Builder Guidelines

1.1
1.2
1.21
1.3
1.4
1.5
1.51
1.52
1.6
1.7
1.71
1.72
1.73
1.8
   
2.1
2.11
2.2
2.21
2.22
2.3
2.31
2.32
2.33
2.34
2.4
2.5
2.6
2.7
2.8
   
3.1
3.2
3.3
3.4
3.5
3.51
3.52
3.6
3.61
3.62
3.63
3.64
3.7
3.8
3.9
   
4.1
4.11
   
5.1
5.2
5.21
5.22
5.3
5.31
5.4
5.5
5.6
   

SECTION 1. SITE LAYOUT

1.1 GENERAL

All Builders of residential housing in Highland Village are to develop and maintain individual lots in a manner prescribed by the Declaration of Covenants, Conditions and Restrictions, recorded plats/replats, Rules and Regulations of Highland Village Architectural Review Committee (A.R.C.) and by these builder guidelines and standards. Compliance with building setback lines, lot layouts, driveways, sidewalks, garages, wiring requirements, etc. is required of the builder. Ties to utilities are the responsibility of the builder.

The builder shall comply with any and all ordinances that may be in effect from the City of Norman, Cleveland County and/or any other governmental agency (i.e. EPA, etc.) having applicable jurisdiction.

1.2 BUILDING SETBACKS

Building set back lines from front property lines shall be twenty-five feet (25'), unless otherwise reflected on plat map.

All utility reserves are shown as located on the plat map. Within such areas, no improvements or other activity shall be done which would impede either drainage or the repair or installation of utility services.


1.21 BUILDING SETBACKS

Prior to the placement of any forms, the builder shall review the most recently recorded plat or replat for the specific lot to verify minimum building setback requirements and resulting minimum vegetation preservation area.

Side building setback lines are five feet (5') on each side unless other-wise shown on the recorded final plat.

Detached garages shall be setback no closer than ten feet (10') from the rear property line and no closer than three feet (3') from the side property line except as otherwise noted, but shall in no way be built on any utility easement area without approval of appropriate governmental authorities.

1.3 SIDEWALKS

Sidewalks as required by the City of Norman are to be constructed by the builder within public street right-of-way frontage. Example illustrations are shown following this section. All walks are to be constructed in a consistent manner using a window pane border pattern as shown on adjacent detail.

Locations of sidewalks are not to be varied except where required to avoid specimen trees, flush valves (fire hydrants), or manholes.

Gentle radii instead of abrupt curves and angles are required for transitions.

No cold joints are permitted. Complete pours between expansion joints are required.

Where sidewalks cross any driveway with decorative paving, the standard sidewalk design should not be carried through the driveway.

All sidewalk construction is to meet or exceed City of Norman, Oklahoma standards.

All sidewalks located adjacent to street intersections must have disabled accessible ramps installed, all under terms and conditions as specified by the City of Norman, Oklahoma.

1.4 DRIVEWAYS

The builder is required to construct a driveway for each lot. Driveways shall not extend beyond the width of the garage. All driveways shall be of concrete, and shall be constructed per the requirements of the City of Norman.

Construction of all driveways shall meet or exceed City of Norman standards.

Motor courts are encouraged. The use of various paving materials other than smooth finished concrete can provide visual interest.

Stamped and colored concrete, interlocking pavers, concrete with brick borders, and exposed aggregate concrete paving may be used with written approval from the ARC.

Driveways shall not be constructed adjacent to each other without specific approval from the A.R.C. Under no circumstance shall two driveways be located closer than six (6) feet.

Under no circumstances may an entire front yard be paved as a driveway. A minimum of 60% of a front yard is to be planted in shrubs, ground cover, trees and/or turf.

1.5 ATTACHED GARAGES

Each residence must have enclosed parking for a minimum of two cars, vans or pickup trucks.

1.51 DETACHED GARAGES

The placement and design of garages and driveways have the greatest effect on the overall streetscape image.

Detached garages in rear yards are preferred. A street scene with the emphasis on residences instead of garage doors and driveways is the goal. Detached garages on corner lots can create interesting corner yard spaces.

1.52 GARAGE ON CORNER LOT

Garages siding on corner lots are prohibited. This concept creates a massive facade void of architectural interest.

Placing detached or attached garages on the interior lot side of corner lots is acceptable. Example of acceptable garages on corner lots are set forth below.

1.6 POOLS AND SPAS

Portable or permanent, above-ground swimming pools are prohibited. Smaller, prefabricated, installed above ground spas or hot tubs are acceptable if part of an integrated deck system. Above ground spas or hot tubs, visible from public view or from other lots must be skirted, decked, screened or landscaped to hide all plumbing, heaters, pumps, filters, etc.

Maximum privacy screen height is not to exceed 6' - 0" above existing grade. Screening material must be with masonry wall (compatible with the residence), wood fence with finished side out, or other screening material approved by the A.R.C. Privacy screens must be landscaped to conceal them from public view.

All pools and spas must have security fencing and self-latching, locking gates and meet or exceed City of Norman pool enclosure requirements.

Swimming pool appurtenances such as rock waterfalls and sliding boards must not be over six feet (6') in height. Skimmer nets, long handle brushes, pool chemicals, filters, pumps, heaters, plumbing, etc. must not be visible from public view.

Pool walls shall not encroach on utility casements. If pool plumbing is required in utility easements, contact utility coordinating committee before digging. Wood or concrete pool decks may be placed on utility easements, but are subject to removal by utility companies at their discretion.

All pools and spas, with a site and landscaping plan, must be approved in writing by the A.R.C. prior to construction.

1.7 FENCES

A minimum fence setback of 10' - 0" from front elevation of the house is required unless a lesser setback distance is required to hide mechanical equipment or otherwise approved by the A.R.C.

A minimum fence setback of 5' - 0" on corner lots from property line is required for planting buffer. Fences more than thirty feet (30') in length require a planting buffer.

A maximum fence height of 6' - 0" is allowed except as may be approved by the ARC. Variation of fence height must be specifically approved in writing by the ARC. for an individual application such as enclosing a courtyard or atrium.

Fences are only to be constructed of wood unless developer chooses to upgrade fencing.

To insure compatibility of fence design throughout the community, all fences visible from the public street that depart from provided illustrations must be approved by the ARC.

If there is only one “finished” side, it must be the public side. Fences are not to be stained or painted.

Diagonal and horizontal fencing is strictly prohibited. No chain link is permitted.

1.71 FENCES - CORNER LOTS

All fences in public view including corner lot fences and side yard fences paralleling the fronting street must be installed with the finished side out. Such fences shall be located a minimum of one (1) ft. inside of location of sidewalk. Examples are shown below.

1.72 WOOD FENCE-INTERIOR LOTS

All wood fences are to be constructed with #2, no knot cedar lx6 pickets, #2, 0.4 pressure treated southern yellow pine posts and rails. Pickets are to be attached with eight (8) penny, hot-dipped galvanized, screw shank nails on a string line guide. No used material is allowed.

No fence shall protrude forward on any lot beyond front of residence.

Fences are to be kept in good repair.

1.73 PERIMETER FENCES ALONG HIGHLAND VILLAGE DRIVE

When wood fences are to be constructed in lieu of a perimeter wall, they shall be built with #2 or better, no knot cedar lx6 pickets, #2 or better treated southern yellow pine posts and rails. Pickets are to be attached with eight (8) penny, hot-dipped galvanized, screw shank nails on a string line guide. No used material shall bc allowed.

Fences shall be kept in good repair.

The developer may choose to upgrade perimeter wall fences and shall pay for the increment upgrade cost of such fence.

1.8 LOT DRAINAGE

It will be the responsibility of each builder to provide adequate drainage for each home while minimizing lot grading and maximizing specimen tree preservation.

Caution should be used to insure that all the lots have positive drainage away from the house foundation and that all lots drain to the drainage system provided for that lot.

SECTION 2. ARCHITECTURE


2.1 GENERAL

The following guidelines are not intended to limit the creativity of the builders in their design or construction. They are intended to provide a basis for design concepts, forms and materials to create a comfortable, cohesive living environment. The design of each residence should inspire a sense of individuality, while fitting into the overall sense of community.

The architectural style of Highland Village homes should reflect current contemporary style homes based upon authentic, historical styles rather than arbitrary combinations and exaggeration of styles.

The builder shall be responsible for individual site development and maintenance including the area within the public street right-of-way (between the back of the street curb and property lines). The builder of corner lots shall be responsible for the right-of-way for both streets.

Each builder shall also be responsible for street cleaning and trash pickup on the adjoining lots and areas affected by homes being constructed. No debris is to buried on Highland Village property. Concrete washout areas are to be provided within each Section.

2.11 LIVING AREAS

In order to enhance the distinction between single-family housing in each neighborhood, the following living area requirements must be adhered to unless otherwise approved by the ARC. These living area requirements establish the maximum and minimum requirements set forth in the Declaration of Covenants, Conditions and Restrictions for each section and may be modified by the ARC.

The square footage is to be calculated as the total living area of any single-family residence exclusive of open porches and garage.

SQUARE FOOT PER LOT:
   
Up to 75' wide lots
   
Minimum living area
2200 sq. ft.
Maximum living area
Maximum allowed by ARC
   
80' wide lots and larger
   
Minimum living area
2200 sq. ft.
Maximum living area
No Limit

2.2 SETBACKS, ELEVATIONS & MASSING

The look and feel of a building plan from the exterior is determined, in part, by the footprint and the roof form. The two elements should work together to provide variety in the street scene. Plan shapes shall be arranged to compliment each other. Imaginative plan geometry and roof forms increase the sense of individuality and are encouraged.

Varied elevations and arrangements on the site result in more interesting street scenes. More pleasing arrangements are achieved with a variety of articulated plans, which break the rectangular box into interesting three­ dimensional shapes with courtyard-like spaces in and around each house. In addition to the improved footprints, the street scene is made more attractive with the combination of right and left-hand units,

Building fenestration and details should relate to human scale, especially at doorways, windows and building entrances.

Priority should be given to those sides of the house which are visible from streets and walkways. The most articulated elevations should be those which are in public view. Houses will be seen from all angles, therefore, a continuity of colors, materials and details on all elevations is required.

Where possible, Corner lots are to be single­-story, or single-story elements of two-story residences placed toward the corner. Where a “U” shaped plan has a short and long side, the short side should be toward the corner.

2.21 EXTERIOR ELEVATIONS

The desired style of Highland Village comes from good street planning, varied relationships of plan to elevation, form following function and the use of a selected range of materials.

The same criteria for breaking up the box shape of a plan (Section 2.2) applies to all elevations.

All single-story houses should include some variation of the roof ridgeline to increase interest along the street frontage. Elevation preferences are reflected in below referenced examples.

2.22 ELEVATION REPETITION

Location of various house designs shall be carefully reviewed to avoid excessive repetition of one or two designs in the street scene. The intent is to avoid the negative “look-alike” effect of frequent repetition, but still allow sufficient latitude to the builder to satisfy market demand,

If a plan is to be repeated with the same front elevation design, it must not occur more frequently than beside or directly in front of every fourth (4th) consecutive lot. Thus, where this situation exists, at least two (2) different home elevations must occur between the next repeated elevation. Brick and trim color in this situation must be different for the repeated elevation.

If a plan is to be repeated with a different front elevation design, it must also not occur more frequently than every fourth (4th) lot. Thus, at least two (2) other home plans must occur between the next repeated floor plan with a different front elevation design. Brick color ­must also be different for the repeated plan.

The ARC reserves the right to reject an elevation that closely resembles that of a nearby house or in any way detracts from the overall street scene. Additionally, identical uses in brick type and color and siding color are generally prohibited on homes that are adjacent to one another.

2.3 EXTERIOR MATERIALS

Materials shall be used with restraint in regard to both color and diversity of material types. The intent is to create a continuity of materials throughout the neighborhood. The number of primary materials on the exterior of all elevations will be limited to four (4), not including roof shingles. The following materials are acceptable:

BRICK - Light or dark ranges in earth tone colors. Brick shall meet standard specifications established by The Brick Institute of America.

HARDBOARD SIDING - Siding material shall be hardboard and must be of horizontal, lap type, or smooth type.

Hardi Board, Hardy Plank or equivalent is acceptable.

Wood siding is prohibited, subject to ARC approval.

Vertical siding is prohibited, subject to ARC approval.

Vinyl siding is prohibited, subject to ARC approval.

Diagonal siding, board and batten, plywood and particleboard are prohibited.

All siding must be painted or stained.

STONE - Stone on the exterior of a residence must be approved by the ARC to ensure architectural compatibility within the neighborhood.

STUCCO - Stucco may be used as an exterior wall finish, provided its detailing is consistent with the style of the architecture. Stucco must conform in color with all other exterior housing materials.

TRIM - All trim shall be smooth/semi smooth, high quality finish grade stock wood. Trim shall be stained or painted.

ALUMINUM, MILL FINISH OR WOOD WINDOWS - Color and finish shall compliment color and architectural style of the house and type of siding use. Masonry and siding requirements are listed below.

MASONRY REQUIREMENTS:

Masonry requirements for front, side and back of all residences shall be 65%., the location of which must be approved by the ARC.

2.3.1 EXTERIOR MATERIALS

ROOF MATERIALS - Roofing shall be of consistent color. Roofing material allowed shall be a minimum of 25-year warranty, shadow profile composition roofing shingles. The shingles shall be within the weathered and charcoal color ranges. Three tab shingles will require written approval of the ARC.

GUIDELINES AND STANDARDS - All builders shall submit samples of all finished materials to the ARC for approval.

Soft subdued paint colors as approved by the ARC shall be used. Bold, primary or unusual colors are prohibited. Each builder is required to also submit a color palette to the ARC for approval.

All residential buildings must meet the minimum masonry requirements as listed on Table 3. All other buildings (except greenhouses) must be a minimum of 65% masonry (and/or stone or stucco) inclusive of windows, doors, and other fenestration to assure a continuity in the type and quality of materials throughout the neighborhood. Greenhouse structure shall not exceed one (1) story in height or five hundred SF (500').

Hardi plank may be used in producing all siding products or in conjunction with masonry. Only Hardi plank will be acceptable for such use.

In masonry construction, all mortar joints shall be tooled with mortar color complimentary to the brick color.

No material change shall ever occur on an outside corner. The technique of “shirt fronting” of masonry veneer will not be permitted. Material changes are most successful when made as part of a larger offset; for example, a masonry pier or recessed window.

Gable ends of a uniform material are desired

An example of outside corner material change is shown below.

2.32 MAILBOXES

Builders and homeowners are responsible for providing individual mail boxes. All mailboxes as to style and material, must be pre-approved by the ARC prior to installation.

2.33 ENTRANCES, WINDOWS, ROOFS

Care should be given to the size, type and organization of all windows. They should never appear like surface “holes” cut into the side of a box. They should be architectural features and wherever possible, grouped into recessed areas or bordered by projections, which provide a shadow pattern. Scattered windows tend to create awkward, face-like shapes and should be avoided.

Deeply recessed entrances provide both protection from the elements and a sense of individuality. When used with wall extensions, the whole entry can result in a courtyard effect, which is very appropriate to the region. Individual entrance structures should be distinctive architectural features. Entrance structures are attractive with a combination of overhanging roofs and variety in the elevation configuration.

Large front-facing gables shall be avoided unless they are broken into small-scale elements. Otherwise, open gables are better facing toward side yards.

Changes in roof geometry are best when accompanied by offsets in plan.

Hips and gables should not be combined in the same house unless they are an outgrowth of the plan form.

Avoid flat roofs. Minimum slope for all roofs shall be no less than a 6/12 pitch. A combination of roof pitches may be used if they are integrated with the design of the house.

2.34 ROOF OVERHANGS

Roof overhangs are both practical and attractive. They give a house character and solar protection.

Overhangs should be an integral part of the building form and not thin planes extended past the mass of the house. They should be used over windows to create shadow.

Exposing the ends of rafters is prohibited. A fascia of at least lx4 or lx6 size should be used.

Box-in overhangs where feasible.

2.4 GARAGE DOORS

Garage doors should not dominate the façade of the house and visually overwhelm the street character.

Doublewide garage doors (often at least 16 feet wide) generally look like blank walls. They are usually devoid of architectural elements. Two single-wide garage doors have a better scale and are preferred over doublewide doors.

Garage doors shall be painted or come from factory, matching the hue of brick or primary color of siding or trim allowed, or as required by the ARC.

The traditional solution to minimizing garage door domination is to detach the garage from the house proper, allowing the house to stand on its own and reflect the relationships of the interior spaces to the street. For shelter, the garage often is connected to the house with a covered walk, breezeway, etc,

Treatment of detail on garage doors should be consistent with the overall character of the house. Consistency may be accomplished with one or two well placed windows along the top of the garage door and by breaking up the mass with paneled construction.

No wood or particleboard doors are permitted. All garage doors are to be metal. Glass fenestration is permitted. No reflective film or foil is permitted on windows.

Side entry garages should be used to break up the monotony of garage door corridors.

Garage door color shall either match the adjacent wall or be painted a neutral color.

Example of garage door preferences is shown below.

2.5 LIGHTING

The builder may install and maintain lighting on individual lots in a manner that does not cause distraction, is a nuisance, or is unsightly.

Exterior residential lighting can convey a warm, inviting atmosphere. Care is to be taken in placing fixtures, selection of fixtures and types of light source. Exterior illumination of architectural features such as columns, entries, chimneys and landscape features are encouraged.

If lighting is installed, the lights should be directed to illuminate house number graphics. Ground lighting or decorative light fixtures are acceptable. Decorative fixtures must be of high quality materials and workmanship, and be in scale and style with the residence.

Freestanding decorative fixtures are acceptable, but must be approved by the ARC.

Sodium vapor lights, except for subdivision streetlights, are prohibited.

Mercury vapor security lights within public view or from other lots, are prohibited. Mercury vapor lights when used for special landscape lighting effects, (hung in trees as up and down lights) are permissible with ARC approval.

Colored lenses on low voltage light, colored light bulbs, fluorescent and neon lighting is not permissible.

Metal halide, quartz and natural gas lights are acceptable.

All lights, including spotlights and downlights from trees are to be concealed from direct view and directed to avoid light spill onto adjacent property and roads.

Lighting preferences are shown on following page. Attached Graphic to Section 2.5

2.6 SCREENING

Air conditioning (AC) units, etc. are to be placed away from public view. In the absence of complete yard fencing, air conditioners must be screened from view. If possible, create niches or offsets in the building plan to tuck mechanical equipment into.

Shrubs or vines should be placed in front of screens.

Hedges may be used for screens if plants are large enough and spaced closely enough to provide adequate screening. Screening with plants is to be accomplished with initial installation, not assumed growth at maturity. Staggered spacing of shrubs for hedges makes a good screen.

Example of AC Unit Screening is shown below.

2.7 ROOF TOP ANTENNA, SATELLITE DISH AND ACCESSORY STRUCTURES

The roofs, as an expressive design element, should be kept as visually unobstructed as possible. Radio/television antennae, satellite dishes or radio towers may not be visible from the outside of a dwelling unit from any public street right-of-way wherever possible. Satellite dishes are restricted to 18" diameter.

Vent stacks and other necessary roof protrusions shall be located away from public view, on the backside of the roof. All vent stacks and flashing are to be painted to match the color of roof shingles or approved roofing.

No antennae may be visible from the outside of a dwelling unit from any public street right-­of-way. All antennae must be completely concealed.

No rooftop or window HVAC equipment is permissible, except as may be approved by the ARC or contained in the Restrictions. Extreme care should be taken in location of condensers to avoid noise infiltration of adjoining bedrooms and other “quiet” zones.

The only accessory buildings allowed will be greenhouses, gazebos or trellis shade structures. All accessory buildings must receive ARC approval prior to placement.

2.8 WIRING REQUIREMENTS

The wiring requirements used in Highland Village are to have category five wiring. In addition, all cable, jacks and wiring will conform to City of Norman requirements and specifications.

Mounting panels and cabinets will be constructed pursuant to City of Norman wiring requirements.

SECTION 3. LANDSCAPING

3.1 RESIDENTIAL LANDSCAPING

A single row of foundation planting is not acceptable.

Planting beds are to be curvilinear with the shrubs massed in tiers, smaller shrubs and ground cover in the front and larger shrubs in the rear of the beds. Groupings of shrubs of the same species provide a more substantial look. Avoid planting foundation shrubs at a constant distance from the foundation. Radius beds eight feet (8') minimum from building and variable widths of bedding arc recommended.

Mulch all planting beds with 2" shredded pine bark, pine straw or hardwood mulch.

No gravel of any size or color is permitted for use or a substitution for shrubs, ground cover, mulch or grass lawns. Specimen boulders and rock borders are permitted.

All grass visible from the street is to be solid sod composed of Bermuda, Zoysia or Fescue.

Submittal of a landscaping plan is required by the ARC prior to final approval for the construction of any home. Such plan will include:

Location of trees required

Location of planting beds

List of plant material proposed with species and quantities

3.2 MINIMUM LANDSCAPE REQUIREMENTS

At a minimum, two (2) hardwood trees and one (1) ornamental tree) shall be planted in the front yard of each non-wooded or sparsely wooded lot, unless otherwise approved in writing by the ARC. A non-wooded or sparsely wooded lot contains less than four (4) existing trees of a minimum 4" caliper in front yard and less than 4 existing trees of a minimum 4" caliper in the backyard. On sparsely wooded lots having existing trees in the front yard, builder may request a variance from this requirement.

Hardwood trees to be planted are to have a minimum 3" caliper measured 6" from the base of the tree. Hardwood trees do not include pine species. One (1) tree may be an ornamental tree (30-gallon minimum size).

TREE REQUIREMENTS:
     
Lot Width
Trees Required
Type
Up to 75'
2

1 Hardwood 1 Ornamental

75' or over
3

2 Hardwood 1 Ornamental

Front Yard Planting example shown below.

3.3 PLANTING BED EDGES

Planting bed edging is not required, but is encouraged for maintenance purposes and to define the shape of planting beds. Edging that will be conducive to easy maintenance with weed eaters or gasoline or electric powered edgers should be considered.

Edging should not compete with the visual quality of planting beds, but should enhance the overall naturally wooded appearance of the development.

3.4 CORNER LOT PLANTING

Corner lots that do not have landscape casements (by developer) should soften long walls or fences with landscaping. A minimum 8' - 0" wide space should be left between a sidewalk and fence to allow for landscaping.

Fences on Corner lots 30' in length or more in non-wooded areas shall have planting between the fence and the sidewalk. Minimum planting recommendations are 5, five-gallon azalea spaced at 42" O.C. or 5, five-gallon Indian Hawthorn at 30" O.C. or 5, five-gallon Dwarf Yaupon Holly at 30" O.C. and 3, thirty (30) gallon, multitrunk River Birch or Crepe Myrtle. However, no multitrunk trees shall be allowed.

3.5 TREE PROTECTION

The natural environment and mature forest are major assets of Highland Village. The builder shall exercise extreme care during construction to avoid the removal or damage to existing trees and vegetation.

The following procedures will be followed to insure the survival and good health of trees existing on site:

A. On each lot, tree protection fencing must be placed around dripline of trees to be preserved in order to prevent storing of machinery and/or equipment on the tree roots. Placement of protective fencing shall be at the dripline of tree.

B. Excessive pedestrian traffic should not occur within dripline of trees to be preserved.

C. Soil shall not be excavated, spread, spoiled or otherwise disposed of within dripline of trees to be preserved.

D. Trash burning not permitted on site.

E. In tight areas, where fencing to dripline is not possible, protect trees by strapping (not nailing) a continuous shield of wood, 2" x 4" x 5', around the trunk and lay plywood on ground in dripline of tree.

F. No dumping or disposal of any material within the dripline will be permitted including concrete washout.

G. Trees to be preserved shall be maintained in good, healthy condition by means of truck watering, fertilizers and pest control until resident occupies home. Trees stressed by nearby construction and root loss will require additional water and fertilizer in order to endure the stress.

H. Spade moving specimen trees which will otherwise be destroyed by construction into a sparsely wooded front yard will be considered by the ARC in lieu of tree planting requirements outlined in Section 3.2 - Minimum Landscape Requirements.

3.51 TREE PRESERVATION

Trees left in clusters with existing understudy vegetation increases the trees chance for survival because the root system will be less affected. Removal of understory vegetation may allow too much light and air to penetrate to the ground causing roots to dry out. If leaving existing understory vegetation is not practical or desirable, creating planting beds under tree group canopies is beneficial.

In general, changing grades within driplines is detrimental to trees. Fencing the driplines of trees and keeping debris from within the area can help protect existing trees. No fill greater than 6" and no cut of grade is allowed within the dripline of trees to be preserved.

3.52 TREE PRESERVATION UTILITIES

Placement of utilities within the dripline (outward extent of tree canopy) is detrimental to chances of tree survival on a developed lot. Where keeping utility lines from within tree canopies is not possible, care should be taken to protect root system as much as possible by root pruning prior to installing utilities and boring for utility line passage.

In an effort to protect specimen trees, starting a bore outside of the dripline and tunneling under a tree preserves more of the root system and is worth the additional cost.

Root prune using accepted methods of trenching and then surgically cut roots. Prune tree branches using accepted methods to existing grade compensate for loss of root system.

3.6 PLANT MATERIAL

The following is an appropriate list of plant material for Highland Village. Other plant material may be used, but priority should be given to plants from this palette.

TREES

Palm trees in public view are considered to be out of character with the desired landscape effect and will not be acceptable if seen from public view or other lots. The use of golden euonymus, because of growth characteristics and susceptibility to disease, is discouraged. Arborvitae, Italian Cypress, junipers (other than ground cover varieties), yucca, cactus and bamboo are not in character with the plant palette are discouraged and should be plated out of public view, and may be cause for rejection of landscaping plans.
Hardwood Trees Pine Trees Ornamental Trees
Oak-Pin-Live Pine-Slash,Black Crape Myrtle
Shumard Oak Loblolly Pine, Ponderosa Star Magnolia
Red Oak   Texas Mountain Laurel
Burr Oak   Viburnum - Species
Willow Oak   Vitex
Water Oak   Loquat
Bald Cypress   Redbud - Oklahoma, Chinese, Eastern, Forest and Pansy
Red Maple-Species   Silverbell
Elm-Athena,Lacebark   Purple Leaf Plum
Wax Myrtle   River Birch
Chinese Pistache   Golden Raintree
Cherry Laurel   Arizona Cypress
Pecan   Eastern Red Cedar
Magnolia-Species   Desert Willow
Sweet Gum-Fruitless   Chitalpa
Holly - American, Savanah, Nellie R. Stevens   Canada Flowering Crabapple-Species
Sycamore-Species   Flowering Pear- ‘Aristocrat', ‘Capitol' - No Bradfords
Ash - Green - Purple   Chinese Fringe Tree
Ginko Biloba   Parsley Hawthorn
    Dogwood-Species
    Evergreen Pear
    Saucer Magnolia
    Carolina Laurel-Species
    Cedar-Blue Atlas-Deodur or Tollesons
    Japanese-Specimen
    Caddo Maple

3.61 PLANT MATERIAL

Shrubs Recommended Spacing
   
Cherry Laurel - Otto Luyken  
or Russian 24" o.c.
Dwarf Yaupon 24" o.c.
Dwarf Fothergilla 36" o.c.
Azalea Karume Varieties 24" o.c.
Azalea Indica Varieties 36" o.c.
Chinese Witch Hazel 36" o.c
Sweet Olive Specimen
Sweet shrub (Calycanthus) Specimen
Flowering Maple Specimen
Buddleaia (Butterfly Bush) Specimen
Hydrangea Species
Oak Leaf Hydrangea 36" o.c.
Dwarf Pyracantha 24" o.c.
Dwarf Chinese Holly 24" o.c.
Dwarf Crape Myrtle 24" o.c.

Dwf. Fotherqilla &
Dwarf Nandina “Purpurea”

36" o.c.

Dwarf Juniper “Bar Harbor”
& Blue Pacific Garden

18" o.c.
Eleagnus 48" o.c.
American Beauty Berry 36" o.c.
Pyracantha 24" o.c.
Burning Bush 40" o.c.
Berberis Species
Cleyera 30" o.c.
Compact Nandina (Domestica) 24" o.c.
Nandina (Domestica) 30" o.c.
Berberis Species
Abelia 40 o.c.
Indian Hawthorn Species
Cotoneaster & Coppertone Loquat 60" o.c.
Texas Sage 30" o.c.
Yew Species
Banks Rose Specimen
Floribunda Rose Specimen
Ligustrum & Spedes 48" o.c.
Weigelia Species
Mock Orange Species
Southern Waxmyrtle 60" o.c.
Nandina - Gulfstream 30" o.c.
Loropetalum 36" o.c.
Japanese Kerria 40"o.c.
Boxwood - English & Japanese 30" o.c.
Junipers Species
Itea - Sweetspire 40" o.c.
Oleander 60" o.c
Bottlebrush Specimen
Viburnum

Species

Possum Haw Specimen
Pampas Grass 60" o.c.
Ornamental Grasses Specimen
   

3.62 PLANT MATERIAL

Ground Cover Recommended Spacing   Vines Recommended Spacing
         
Lamium 18" o.c.   Coral Honeysuckle Specimen
Iris Species   Carolina Jasmine 18" o.c.
Holly Leaf Fem 18" o.c.   Honeysuckle Specimen
Mexican Heather 18" o.c.   Trumpet Creeper Specimen
Monkey Grass 8" o.c.   Chinese Wisteria Specimen
Liriope/Variegated Liriope 8" o.c.   Virginia Creeper Specimen
Ajuga 6" o.c.   Evergreen Wisteria Specimen
Wood Fem 12" o.c.   Cross Vine Specimen
Sedum - species 6" o.c.   Clematis Specimen
English Ivy 12" o.c.   Okebia Specimen
Algerian Ivy 12" o.c.   Porcelain Specimen
Asian Jasmine 12" o.c.      
Vinca 8" o.c.      
Epimedium species 18" o.c.      
Lanium 18" o.c.      
Moneywort 18" o.c.      
Pachysandra 18" o.c.      
Hardy Ice Plant 18" o.c.      

3.63 PLANT MATERIAL

Annuals Spring and Summer   Fall and Winter
       
  Marigolds   Chrysanthemum
  Impatiens
  Pansies
  Periwinkle (Vinca)   Ranunculus
  Verbena   Cyclamen
  Purslane   Daffodil
  Portulaca   Tulip
  Salvia   Snapdragon
  Petunias    
  Bluebonnet    
  Amaryllis    
  Scaevola    
 

Lily

   
  Rain Lily    
  Lily of the Niles    
  Begonias    
  Daylily    

3.64 PLANT MATERIALS

Grass - Solid Sod

All grass exposed to public view is to be Bermuda, Zoysia and Fescue. Lawns may be “overseeded” with rye grass (maintained to 2 - 1/2" high).

All lots shall be fully sodded prior to occupancy, unless otherwise approved by the ARC.


3.7 RAIN GUTTER DRAINS

Rain gutters are required on front elevations. Roof design, or the use of diverters shall keep dripping water off of patios, balconies, stairs, doorways, etc.

Positive drainage away from the building shall be provided.

Down spouts are to be located to provide a clean unobtrusive appearance, terminated by either splash blocks or connection to the storm sewer.

Roof drainage that will ultimately create erosion or run across pedestrian walks and paths is not acceptable.

Drainpipes tied into rain gutter down spouts must be completely hidden from view. Plant shrubs or ground cover large enough and dense enough to hide the drainpipes. Use splash blocks where practical.

Gutters and downspouts shall be integrated with architectural design in color, shape and location.

3.8 IRRIGATION

Installation of an irrigation system by builder is encouraged but is not mandatory.

Sprinkler heads should be located to effectively water areas intended with minimum overthrow onto pavement, walks, etc., and to provide 100% overlap (head to head coverage).

Standards

a. Head-to-Head coverage system providing 100% coverage.

b. Swing joints on all heads shall be used to avoid mechanical damage.

c. Use hi-pop risers in beds next to walks and driveways keeping rigid risers away from street and driveway curbs to prevent damage from traffic.

d. All pressure mains shall be Schedule 50 PVC with slip joint connections.

e. Backflow preventer shall be placed out of sight in shrub mass when possible.

f. Utilize separate valved sections for shrub and lawn areas that have different water requirements.

g. Automatic controllers to be placed in garage or hidden from public view.

h. Trenching shall be avoided within dripline of existing trees.

i. Do not design circuits for more than 75% of maximum pressure.

j. Choose best head type for particular application.

k. Irrigation by bubblers, drip and leaky pipe are appropriate for some situations.

l. Pressure backflow device and connection to City water line performed by licensed irrigator or master plumber.

m. Rain sensing devices are recommended to avoid watering during rainy periods.

3.9 GRADING

Berms, retaining walls and terracing of lawns are only permitted on lots without substantial tree cover.

Berms are to be graded in gentle, undulating naturalistic forms, and not straight or steep slopes. Provisions are to be made for drainage around or through berms as required. Generally, a height of forty-eight inches (48") from top of adjacent curb is the maximum berm height desired.

Steep slopes of more than 3:1 should be broken with retaining walls or terracing.

SECTION 4. MODEL HOMES/SALE OFFICE


4.1 LAYOUT/PROMOTIONAL

With the exception of sales offices in a garage, the models shall be presented, as much as possible, as the finished product will be sold. Sidewalks do not necessarily need to be placed two feet inside the right-of-way, perpendicular to the property line, but can meander between the model units.

24" x 36" maximum size sign panel may display builder's name and/or logo or trademark. Colors and graphics shall be submitted to Architectural Review Committee for approval prior to placement on model home lots.

Large decorative appurtenances may detract from the model homes and are discouraged. Planters, flowerpots, benches and other small decorations can provide a sense of scale and “lived in” appearance. The use of annual flowers is encouraged.

Landscape planting shall exceed minimum requirements for other lots. Plants are to be selected from the plant list in the landscape section of these guidelines. If planting beds are extended from one lot to another to create a park like atmosphere, care is to be taken to not block drainage down side lot lines.

Each model home shall be permitted one sign to display the name of the builder. The sign face shall not exceed eight feet (8') in width and four feet (4') in height. The height above the existing lot grade may not be more than six feet (6'). If placed on Corner lots, locate the sign within the property line and within the side setback line.

No posts or framework are to be exposed (bases of signs must be enclosed with lattice or other suitable material or covered by shrubs).

Graphics on the sign may include: builder name, logo and/or slogan, price range, phone number and business hours. Signs may not be internally lighted.

Sign colors are to be selected to enhance quality. Color samples shall be submitted to the ARC prior to building signs. Standard company colors are allowed.

4.11 LAYOUT/PROMOTIONAL

Signs designating model names, sales office, entrances and exits may not exceed 12" in height and 18" in width.

Trap fencing is permitted, but must be of wrought iron or steel design that adhere to these guidelines for such fencing. As a temporary fence, the trap may be installed within the street right-of-way. Other types of fencing may be given consideration by the ARC if overall concept of the model home requires variance.

No flags are permitted.

One sign per single family lot allowed until occupancy. Information to be conveyed:

Name of Builder and Status of lot (i.e. Sold, Available, Sale Pending)

Exterior fluorescent lighting is prohibited. Up lighting is encouraged.

When model homes are vacated for sales purposes, they are to be converted to standard single family residences. The ARC is to approve all aspects of conversion. Sales offices must be put in condition of typical units in the builder product line, i.e., French doors in garage walls are not permitted to remain but must be bricked in or replaced with operating garage doors or partially bricked and windowed.

Standard 48" wide subdivision sidewalks, 2 feet inside and parallel to the right-of-way line, are to be in place when conversion is completed. Meandering sidewalks on lots are to be removed, unless they are tastefully incorporated into the final design for finished lots. Off street parking lots, if any, are to be removed after closing model units.

SECTION 5. SUBMISSION AND APPROVAL

5.1 GENERAL

The official submittal of plans and specifications to the Architectural Review committee provides a review process for conformance to guidelines and standards adopted by the ARC. A clear, direct statement as to acceptability of construction plans is to be made within the review time period. The end result is to impart a visual character and a sense of community through controlled architecture and landscaping.

All new construction, subsequent construction. remodeling with exterior exposure, expansion. and demolition of structures must be reviewed and approved by the ARC prior to commencement of any on-site building or construction activity. The approval process will be facilitated if complete and high quality will submittal documentation is provided to the ARC. The ARC reserves the right to alter the review process in order to ensure an adequate review of all submissions while accommodating the needs of builders.

The design for residences must be approved in writing by the ARC before construction of a residence can begin. The ARC is committed to a high level of design quality within our communities by reviewing residential design and platting submissions and working with our builders to achieve this goal.

Submittals shall be sent to the attention of the Architectural Review Committee, in care of.

Don Wells

1800 N. Interstate Dr.

Norman, OK 73072

5.2 REQUIREMENTS

TYPICAL BUILDING PLAN REVIEW

The Builder is required to submit complete and accurate, typical design and architectural plans of all residential model plans the builder desires to be pre-approved by the ARC.

Minimum submittal requirements are as follows (additional information is encouraged):

1. Plan Submittal Form (see Attachment A)

2. Schematic Plans Including:

a. Typical Building setbacks, easements and R.O.W. Identification (survey).

b. Typical Utility Service Locations.

c. Typical Siting of Improvements/Fencing

d. Floor Plans @ 1/8 in. = 1' - 0" min. scale.

e. Exterior Elevations 1/8 in. = 1' - 0" min. scale.

f. Outline Specifications describing all materials to be used on the project.

g. Typical building material samples.

h. Typical Landscape Planting Plan.

Each submittal shall consist of one (1) set of blueline prints and supplementary specifications. Only complete sets will be reviewed.

The Builder or his Agent has complete responsibility for compliance with all governing codes and ordinances

5.21 REQUIREMENTS

INDIVIDUAL LOT/BUILDING PLAN REVIEW

Builders must submit site specific plans for all lots prior to construction. Minimum submittal requirements are as follows (additional information is encouraged):

1. Plan Submittal Form (see enclosed)

2. Site Plan Including:

a. Complete and accurate design and construction documents for examination by the ARC.

b. Building setbacks, easements and R.O.W. identification (survey).

c. Utility service locations.

d. Siting of improvements/fencing.

3. Construction documents and specifications for variations from standard.

a. Floor plans @ 1/8 in. = 1' min. scale.-

Final Construction Documents

b. Exterior elevations 1/8 in. = 1' min.

scale.- Final Construction Documents

c. Final specifications.

d. Submittal of material samples

e. Foundation designed and scaled by a professional engineer.

f. Landscape Plan

The builder or his agent has complete responsibility for compliance with all governing codes and ordinances.

For production builders that repeat floor plans, a submittal of each floor plan is not required for every house provided the floor plan has received ARC prior approval through the Typical Building Plan Review process detailed previously. The builder shall reference the plan number and provide a site plan, exterior elevation, specifications and other items particular to the site not previously approved as outlined above.

5.22 REQUIREMENTS

The Architectural Review Committee shall review and approve, in writing, each submittal or recommend revisions to those aspects of the plans that are inconsistent with the builder guidelines. The review and approval process shall not exceed the following time constraints:

TYPICAL BUILDING PLAN REVIEW

Plan Submittal Form 15 Days

Schematic Site Plan

Preliminary Building

Development Plans

INDIVIDUAL LOT/BUILDING PLAN

REVIEW

Plan Submittal Form 15 Days

Site Plan

Construction Documents

These shortened time frames (as compared to the Declaration of Covenants, Conditions and Restrictions) are being made available to the Builders for initial construction and may be revoked at any time.

Construction shall proceed only after approval of the final set of drawings and specifications. Changes that occur during actual construction that differ from approved drawings will require alterations at the Builder's expense to restore compliance with approved drawings. No drawings are considered approved unless they are approved in writing by the ARC.

5.3 CONSTRUCTION REQUIREMENTS

A. CODE AND REGULATIONS CONFORMANCE

All building and site construction shall adhere to all life and safety requirements of the City of Norman, County or State. Nothing in these documents shall override or supersede any applicable building code or regulation of any regulatory agency having jurisdiction. In the event that there is a discrepancy in the Guidelines or Declaration and any applicable building code or regulation, the applicable regulation and/or code shall prevail. The Builder shall be responsible for notifying the ARC in writing and in a timely manner of any such known discrepancy. Nothing herein shall obligate the ARC to ensure any plans being approved shall meet the applicable standards, codes, or regulations of any agencies or authorities having jurisdiction over the Property and the ARC specifically makes no representation or warranties whatsoever in this regard. It should be the primary obligation of Applicant to ensure that all such standards, codes, or regulations are met.

B. INSURANCE, TAXES, AND BUILDING PERMITS

The Builder shall be responsible for insurance and applicable taxes and permit fees associated with and during construction in Highland Village.

C. ELECTRICAL SERVICES

Builder shall provide electrical power during the course of construction. Portable generators are not permitted after the exterior of the structure is completed. In addition, portable generators are not permitted to operate before 6:00 a.m. or after 8:00 p.m.

D. PORTABLE RESTROOM FACILITIES

Restroom facilities shall be provided on the construction site during the course of construction. Trailers or mobile homes are acceptable substitutes to a portable facility provided they are always made available to subcontractors.

5.31 CONSTRUCTION REQUIREMENTS

E. CONSTRUCTION VEHICLES

Vehicles will not be allowed to trespass on adjoining properties, nor may a trailer, motor home or temporary building be used for habitation. The ARC approval is required before moving a trailer or motor home onto the lot.

A construction and concrete wash-off area will be provided within each section for construction vehicles to wash off hazardous and unsightly concrete, mud, and other debris prior to traveling across project streets, such area of which shall be determined by the Developer.

F. EXCAVATION

Safety barriers shall adequately protect all excavations at all times while the job site is unattended in accordance with all applicable codes, standard, and regulations. Liability for injury or property damage during construction is entirely that of the Owner or Builder and not the ARC, Association, Board, or Declarant. Builders are required to secure liability insurance before construction commences. The certificate of liability insurance shall list the Association as an additional insured.

5.4 DEBRIS AND TRASH CONTAINMENT

A. CONSTRUCTION DUMPSTER

Prior to beginning construction, a construction Dumpster, or other suitable container approved by the ARC, shall be placed and properly used on the construction site. The Dumpster shall be of a sufficient size for the proposed work- and shall be emptied in a timely manner when the debris has extended beyond the top of the Dumpster. Under no circumstance shall construction debris be allowed to accumulate on the Lot or any adjacent Common Areas.

B. NOTIFICATION OF SUBCONTRACTORS OF GUIDELINES

Prior to construction, contractors and subcontractors should be advised of the Guidelines so that there are no misunderstandings about the expectations for working in Highland Village. The Applicant will be assessed any charges incurred by the Board or ARC should it become necessary to have a site cleaned up due to disregard of these requirements.

C. COMPLETION OF CONSTRUCTION

All construction Including, but not limited to, driveway, paint, lighting, and landscaping shall be completed within nine (9) months of construction ground- breaking.

D. NPDES-NATIONAL POLLUTION DISCHARGE REQUIREMENTS

Builders are required to adhere to all NPDES requirements for the control of sedimentary runoff onto public streets, storm water ditches, and other waterways.

No burial of construction debris shall be permitted. Silt fencing shall bc provided for gutter and drain inlet protection.

5.5 ADOPTION AND ENFORCEABILITY OF BUILDER GUIDELINES

The undersigned parties, constituting both the owner of all of Highland Village Addition to the City of Norman, and being all of the initial Directors of Highland Village Homeowners Association, Inc., do herewith approve and adopt the above mentioned Builder Guidelines of Highland Village to the City of Norman, the same of which will be applicable and enforceable by said parties as to both the above addition, and any subsequently annexed areas, unless otherwise changed or modified by Declarant Highland Hills, L.L.C., an Oklahoma Limited Liability Company.

Said parties herewith execute the same on the date shown in the hereinafter reflected acknowledgments.

5.6 PROJECT INFORMATION

Highland Hill, L.L.C., an Oklahoma Limited Liability Company

c/o Don Wells

2600 Van Buren, Suite 2634

Norman, OK 73072

Phone: 405-321-5700