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Large, unbroken areas of blank exterior walls shall be avoided.
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Submissions with neglected detail and articulation at sides and rear façades will not be approved.
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Minimum floor to ceiling heights shall be appropriate to the style but not less than 10’ for the first floor and 9’ for the second floor. Lower areas covered under eave conditions are allowed.
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Roof forms shall be varied along a street or block to create variety and a harmonious streetscape.
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Accessory structures should match the style of the home.
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Cantilevered additions are only allowed if supported visually with appropriate brackets or architectural detailing.
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With the exception of the “Motor Court” homes, garages shall be located towards the rear of the homesite. The front plane of a garage mass should not be the foremost plane on a front elevation.
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Dormer windows and cupolas are encouraged where they are appropriate to the architectural style.
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Acrylic dome or bubble skylights are not permitted.
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Flat glass skylights parallel to and slightly above the roof plane are permitted along the rear-facing roof planes that are not visible from the public street or sidewalk.
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Maximum height of a roof ridge shall be 40’ above the average finished grade at the front elevation, not including chimneys or cupolas.
Roof and Trim Materials Approved Roofing Materials include: - Architectural dimensional composition shingles
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Porches are strongly encouraged when appropriate to the architectural character of the house.
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The scale proportion details and material shall complement the overall architectural character and style of the home.
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Rear porches and patios must be designed and detailed to the level of the rest of the home, especially for houses that have Golf Course or public space views.
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10’ to 14’ depth porches are highly preferred.
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The minimum depth of a front entry porch is 8’.
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The minimum depth for a side stoop or portico porch is 6’.
- Slate shingles - Metal or synthetic slate or shake shingles - Standing seam or batten seam metal roofing where appropriate for the architectural style •
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All finished cornices, soffits and architectural trim elements shall be constructed of wood or fiber cement material. Vinyl or aluminum exterior trim materials are not permitted.
Porch Detailing •
Glazed or screened porches are permissible at side and or rear porch conditions.
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Front entry door and street facing porches must be open air for the majority of the footprint and may not be completely screen or glazed.
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Screening material at porches must be installed between or behind columns or vertical supports.
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Fabric awnings are not permitted.
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Porch railings shall be consistent with the architectural style of the house.
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Vinyl railings shall not be permitted.
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WINDOWS, SHUTTERS, & BALCONIES
Windows
DOORS & ENTRIES
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False decorative shutters mounted directly to the wall are NOT allowed.
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Shutters shall be paneled, louvered or board and batten depending on architectural style and made of wood or composite material. Vinyl or aluminum shutters are NOT permitted.
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Windows shall be of a traditional shape, size, and configuration that is consistent with the architectural style.
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Grids or muntins, if provided, shall be expressed on the exterior of the glazing with a traditional size and profile. Muntins located between glass or only inside of glass are not permitted.
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Frames and sash members shall be of a traditional size and shape and be solid wood or solid wood clad.
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False window openings are not allowed.
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All windows must have a construction profile that provides adequate depth and shadowline and must be of clear glass. Colored or tinted glass is only permitted for specialty windows and subject to approval. Reflective glass is NOT permitted.
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Clear low-emissivity (Low-E) glass is allowed.
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All windows must have an expressed sill. Flushmounted windows are NOT permitted.
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All sides of homes are required to have similar window specifications and trims.
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Window lighting patterns should be consistent to all windows on all elevations. Some variation is allowed. (For example, 4 over 1 for narrow window and 6 over 1 for wider window.) Unique lighting patterns are allowed for unique windows.
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Screens are permitted over windows on the side and rear elevations only. Screens over windows on high visibility side or rear elevations are subject to DRB approval. Front window screens are not allowed.
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Entries •
The primary entrance shall embody the character, scale, and detail of the overall architectural style of the house.
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The primary entrance shall be easily identifiable from the street.
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False door openings are not permitted.
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Balconies are encouraged and can be constructed out of wood or iron.
Doors may be solid, paneled, glazed, or a combination thereof.
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The detail of balcony railings should be simple and match the same as the porches and stairs.
8’ tall entrance doors are required if no transom is used.
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Taller doors are acceptable.
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A 6’ 8” entrance door may be used if accompanied by a transom with a minimum height of 12”.
Fabric or vinyl awnings are not allowed.
Balconies
Materials •
Traditional sliding glass doors or atrium doors with a muntin pattern are allowed on side and rear porches only and subject to DRB approval.
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Storm or security doors may be considered provided the design, material, and color complement the entrance door.
Shutters •
If provided, shutters shall be consistent with the architectural style, of solid wood with minimum frame thickness of 5/4 inches, and appropriately sized for the window opening with a full complement of operable hardware.
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F OUN DATIONS & CHIMNEYS
EXTERIOR WA LLS & T R I M
Foundations
Exterior Walls
Material and Color Palette
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Aluminum and vinyl siding shall not be permitted.
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All stone shall look natural and authentic and placed to resemble authentic stone masonry techniques and patterns.
Materials and colors shall be drawn from the vernacular architecture and history of the surrounding areas.
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Pastels or unusual colors are not permitted.
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Traditional color palettes shall be clean, delicate, and simple.
Main Level finished floor elevation shall be no less than 24” above the average finished grade at the front entry porch.
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A minimum of four steps with six inch risers is required at each front entry.
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Exposed foundation walls shall be continuous masonry walls finished with stucco, brick, painted brick, stone, or parged.
Dry stacked stone is not permitted. However, the stone may be placed very tightly to help achieve a similar look.
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The style of brick and stone mortar joints shall enhance the overall style of the home.
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Transitions and materials shall respond to the massing and hierarchy of the house design. Changes in materials shall occur at inside vertical corners or at appropriate horizontal trim band/ masonry cap ledges.
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Stucco must be hardcoat stucco. (Synthetic stucco, EIFS, is not allowed.)
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Stone corners shall interlock with the field of stone. Stone corners are required on the material board for review. The alignment of vertical joints in the stone should be avoided. Stone masonry should have the look of real, solid masonry applications.
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Cultured stone is discouraged and subject to additional review for material quality and appearance. Three Bridges wants to ensure there are no repeating patterns, the cultured stone has a realistic look with a variety of pieces, including corner pieces.
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Porch foundations shall have piers continuous foundation walls finished with stucco, brick, painted brick, stone, or parged. Louvers shall be made of wood or synthetic material.
Chimneys •
Chimneys shall be in proportion to the overall house and consistent with the architectural style of the house.
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Homes must have at least one fireplace and chimney.
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Siding is prohibited on chimneys.
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The proposed chimney top/termination treatment shall be depicted on the submission.
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Exposed flues and unfinished flue caps are not allowed.
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Top/termination of the chimney shall be articulated with variations and offsets utilizing the chimney finish material.
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Chimney tops shall be finished with any of a variety of decorative pre-made termination devices and shall be consistent with the architectural style of the house.
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Chimney tops may also be finished with the chimney material extending above the flue opening and an appropriate metal or masonry rain cap.
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Efforts should be made to hide exposed vents and vent pipes that may be visible from the street view.
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Trim •
Trim shall be used to unify the exterior facade elements.
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Vinyl trim is not permitted.
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Aluminum soffit and facia may be permitted subject to DRB approval
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Trim shall be in proportion to the scale of the opening but never less than 3.5 inches in width.
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GARAGES
Front-facing and highly visible garages from public view angles shall follow these requirements: 1. High-quality doors and hardware and incorporate glazing. 2. One of the following architectural features: • Recessed door (a minimum of 1’) with an articulated header. • Large, appropriately scaled architectural light(s) above the garage doors. The fixtures shall be submitted for review and approval. • An architectural element, such as a canopy or trellis over the garage doors.
Garages •
Garages shall be constructed and detailed with materials on all four sides equal to the quality of the main house. Care should be taken in the detailing, doors and hardware of the garage.
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A living space may be placed above the garage and accessed with either interior or exterior stairs. Spaces shall not exceed more than the footprint of the garage below. Exceptions shall be subject to DRB approval.
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Garages, including those with a second-level living space, may not have a roof peak higher than the main house.
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Garages shall be arranged so as to function appropriately with the house and site and to minimize modification to the existing grade.
Details •
Garage doors shall be paneled and may incorporate glazing.
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Sectional or roll-up doors are permitted only if they are designed to appear as a traditional single unit door.
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All garages shall contain at least one window.
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Painted designs or bold colors highlighting garage doors are NOT allowed. Paint selection should either match the trim or coordinate with the rest of the home’s color palette.
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CRAFTSMAN
The CRAFTSMAN house offers the heritage of historic aesthetics with the amenities of today — the perfect mix of simple elegance. Featuring complex roofs and large porches that make this style so widely popular. Its relaxed attitude and well-crafted details create a wonderful place to call home.
The common features of the Craftsman style include low-pitched gable (triangular) roofs, overhanging eaves with exposed rafters and beams, heavy, tapered columns, patterned windowpanes and a covered front porch. Craftsman house exteriors emphasize harmony with surrounding nature.
Architectural STYLES
The architectural character of Three Bridges is based on multiple styles that are found in in some of the finest residential communities in the Country.
Traditional Styles Craftsman American Farmhouse English Country Modern Styles Modern Transitional
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AMERICAN FARMHOUSE
The AMERICAN FARMHOUSE embodies the very ideal of outdoor living. Open floorplans and relaxed forms offer up a casual lifestyle made to enjoy.
The primary form features side wall gables and a single connected ridge. Shed roof and hip roof porches, simple floor plan shapes, and prominent offset chimneys are also appropriate. Proportions have horizontal emphasis with vertical gable ends, broad porches, tall windows, and chimneys. Symmetry is not critical, but local symmetry is common with the use of irregular bays.
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ENGLISH COUNTRY
ENGLISH COUNTRY brings historic charm and idealistic romance. Beautiful stone exteriors are reminiscent of the historic homes that are prized for their character and charm.
The general massing of elements varies widely in this style. Tall vertical gable forms, large chimneys and dormers & asymmetrical and additive forms represent the imagery. Forms and composition vary greatly and often have articulated eave treatments. These design elements, along with heavy masonry detailing give this style an appearance of stately permanence and solidity.
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MODERN
The MODERN house is focuses on clean lines and floor to ceiling windows to maximize views. Its simplistic beauty and minimalist design complements Three Bridges majestic landscape.
TRANSITIONAL
Embracing a timeless aesthetic, TRANSITIONAL style celebrates natural light and a relaxed feel with smooth, blending details that create warm yet modern interiors and exteriors.
The prominent form features boxy proportions with side and rear porches and additions. Compositions are orderly and often symmetrical. Side lawns, rear lawns and courtyards fit this style well. Pediment gable ends, pilasters, and one-story entry porches may often be seen. The typical presentation is two stories. Offset front entries and hip roofs are sometimes found.
Transitional home exteriors share common features - clean lines, natural materials in wood and stone, and abundant natural light. The aesthetic also emphasizes texture. Another hallmark of transitional home design is blending outside and inside together while capturing the timeless appeal of both traditional and contemporary design elements.
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WALKWAYS, DRIVEWAYS, FENCES, & WALLS
WALKWAYS Unless the front door opens to a motor court, walkways are required from the front door of the home to the main pedestrian sidewalk. Walkways may be permitted from the driveway over to the walkway connecting the front door to the entry walk, which is the 4 feet wide walkway connecting the right of way sidewalk to the front porch of the home. Entry walk and walkways shall not exceed 4 feet wide. Walkways are the responsibility of the builder and a plan identifying the walkway layout, materials and patterns must be submitted for review and approval by the Design Review Board (DRB). No sidewalks from walkway to driveway unless it is done with pavers & DRB approved.
GUIDELINES
Landscape design is an essential element in conserving and promoting the character of Three Bridges. In all cases, the landscape shall provide a sense of harmony to the variations of the architectural styles. As well, the landscaping shall be sympathetic to the existing site, vegetation, and topography. It should be noted that an irrigation system is required for all planted materials. Landscape plans shall be submitted to and approved by the Design Review Board. In the event that seasonal planting recommendations do not coincide with the construction completion of the house, or if there are disadvantages to planting schedule relative to current climate conditions, or if appropriate planting materials are not available, the landscape placement may be delayed until the soonest appropriate time. In such instance, communication must be submitted to the DRB that describes the reason(s) for any delay.
Ground areas that have been disturbed in the construction process, or that are without ground cover, shall be treated with appropriate temporary soil protection/conservation methods. Sidewalk Landscape Zones begin at the house side of the sidewalk and establish separation between the walk and lawn. The zone shall be the width of the lot and consist primarily of groundcovers, annuals, perennials, ornamental grasses and shrubs in the country cottage style. Flowering trees may also be considered. Three tiers of plants are required. Lawn Zones extend from the Sidewalk Landscape Zones to the Perimeter Landscape Zone. All lawns, front and rear, require fescue sod. Perimeter Landscape Zones are adjacent to the perimeter of the home. Foundation plantings are required on all sides of the home including around HVAC units. Three tiers of plants are required on the front of the home. Side Yard Landscape Zones are specific to corner homesites, each street side shall be treated as if it is a front lawn.
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DRIVEWAYS The first 25’ of the driveway from the front property line may be no more than 16’ wide. Beyond the first 25’, turn-around areas must be 5’ or more from the adjacent side property line. It is preferred that the driveway remain 12’ wide and 10’ from the side property line for as far as possible into the property. Special circumstances will be considered on a case by case basis. Use best design practices to minimize driveway size. To create a consistent streetscape and grade disturbance, the driveway surface shall be concrete from the street to the back edge of the pedestrian sidewalk. Paving materials or patterns may vary beyond this point. A plan identifying the layout, paving materials and patterns must be submitted for review and approval. Alternate drive layouts such as courtyards or circular drop-offs are permissible where feasible. Asphalt, pea gravel and other loose stone materials are prohibited.
FENCES While some variation of fences and walls is permitted and encouraged in the village lots, the 4’ black aluminum fence is the approved fence style for side and rear lawns. Fences are of special concern to the character of the community and must have full landscape buffering from adjoining lots and open space. This landscape must consist of evergreen material and include both shrubs and trees. All fences and associated landscape must be approved by the DRB prior to installation. Fences and Walls in Front and Rear Lawns: Rear yard fences shall be no higher than 4 feet. Fences around pools should adhere to all local codes and are subject to design review approval. Black Aluminum Fence Materials: The approved black aluminum fence is to have 3” x 3” min. corner posts, a flat top rail, and no finials above the top rail. Other fences or fence styles are not permitted unless approved by the DRB. Walls in a rear yard shall not exceed 4’ in height, except where required to retain earth for the purpose of improving the buildability. Walls must be designed utilizing harmonious design and materials to the exterior of the home. Terraced walls should be stepped at 4’ maximum height intervals. Gates are permitted in fences and walls. Gates should open into the lot, except where required to open out for code compliance around pools. Where fences are intended to restrict pets, a wire mesh may be installed inside the face boards of the three-board fence.
Any driveway changes, including sealing, must be approved by the DRB prior to installation. PORCHES AND PATIOS Porches and patios are encouraged for the enhancement of the streetscape. A plan identifying locations, building materials and paving patterns shall be submitted to the DRB for review and approval.
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AESTHETIC REGULATIONS
Accessory Buildings Accessory buildings and structures, including gazebos, arbors, trellises, greenhouses, cabanas, and storage buildings shall be of appropriate colors and materials and complement the style of the main house. The roofing material of an accessory building shall complement that of the main residence. Accessory buildings shall generally be located in the rear yard and within the building envelope. All accessory buildings will require a landscaping plan to integrate them into the existing landscape plan, and may require screening from view of all streets, neighbors, and open spaces. Prohibited Elements Prohibited elements include the following: - Clotheslines - Compost piles - Free-standing flag poles - Window air conditioning units - Flags, signage or non-holiday décor attached to the home or yard for special events occasions are permitted for a maximum 5-day period. Hot Tubs and Saunas All hot tubs, saunas, and spas require plan review and written approval from the DRB. These elements, if approved, shall be an integral part of the deck or patio area and/or the rear yard landscaping. Hot tubs or spas shall be located in the rear or side yard and screened from view of adjacent property owners, streets and common open spaces. Hot tubs and spas shall be locked and covered when not in use in accordance with all governing codes and regulations. Hot tubs, saunas, and spas must be located directly behind the footprint of the house and must be screened by landscaping or the house so that they are concealed from view of all streets neighbors, and open spaces.
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The following standards shall apply to all development within Three Bridges. All homes shall comply with these standards unless a written variance has been granted by the DRB.
Grills and Outdoor Kitchens Grills and outdoor kitchens should be screened from public view angles and neighboring lots. It is preferred that outdoor grills and kitchens be integrated into the landscape and of permanent construction. Grills and outdoor kitchens are permitted per the discretion of the DRB. HVAC Equipment HVAC equipment located on the side of the house must be screened from view with shrubs, masonry walls or other opaque materials complimentary to the architecture of the house and must be approved by the DRB. Rooftop or window air-conditioning units are prohibited. Exterior Lighting Except for seasonal holiday decorative lighting, all exterior lights must be approved by the DRB prior to installation. Visibility and style of any exterior lighting fixture and its location on the home will be taken into consideration. Lights shall be directed toward the house or landscape and limited in wattage. Low voltage, LED lighting is preferred & encouraged. Flood lighting is not permitted. Holiday Lighting & Decor Holiday lighting and decor shall be permitted no earlier than Thanksgiving and must be removed no later than the following January 15th. Holiday lighting displays which, in the opinion of the DRB, create traffic congestion or become an annoyance to adjacent property owners shall not be allowed. Mailboxes In accordance with local postal regulations the developer will provide a community mail area.
Maintenance The property owner shall be responsible for maintenance and repair of the homesite and all improvements located within. The owner shall provide proper and timely maintenance including weeding, pruning, pest control, and irrigation of the grounds including all landscaping materials. Each owner shall maintain their residence in a manner consistent with the community-wide standard. Care should be taken to maintain the natural growth habit of each species while pruning and to avoid severe pruning. If poor maintenance is recurring and is deemed to be a nuisance or detriment to the community, it is within the rights of the Home Owners’ Association to levy fines as necessary to pay for contracted maintenance and upkeep of the property. The developer is responsible for installation of street trees. Pools, Ponds and Fountains Swimming pools shall be an integral part of the deck or patio area and the rear yard landscaping. Above ground pools are not permitted. Pools shall be fenced and locked as required by governing codes. Fences shall comply with the residential design guidelines. Neither the Home Owners’ Association nor the DRB shall be liable for any occurrence or accident that results from the installation and use of any pool. It is the responsibility of the owner to ensure that the installation and use of any pool conforms to all applicable codes and governmental regulations. Pools must be located directly behind the footprint of the house and screened by landscaping or fencing so that they are concealed from view of all streets, neighbors, and open spaces. No water feature, including pools, ponds or fountains, may be constructed without prior approval of the DRB and appropriate local and state agencies (as required). Recreational and Play Equipment Recreational equipment must be located within the building setbacks. Basketball goals should consist of metal poles and glass backboards and may only be placed or installed in the rear yard or at the rear of the driveway. Basketball goals are not permitted to affix to the home. The location of backboards shall be subject to review based on proximity of the goal to property lines, neighbors’ living areas, landscaping and vehicles. All play equipment shall be placed in the rear yard and within an extension of the side setback lines. In no cases shall any equipment be within 20’ of a side property line. Size and type of any equipment will be reviewed on a case-by-case basis.
Swing sets and playhouses of neutral or natural colors are required. These elements must be located directly behind the footprint of the house and must be screened by landscaping or fencing so that they are concealed from view of all streets, neighbors and open spaces. Play sets must be wooden. Materials and location of swingsets or playhouses must be approved by the DRB. Flush-mounted (in-ground) trampolines are preferred. Where grade or rock prevents flush-mounted trampolines, above ground trampolines must be submitted to DRB for approval of location and require substantial landscape screening. Trampolines must be screened by landscaping so that they are concealed from view of all streets, neighbors, and open spaces. Satellite Dishes and Antennae The DRB requires approval on placement on all satellite dishes and antennae at the time of landscape submittal. Approval is NOT required if a satellite dish is fully enclosed (located within the home, attic, crawl space, garage, or other interior space of the dwelling or another approved structure so as not to be visible from outside the dwelling or other structure.) The DRB will not approve any installation which attaches or mounts on any wall which faces a front or side street. The DRB will strive to find solutions for placement to minimize neighboring views where special circumstances exist. Signs Signs are prohibited with the following exceptions: one temporary for sale sign advertising the dwelling for sale (for sale signs must match the neighborhood standard established by the developer), one temporary builder sign advertising the builder of a unit (provided the sign has a maximum face area of six square feet), one small security service sign (provided the sign has a maximum face area of two square feet and is located adjacent to the mailbox or driveway, partially screened by plantings), permits required to be posted by legal proceedings or governmental regulations and one address sign whose design will be implemented by the developer. These restrictions do not, however, apply to the temporary signs or billboards deemed necessary for the developer to conduct business activities during the development of the property and during the time period needed to sell lots.
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Statues and Yard Ornaments DRB approval is not required for the rear-yard installation of any statues or bird baths which, including pedestal, stand no more than three feet tall, is no more than 24 inches in diameter, and is an unpainted, neutral color (e.g., gray, beige, or natural concrete color). Any statues or bird baths that connect to running water shall be considered a fountain and will require submittal to and approval of the DRB. Neutral colored clay, stone or wood planters are acceptable. Brightly colored plastic planters and yard decor are not permitted. All other statues or yard ornamentation shall be permitted only with prior DRB approval. Swimming Pool Site Plan Requirements - Plan drawn to a scale no greater than 1"=20' (preferably 1"=10' or 1/4"=1'-0"). - Provide address, lot number, and property owner name and information. - Indicate all property lines, easements, and setbacks. - Indicate all existing conditions (existing home, driveway, porches, patios, walkways, utilities, drainage structures, etc.). - Provide field run topo at 1ft intervals. Include finished floor elevations for all structures. - Show and label all proposed elements (such as pool, spa, water feature, pool deck, retaining walls, steps, etc). Briefly describe material type of these elements. - Show all proposed grading. Indicate how pool deck surface drainage will be routed. Indicate how all other drainage will be routed off the lot (either to public storm system or to a shared drainage swale). Indicate proposed grading using 1 foot contours and/or spot elevations. - Label & describe any subsurface drainage structures. - Provide dimensions indicating distance to property lines from proposed elements. Provide dimensions indicating width and length of proposed elements (specifically the pool and spa). - Indicate location and size of pool equipment pad (screening is required). - Indicate proposed method of erosion control during construction. - Provide heights for all proposed retaining walls and indicate. - Provide image, detail, or description of proposed pool fencing. - If there are 3D renderings available, please provide (not required).
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Temporary Structures Temporary structures are prohibited without prior approval with one exception. Camping tents, used for occasional backyard camping by children, shall be permitted without prior approval provided they are not left standing for longer than 72 hours. Trash Containers Trash containers shall be enclosed or screened from view of adjacent property and street at all times other than during trash collection. Trash containers shall be kept in a clean, sanitary condition. Utilities and Fuel Tanks Utility lines shall be installed below ground. Equipment and meters shall be screened from view of adjacent property. Storage tanks for fuel, water or other materials are prohibited above ground. Vegetable Gardens Vegetable gardens, including raised gardens, are not permitted in front or side yard areas. Vegetable gardens may be located in rear yard areas and must be screened from view of all streets, neighbors and open spaces. Window Boxes and Planters Window boxes and planters on the exteriors of dwellings must be approved, in advance, by the DRB. If approved, they shall be of a color and material complimentary to the dwelling exterior and shall be maintained in a neat and attractive condition. Dead, diseased or dying plant material and weeds shall promptly be removed from window boxes and planters. Wood and/or Storage Piles Wood piles or other storage piles are prohibited unless fully screened from view of other properties and street. General Exceptions The DRB will review and approve submissions for exceptions to these guidelines as are determined to be acceptable and appropriate, and that do not interfere with any neighbors’ enjoyment of their property. Submissions for exceptions consideration shall fully describe the proposed and requested item. For proper consideration, the submission shall describe reasons that the DRB should favorably view the requested item.
DESIGN REVIEW PROCESS
Step 1, Sketch — The initial step in the approval process is to develop designs that depict a solution compliant with these guidelines and other applicable building codes. This includes the requirements imposed by the existing site conditions. The home must first be designed to fit the site conditions. Note that the DRB does not review for compliance with any code requirements or guidelines other than those established here. Nor does a DRB approval signify compliance with any construction standard. Step 2, Architecture — With written general acceptance of the Step 1 items, the applicant shall develop complete plans and construction documents for submittal to the DRB. This includes a full site and grading plan. The DRB review will occur in a timely manner and will be for compliance with these guidelines. The DRB will issue a written statement regarding an approval or a statement of why the submittal failed to gain approval. The DRB will issue comments regarding specific areas where issues were found. Comments may include required changes, suggestions, or requests for additional information.
The owner/builder shall secure professional design assistance in order to prepare appropriate design and submission. Standard plans may be used as a part of any submission; however, the design is required to be adapted to these guidelines, and, in particular, the existing site conditions. In many cases a standard plan cannot be appropriately adapted to the existing site conditions. Submissions in which it is apparent that the site conditions have not been considered will be rejected. Step 3, Materials — With written approval of Step 2, the applicant shall provide a description of the proposed exterior materials and colors. Step 4, Landscape — This step shall be a full description of the proposed landscaping plans. The owner/builder is responsible for the design and construction conformance with the Residential Design Guidelines, Declaration of Covenants Conditions and Restrictions, and issued DRB approvals.
What do Approved, Approved as Noted and Not Approved mean? Approved: The DRB has no imperative comments on the document set submitted. Proceed to the next round of submittals. Approved as Noted: The DRB has a few comments that MUST be addressed, but generally, the house is very close to approval. The DRB feels comfortable allowing the design to move on to the next submittal round, per noted comments.
Not Approved: This is NOT an outright rejection of the entire design. A non-approval means that the DRB has either too many comments or too critical of comments on the home to allow the design to proceed. Sometimes, the comments may only take a week to remedy, sometimes it may be more complicated. Either way, a ‘not approved’ stamp means that the design needs work, not an outright rejection.
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TH E P R O C E S S
Interior modifications do not require approval of the DRB but still are required to satisfy all applicable building codes and regulations. The DRB shall review submittals and respond in writing with approval or a general description of the items that led to the DRB’s failure to approve. The review process has four steps. With a reasonably complete submittal, the DRB will usually be able to review and render comments within two weeks of each submission date. To expedite communications, all submissions should be electronic. An application fee of $5,000 and a design review fee in the amount of $1.25 per square foot of the entire residence under roof is required for the Architectural Review. A flat fee of $2,500 is required for the initial Landscape Design Review.
Invoices will be sent to the named applicant and shall be paid before construction begins.
All required documents for each review must be complete when submitted to the DRB. Incomplete packages will not be reviewed.
The submission will be returned with the designation of approved, approved as noted, or not approved. Submittals returned not approved require resubmittal. If not approved, the builder must remedy deficiencies and resubmit all documents for re-review. No drawings are considered approved unless they receive the DRB’s approved stamp. Upon approval of the submittal, the owner/builder shall place, protect, and maintain the approved documents on site throughout the duration of the construction process. The owner/builder has complete responsibility for compliance with all local, state, and federal governing building codes and ordinances. Approval by the DRB shall not constitute approval by any other agency.
step 1
step 2
step 3
Sketch Submittal
Submit sketch review drawings and appropriate paperwork. The DRB fee will be invoiced to the Homeowner.
Architectural Submittal
Upon approval of sketch review, submit architectural review drawings and appropriate paperwork.
Materials Submittal with Materials Board
Submit materials worksheet. On-site materials board must be completed and approved before materials are ordered or installed.
Submit plans, forms, and all other information to: Three Bridges Homeowner’s Association c/o DRB 1982 W. Pleasant Grove, Blvd. Suite J Pleasant Grove, Utah 84062
step 4
Landscaping Submittal
Submit landscaping plan and appropriate paperwork. The DRB fee will be invoiced to the Homeowner.
385-999-1443 (office) Email: DRB@threebridgesutah.com
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ARCHITECTURAL SUBMITTAL
S K ETCH SUBMITTAL
step 1
Include this page and sketch files for consideration. Incomplete packages will not be reviewed. Send submissions to the DRB at DRB@Threebridgesutah.com. The DRB fee will be invoiced to the Homeowner.
This review is intended to be a check-in for the designer and the review board by saving time and assets ensuring the design of the home is on the right track before too many resources are put toward a design. Submit simple, schematic level drawings; overly detailed drawings may be denied due to design issues, therefore wasting the time and money of the designer, owner and builder.
step 2
Include this page and architectural files for consideration. Incomplete packages will not be reviewed. Send submissions to the DRB at DRB@Threebridgesutah.com.
The architectural review is a full review of all architectural drawings of the home. The design of the home will be considered for adherence to the residential guidelines, materials use and the chosen style.
Builder: Date:
Builder:
Homesite:
Declared Home Style:
Date:
Homesite: Spec Home
Declared Home Style: Custom Home | Owner: Spec Home
Requirements: • Finished elevations including all structures on the homesite, shown to grade
Custom Home | Owner:
Requirements: • Four sides of elevations as necessary to ensure a path to approval
• Full site and grading plan using field run topo, include existing and proposed new contours • Foundation plan, roof plan, floor plan, key sections and details (window schedule and outdoor lighting specs) • Basic materials labeled
• Lot fit showing house placement and all other structures
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MATERIALS SUBMITTAL Submittal Drawing Requirements step 2
Submittals are to be made in a timely manner prior to the construction of any exterior improvement to any lot or parcel. See below for submittal requirements for drawings. (Additional applicable information is encouraged.)
Site Plan, including: • Must be FIELD RUN TOPO • Scale not smaller than 1” = 20’- 0” • North arrow • Property lines with dimensions and bearings • Existing and proposed contours • Proposed contours at 1' intervals • Location of all existing trees of 3 caliper inches or more (measured 4’ above grade) and other natural features • • • • • • • • • • • • •
Setback limits Location of all buildings and other structures Location of water, electrical and sewage services including all equipment and meters Location, size, and material of walks, drives and any proposed ancillary structures # of steps Location of HVAC units and enclosures Location & height of retaining walls Location and types of exterior lighting Site sections showing buildings, drives and slopes Gross site area (sq. ft.) and building coverage (sq. ft.) Natural area (sq. ft.) and landscaped area (sq. ft.) Any existing easements Erosion control measures
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Floor Plan, including: • Scale not smaller than 1/4” = 1’- 0” • Building relation to grade • Overall height from grade to ridge of roof • Floor and deck elevation from grade • Wall, window, and door openings dimensioned • Pilaster locations and all dimensions • Detail sections of architectural woodwork such as handrail, window, and stair details • Typical wall section from grade to ridge at minimum scale 3/4” = 1’- 0” • •
Major section through building showing exterior stair Foundation and framing plans
step 3
Include this page and with the materials submittal for consideration. Incomplete packages will not be reviewed. Send submissions to the DRB at DRB@Threebridgesutah.com.
The material review is intended to maintain the quality and details of the homes built in Three Bridges. Physical samples are necessary for the DRB to understand the material selections by the builder/owner/designer. If material selections change after submittal or approval by the DRB, the materials must be resubmitted. Materials changes without notification of the DRB will not be accepted.
Builder: Date:
Homesite:
Requirements: • Complete materials board with stone corners, if applicable.
Exterior Elevations, including: • Scale not smaller than 1/4” = 1’- 0” • Overall height from grade to ridge line of roof • Any screening types and locations • Floor, deck, and porch elevations from grade • Area and character of screened porches • Existing and proposed finish grades at exterior building wall Exterior General Materials and Finishes, including: • Proposed exterior walls • Roof material • Trim material • Front door material • Garage door type • Paving materials for paved areas
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LANDSCAPE SUBMITTAL
General Exterior Materials Builder:
step 3
Address: Date:
AREA
Homesite/Lot#:
MATERIAL TYPE
step 4
GENERAL FINISH & COLOR
Include this page with the landscape submittal for consideration. Send submissions to the DRB at DRB@Threebridgesutah.com. The DRB fee will be invoiced to the Homeowner.
The Landscape review is to ensure that the landscape elements adhere to the residential guidelines.
Exterior Walls Mortar
Owner:_____________________________________________________ Builder: Landscape Architect:__________________________________________ Landscape Installer:__________________________________________
Stone Roof Gutters
Date:
Trim
Homesite:
Garage Doors
Owner Contact Information: Preferred Contact_________ Cell:_________
Shutters
Email:____________________________
Driveway
CHIMNEY CAP SPECS
If the cap is custom, include a detail drawing with your architectural submittal.
MATERIAL
MANUFACTURER
SERIES
Chimney Caps must be of enhanced architectural character. Approvable Chimney Caps include: Stacked masonry matching masonry of chimney, large clay chimney pots, copper chimney flues, shrouds and large metal hoods.
WINDOW SPECS WINDOW TYPE (CHECK ONE)
MANUFACTURER & SERIES
LIGHT TYPE (CHECK ONE)
☐ Wood
☐ SDL
☐ Wood/PVC
☐ True Divided
☐ Solid PVC
☐ Aluminum Clad Hybrid ☐ Aluminum Clad Wood
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HOMEOWNER IMP ROVEMENTS
For outdoor improvements to an existing home, send full details to the DRB for approval prior to construction. This would include accessory buildings, fencing, paint, pools, hot tubs, pergolas, patios, fire pits, grills and outdoor kitchens, satellite dishes, basketball courts, play sets, etc. The board requires approval on any permanent structure to ensure compatibility with the proposed quality and standards of the community. Submittals shall include drawings, photos, a detailed list of materials, specifications, and location. Homeowner Improvement submittals are as follows: Include this page with drawings and details for consideration.
Design Review Board 385-999-1443 (office) Email: DRB@threebridgesutah.com
General/Administrative Custom Homes Design Review Fee
$5,000 + $1.25 per square foot of entire home $10,000 $2,500
Compliance Deposit Street Impact Fee (deducted from Compliance Deposit) AutoCAD files/lot exhibit $150 Minor landscape plan change review fee (softscape, $250 planting) Major landscape plan change review fee (hardscape) $500 Pool Review Fee Porch Addition Exterior Change / Paint Landscape plan change compliance deposit
$1,000 $1,000 $500 $1,000
Minor construction plan change review fee (e.g. exterior finish changes) Major construction plan change review fee (e.g. room addition) Construction plan change compliance Re-inspection fee
$250
For more information, please contact: Three Bridges 1982 W. Pleasant Grove, Blvd. Suite J Pleasant Grove, Utah 84062 385-999-1443 (office) Email: DRB@threebridgesutah.com
$500 $2,500 $250
Homeowner: Date: Address: Projected Begin Date:
Project: Contractor:
DISCLAIMER: All features, amenities or other representations contained in these materials are based upon current development plans, which are subject to change without notice. There is no guarantee that any of the features, amenities or other representations depicted or described in these materials will be built or performed at all or as depicted or described.
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APPENDIX A
RESIDENTIAL UNITS
4,500 TO 6,300 SQ. FT RESIDENTIAL LOTS
Minimum Lot Size
RESIDENTIAL UNITS 6,000 TO 7,800 SQ. FT RESIDENTIAL LOTS
RESIDENTIAL UNITS 8,000 TO 12,000 SQ. FT RESIDENTIAL LOTS
RESIDENTIAL UNITS
12,200 TO 18,000 SQ. FT RESIDENTIAL LOTS
RESIDENTIAL UNITS
18,200 TO 22,000 SQ. FT RESIDENTIAL LOTS
RESIDENTIAL UNITS
24,000 TO 37,000 SQ. FT RESIDENTIAL LOTS
Minimum Lot Size
RESIDENTIAL UNITS 39,200 TO 43,560 SQ. FT RESIDENTIAL LOTS
RESIDENTIAL UNITS
45,000 TO 90,000 SQ. FT RESIDENTIAL LOTS
Minimum Lot Size