pinecrest design guidelinespinecrestcluster.org/docs/pinecrest design guidelines...2324, 2330, 2334,...

Pinecrest Townhouse Cluster Design Guidelines 2014

reston, virginia


January 15, 2014


reston, virginia

Table of Contents

Introduction Pinecrest Cluster Site Plan Townhouse Styles Cluster Color Palette Front Doors Storm Doors and Sliding Glass Doors Front Door Side Lites Windows Entrance Walks and Patios Chimneys Decks Fences Light Fixtures House Numbers

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reston, virginia

Introduction

The Pinecrest Townhouse Cluster Design Standard establishes a base line for architectural materials, details, colors, and elements accepted by Pinecrest Cluster. Pinecrest, as an older Townhouse Cluster has evolved considerably over the years since it was constructed. New materials, details, colors, and elements have found their way into the architectural palette of the Townhouse Cluster causing the visual content of the Townhouse Cluster to become confused. This standard will eliminate future use of some of the materials, details, colors, and elements whose visual contribution is not beneficial to the overall Townhouse Cluster.

It is the policy of Pinecrest Townhouse Cluster to allow existing non-compliant architectural materials, details, colors, and elements to remain in place for the normal lifespan of the materials, details, colors, and elements or fifteen years from the date of the Adoption of the Design Guidelines. At the time of repainting or replacement only approved details, colors, and elements will be allowed.

Application must be made first to the Pinecrest Townhouse Cluster Board of Directors and then to the Reston Association Covenants for any changes to the architectural materials, details, colors, and elements prior to any changes being made to any Pinecrest Townhouse Cluster property.

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reston, virginia

Townhouse Styles

The Pinecrest Townhouse Cluster began with five floor plans or models. There are five Contemporary style townhouses and four Spanish Style townhouses.

All homes must retain or revert to the original house style (see style examples). The house style contains the layout of doors, windows, panels, and trim. By maintaining the house style, the entire building has a balanced, attractive look.

In an effort to simplify and strengthen the Clusters overall appearance this Design Standard has established the following criteria for the remodeling of the townhouse exteriors.

• Removal of existing exterior, bandboards, spandrel panels and trimabove and below existing windowsand doors is no longer allowed.

• In instances where the band boards,trim, and spandrel panels have beenremoved as part of previousrenovations, these material andfeatures shall be replaced in anysubsequent remodeling to replaceexterior material at the time of theexterior work or 15 years from the dateof the implementation of this ClusterStandard.

• Any renovation to the exterior of thetownhouses shall require the priorapproval of the Pinecrest TownhouseCluster Board of Directors and theReston Association Design ReviewBoard.

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reston, virginia

• Installation of additional sliding glassdoors and windows shall require theprior approval of the PinecrestTownhouse Cluster Board of Directorsand the Reston Association DesignReview Board.

The following is a summary of townhouse styles followed by typical elevations of the townhouse styles permitted under this Guideline.

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reston, virginia

Spanish/T1-11 Style Homes

Contemporary Style Homes

House Style Antiqua Cloudcroft Covent

Gardens Emerald Heights Pyrenees Lofty

Heights

A

2236, 2328, 2342, 2344, 2348, 2352, 2354, 2360, 2364, 2372,

2374

2378, 2382, 2386, 2394, 2406, 2410, 2412, 2418, 2424, 2440, 2444, 2446,

2454

None 2281, 2291, 2295, 2297, 2307, 2317

2499, 2493, 2485, 2481, 2473, 2469, 2463, 2461,

2451

2204, 2210, 2224, 2230, 2234, 2242

B 2332, 2336, 2340, 2358, 2370, 2376

2380, 2390, 2398, 2404, 2408, 2416, 2420, 2422, 2426, 2428, 2434, 2436, 2442, 2450

None 2287, 2293, 2301, 2303, 2311, 2321

2495, 2487, 2483, 2477,

2471

2200, 2202, 2208, 2214, 2216, 2220, 2222, 2228,

2232

C 2324, 2330, 2334, 2346, 2356, 2362, 2366, 2368

2388, 2400, 2402, 2430, 2438, 2452,

2456

None 2289, 2299, 2309, 2313, 2315, 2319

2497, 2487, 2483, 2477,

2471

2206, 2212, 2218, 2226, 2236, 2238,

2240

D 2338, 2350 2384, 2414, 2432, 2448 None 2283, 2285,

2305, 2323 2467, 2457,

2453 2244

House Style Antiqua Cloudcroft Covent

Gardens Emerald Heights Pyrenees Lofty

Heights

A None None 2246, 2250, 2274

2296, 2308, 2316, 2327, 2345, 2351, 2357, 2375

None 2203, 2209, 2221, 2227

B None None 2248, 2256, 2260, 2264, 2268, 2276

2284, 2292, 2298, 2304, 2322, 2325, 2343, 2353, 2359, 2363, 2365, 2369

None 2201, 2207, 2215, 2223,

2233

C None None 2254, 2258, 2262, 2282

2286, 2290, 2300, 2306, 2320, 2333, 2339, 2355,

2367

None 2205, 2213, 2225, 2231,

2235

D None None 2252, 2272, 2280

2288, 2302, 2310, 2318, 2329, 2337, 2347, 2349, 2361, 2373

None 2211, 2219, 2229

E None None 2266, 2270, 2278

2294, 2312, 2314, 2331, 2335, 2341,

2371

None 2217

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reston, virginia

House Style – Siding and Panels

The charts above specify which courts can have what siding. The courts called “Spanish” can use either stucco (including board siding that looks like stucco) or T1-11 placed vertically. Houses on Contemporary courts should continue to use horizontal cedar panel siding.

Each house is assigned a “style” which specified the placement of panels and trim.

General • All elevations (front, rear, and side if

an end unit) are to be resided at the same time.

• House panels are to remain flat, notgrooved, and be made of plywood.

Stucco • Stucco can be plaster over plywood,

or it can be Stucco boards (JamesHardie Stucco Fiber Cement PanelSiding) to provide the sameappearance.

• Repairs to Stucco can be done byfilling in the grooves with mortar, thenusing “Stucco patch”.

T1-11 • T1-11 siding must be vertical 5/8” with

4” scoring.• Rear window and door trim to be 2” to

4” to provide a better seal.• The Siding is to be butted against the

doors and windows and caulked.



reston, virginia

• Where 2 pieces of T1-11 siding meet,a metal flashing piece, painted tomatch siding color, is needed over theseam to prevent water seepage. Donot use additional wood trim.

• At corners, 1”x4” corner boards are tobe added and painted to match sidingcolor. A similar finishing board is to beplaced over the top edge of the sidingunder the eaves and painted to matchthe color of the siding.

• Foundations visible above the soil lineare to be parged (coated with plaster)if repairs are necessary, and paintedto match the color of the siding.

• Fire walls are never to be siding withwood; use stucco painted theapproved party wall color.



reston, virginia

Cluster Color Palette

The Pinecrest Townhouse Cluster Color Palette began with nine color palettes, five for the Contemporary style townhouses and four for the Spanish Style townhouses. Each color palette was assigned to a specific style townhouse.

Over the years, additional colors were added and the distinction between specific color palettes for each of the Contemporary and Spanish style townhouses became blurred.

This Guideline now limits the number of palettes or schemes, shown on the following pages.

Adjacent townhouses shall not have the same color scheme. Townhouses with non-compliant color palettes or scheme must replace that color scheme with an approved color scheme when repainting or 15 years from the adoption of the Design Guideline. All replacement color schemes must be approved by the Pinecrest Townhouse Board of Directors and the Reston Association Design review Board.


Behr

Brown Teepee

Olympic

California Rustic

Olympic

Chamois

Olympic

Oxford Brown

Olympic

Cedar

Olympic

Navajo White

Olympic

Outside White

Olympic

Chamois

Olympic

Chamois

Olympic

Chamois

Olympic

Chamois

Olympic

Oxford Brown

Olympic

Oxford Brown

Olympic

Oxford Brown

Olympic

Oxford Brown

Olympic

Oxford Brown

Olympic

Oxford Brown

Olympic

Oxford Brown

Olympic

Oxford Brown

Olympic

Oxford Brown

Olympic

Oxford Brown

Olympic

Oxford Brown

Olympic

Oxford Brown

Behr

Green Amazons

Olympic

Parchment

Behr

Butter Yellow

Behr

Toffee Crunch

Behr

Herb Garden

Behr

Butter Yellow

Behr

Tuscan Beige

Behr

Blue Tequila

Behr

Garden Wall

Behr

Green Amazons

Olympic

California Rustic

Olympic

California Rustic

Olympic

California Rustic

Olympic

Parchment

Behr

Butter Yellow

Behr

Toffee Crunch

Behr

Herb Garden

Behr

Blue Tequila

Behr

Garden Wall

SIDING PANEL TRIM DOOR

Color Palettes - Spanish/T1-11 Courts

All Olympic colors are Solid Color Stains except Parchment, an exterior paint. All Behr colors are exterior

paints. Colors from other suppliers need to match these brands. If using a brand not listed here, present the

proposed color In your DRB application for review.

Each home on a Spanish style court can use any of these palette excepting a palette used by an adjacent

(attached, in the same building) neighbor.


Olympic

California Rustic

Olympic

Cedar

Olympic

Navajo White

Olympic

Chamois

Olympic

Oxford Brown

Olympic

Oxford Brown

Olympic

Oxford Brown

Olympic

Oxford Brown

Olympic

Oxford Brown

Olympic

Parchment

Olympic

California Rustic

SIDING PANEL TRIM DOOR

Color Palettes - Contemporary Courts

Olympic

Harvest Gold

Olympic

Butternut

Olympic

Russet

Olympic

Fawn

Olympic

Russet

Olympic

Willow Mist

Olympic

Beige Grey

Olympic

Cocoa

Olympic

Avocado


Rear Fence and Sheds

Olympic Solid Stain

Oxford Brown

Stucco Party Wall

Olympic Exterior Paint

Outside White

Spanish Style roof

Tamko

Tile Red

Contemporary Roof

CertainTeed

Cedar Brown

Other Colors

Decks: Use house trim color or leave to weather naturally

Front Fences: Use siding color

Soffits: Use panel or trim color

Stucco Repair: Fill grooves with mortar and use “Stucco Patch” from Vienna Paints



reston, virginia

Front Doors and Side Lites

This Guideline has six door style and side lites. See the following illustration.

Existing Double Front Doors where existing may be retained and replaced in kind with compliant door styles. However, no new double doors are permitted under this guideline

Doors may be metal clad, Fiberglas, wood, or composite construction. Glazing shall be either clear glass or frosted. Etched glass is prohibited. Front door and frames shall be painted to comply with the color palette of the townhouse.

Non-conforming front doors and side lites shall be replaced with an approved front door style at the time replacement is required or 15 years from the date on the adoption of the Design Guideline. Replacement doors shall be approved by the Pinecrest Townhouse Cluster Board of Directors and the Reston Association Design Review Board.



millerarchitects reston, virginia

Storm Doors and Sliding Glass Doors

Storm Door styles: This Design Guideline includes two storm door styles as the standard. Both door styles shall be aluminum frame full view or full lite doors. The door color shall match the approved trim or door color. Brass or stainless steel kick plates are permitted

Sliding Door style: This Guideline includes one approved sliding door style. The head and side rails or stiles shall be no wider than three inches. The bottom stile or rail shall be no wider than 4 inches. The doors may be vinyl, metal clad, aluminum, or composite construction with clear glazing. The frame color shall match the window frame color. Snap-in mullions or grids are not permitted.

New Sliding Door Locations: New Sliding Doors to be located on an elevation shall comply with this standard. The new location shall be approved prior to the installation.

Non-conforming sliding doors shall be replaced with an approved sliding door style at the time replacement is required or 15 years from the date on the adoption of this Design Guidelines. Replacement doors shall be approved by the Pinecrest Townhouse Cluster Board of Directors and the Reston Association Design Review Board.



reston, virginia

Windows

The five floor plan models have different window configurations responding to the individual floor plans. This configuration does not change with the two townhouse styles. The original windows are aluminum frame fixed pane and sliding types.

Window openings have been closed and replaced with spandrel panels or siding. The closing of existing window opening is not permitted under this standard.

Replacement windows may be fixed, sliding, or casement type. The window openings shall not be changed to accommodate a window manufacturer’s standard dimensions. The window frame width shall not exceed 1 ¾” on the head, sill, and jamb; and shall not exceed 2” width for the central mullion.

The window frame material may be metal, metal clad, wood, vinyl, or composite. Window glazing shall be clear but may have a Low E coating. Insect screens are permitted. The Window frame color shall be dark brown or bronze. The window trim shall be the narrow jamb extension of the window.

Replacement windows for a single townhouse shall be the same type and made by the same manufacturer. Window replacement shall be for the complete townhouse – all two or three elevations.

Non-conforming windows shall be replaced with the approved windows when replacement is required or fifteen years from the date of the adoption of this Design Guideline. The new or replacement windows be shall be approved by the Pinecrest Townhouse Cluster Board of Directors and the Reston Association Design Review Board.



reston, virginia

Entrance Walks and Patios

Front Entrance Walks are permitted connecting the common area sidewalk with the front steps of the townhouse. The maximum width of the Entrance Walk shall be four feet.

Patios are permitted in rear yards of the individual townhouse lot. Rear yard patios shall be set back two feet from rear and side lot lines.

Entrance Walks may be constructed of dimensioned stone (slate) pavers, random sized stone (slate) pavers, patterned and stained concrete, or concrete. Pavers shall not be installed on top of existing walks. Supporting concrete slabs shall be recessed so the new paving material is flush with common are sidewalk.

Patios may be constructed of dimensioned stone (slate) pavers, random sized stone (slate) pavers, patterned and stained concrete, brick pavers, or concrete.

Non-conforming walks and patios shall be replaced with the approved patio materials when replacement is required or fifteen years from the date of the adoption of the Design Guideline. The new or replacement entrance walks and patios shall be shown on a plat for submission to the Pinecrest Board of Directors and the Reston Association Design Review Board. The Entrance Walks and Patios shall be approved by the Pinecrest Townhouse Cluster Board of Directors and the Reston Association Design Review Board prior to construction.



reston, virginia

Chimneys

Chimneys shall be limited to stainless steel lined flues with a round weather proof cap. The number of chimneys shall be limited to one per townhouse. It is preferred that the chimney be located on the rear roof of the townhouse. The Chimney height shall be limited to two feet higher than a point on the roof ten feet away.

New and replacement chimneys shall submitted to the Pinecrest Board of Directors and the Reston Association Design Review Board for review and approval prior to installation.



reston, virginia

Decks

1. The deck shall be square or rectangularwith a maximum depth of 10 feet and be set in two feet from adjoining property lines; 2. Wraparound decks are permitted but maywrap no more than four feet wide around side of unit; 3. Decks shall be inset a minimum of 2 feetfrom each corner of the house; 4. Deck corners must be 45 degrees, notangled; 5. Decks shall be constructed in such a waythat knee braces are not required for support; 6. The railing shall be simple wooden 2”x2”vertical pickets with a sweep space (2 ½” minimum), top trimboard (1”x4” outside of pickets and 2”x” inside pickets or 2”x4” inside pickets or 2”x4” outside pickets), bottom trimboard (same options as top trimboard and an additional option of a 2”x4” bottom trimboard installed horizontally), capboard (horizontal 4”-8” wide by 2" thick and with option at stair rail only of 2”x4” horizontal with 1”x6” vertical at inner surface), and support

posts (4”x4” installed inside or outside the fascia board); 7. The decking surface shall be designedaccording to applicant’s discretion; 8. The deck shall be installed with a 2”x8”fascia board, not to extend above the deck surface and with the option of a 4” trimboard to cover the deking edge; 9. The deck shall be left to weathernaturally or finished with a clear water seal; 10. Deck steps may not exceed 48” in height;and 11. Any deck which is less than 6” abovegrade is considered a patio and therefore must be approved and constructed in accordance with the Design Guidelines for patios.



reston, virginia

Fences

Rear Fences

Rear Fences shall be 6’ high 1 x 4 board to board fence with 2 x 4 rails on top and bottom both sides and a 2 x 6 wood cap rail. Fences shall step down or up changes in the grade. Fence gates construction shall match the fence in material and detail. The top of the gate shall be square and even with the top of the fence. Gates shall not open n to an adjacent townhouse property. Fences and gates shall be stained with translucent stain allowing for natural weathering or opaque stain. The opaque stain color shall be Oxford Brown. Front Fences

Front Fences shall be 4’ high 1 x 4 board to board fence with 2 x 4 rails on top and bottom both sides and a 1 x _ wood cap rail. Fences shall step down or up changes in the grade. Fence gates construction shall match the fence in material and detail. The top of the gate shall be square and even with the top of the fence. Gates shall not open n to an adjacent townhouse property. Fences and gates shall be stained with translucent or opaque stain. The stain color shall be Oxford Brown.

Front Fences may also be constructed with T1-11 or Stucco to match the townhouse exterior material. In this case the fence color shall match the color of the townhouse exterior.

The new or replacement fences shall be shown on a plat for submission to the Pinecrest Board of Directors and the Reston Association Design Review Board. New and replacement fences shall be approved by the Pinecrest Townhouse Cluster Board of Directors and the Reston Association Design Review Board prior to construction.



reston, virginia

Light Fixtures

Front Light Fixture

There are three (3) approved light fixtures for the front of homes. As the available models changes please check with the latest updated standards to get the approved light fixture. The maximum output is 60 watts of white light.

Rear Light Fixtures

Rear light fixtures can be any model whose size is less than 10 inches in height and 8 inches in width. The measurement does not include decorative portions of the light such as finials. The maximum output permitted is 60 watts of white light.


Front Light Fixtures :

Acclaim Lighting Visage 9.25-in H Architectural Bronze Outdoor Wall Light Item # 432326 / Model# 4714ABZ $68.00 Available at Lowes

Hampton Bay Port Oxford Wall-Mount 1-Light Outdoor Oil-Rubbed Chestnut Lantern Model # 23012 Store SKU# 111382 $49.97 Available at Home Depot

Galaxy Hibiscus 12-in H Oil-Rubbed Bronze Outdoor Wall Light Item# 432335 Model # 302620ORB $62.80 Available at Lowes

43


reston, virginia

House Numbers

House numbers must be centered horizontally with the top of the numbers 12 inches under the bottom of the front light fixture.



reston, virginia

The Hillman Group 5-in Bronze Elevated Number #2 Item #: 268937 Model # 843222





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