Regulating Plan. Beacon Island Amendment 3 April 1, 2013 Page 1 B C BUILDING HEIGHTS LAND USE GRAND TOTAL* 850

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1 Regulating Plan LN US Lot Size Units Patio Homes** 3,500 to 4,200 sf Min. 69 Townhomes 1,750 sf Min. 95 Mid-Rise partments 301 High-Rise ondo/pt/retirement 385 GRN TOTL* 850 *Unit Land Use counts in each category may vary by 15%, but maximum total units for eacon Island to remain 850 units. **Min. lot size varies with location. UILING HIGHTS uilding Ht. partments 85 Townhomes 60 Patio Home / Townhome Mix 60 Patio Homes 60 ondo/pt/retirement 300 *Variation of building heights within each building type of the eacon Project is encouraged. ddition of towers, separate accessory buildings and shade structures is encouraged to add visual diversity to island as a whole. eacon Island mendment 3 Page 1

2 Illustrative Plan LN US Lot Size Patio Homes** Units 3,500 to 4,200 sf Min. 69 1,750 sf Min. 95 Mid-Rise partments 301 High-Rise ondo/pt/retirement 385 Townhomes GRN TOTL* 850 *Unit Land Use counts in each category may vary by 15%, but maximum total units for eacon Island to remain 850 units. ** Min. lot size varies with location. eacon Island mendment 3 Page 2

3 Lighthouse Park Lighthouse, pool, clubhouse, parking. oat slips oardwalk Promenade walk connected to trail system. Heron Grove Park entralized park with trail system connecting eacon Island homes, lake, gazebo. Village end Park Gazebo and trees. Pocket Parks 3 pocket parks to serve Patio & Townhomes. Fountain View Park Park area surrounding fountain entry feature. Public Space Plan PSTRIN PTHS PRKS & GRNSP LF (+/-) cres (+/-) Heron Grove Park 1.5 Heron Park Trail Lighthouse Park 1.6 oardwalk Promenade 2,600 Village end Park.10 Street Walks 7,200 Fountain View Park.75 ike Lanes* Pocket Parks 1, 2, 3.60 GRN TOTL*** GRN TOTL* 4.55 (+/-) *Public Space will be owned by the HO and open to all residents of eacon Island. Park areas to be constructed concurrent with each individual parcel. oes not include street landscape areas. 2,300 12,100 *Shared access with automobiles on Primary Streets. **Pedestrian paths to be constructed of raised wood, crushed granite and/or concrete. *** 2.34 Miles (+/-) eacon Island mendment 3 Page 3

4 ON ISLN SIGN GUILINS TYPIL STRT G F Street esign esign Speed mph Right-of-Way 28 Shared Travel/ike Lanes 14 uilding Set-ack ** Varies Sidewalk 5 to 8 Landscape Strip (Min.) 6 Parking Landscape Strip (Min.) 7 F Front ncroachments* 5 to 8 G *May vary depending on location. Front porch, stoop, awning, balcony, and forecourt screen wall encroachments are allowed. Forecourt screen walls and balcony rails in the encroachment area shall have 50% (min.) open material. uilding heating area encroachments may not exceed 8 to 10 in width, depending on location. ** Front building set back varies with street location. Street Landscape Standards Trees (Max.) very 40 in planting strip Plants Low maintenance mixture Parking Screen 36 min. height at planting Pedestrian Lighting (1F min.) Required Street Lighting Required Street Furniture Standards enches ncouraged Trash Receptacles ncouraged ike Racks ncouraged Planters ncouraged eacon Island mendment 3 Page 1

5 ON ISLN SIGN GUILINS RSINTIL LLY Street esign esign Speed 20 mph Minimum istance between ldgs. 30 Right-of-Way, artway Width 20 Travel Lanes 10 ldg. Setback, Landscape Strip* 5 *Landscape strip to have low maintenance mixture of plants that will not encroach upon the paved areas. eacon Island mendment 3 Page 2

6 ON ISLN SIGN GUILINS HIK N IK TRIL Trail esign Trail Width 6 to 8 Min. ldg. and Road Landscape Strip 6 Min. Landscape Standards Trees (min.) Plants Trail Lighting (1F Min.) very 40 in planting strip Low maintenance mixture Required esign. esign, materials and fixtures shall meet the design guidelines for eacon Island for style and character. Location. Trails shall be constructed on all parcels of the master plan where connecting trails are used to link eacon Island Public Space parks and green space. Fixtures and Landscaping. Specialized lighting, way finding graphics and landscaping are required at locations where hike and bike trail crosses vehicular roadways to emphasize and delineate trail. ll light fixtures shall meet the design guidelines for eacon Island for style and character. Trail Materials. combination of materials may be used. Trails to be constructed of raised treated wood, crushed granite and or concrete. Width. Trail Width may vary based on physical location constraints. Street Furniture Standards enches (min.) Groups of (2) every 150 Trash Receptacles (min.) t ench Location ike Racks (min.) One per 20 ars Planters ncouraged eacon Island mendment 3 Page 3

7 ON ISLN SIGN GUILINS Waterfront Patio Homes on eacon ircle Water G H F eacon ircle uilding Placement uild-to-line Front (Street) 30 Side* 5 Rear (Water) 30 Rear ncroachments** 8 /16 Front ncroachments*** 8 uilding Form Lot Width 35 Min. F Lot epth 120 Min. G Lot rea 4,200 S.F. Min. ccessory uilding (Footprint) 750 S.F. Max. Height uilding Maximum* 4 Stories/ 60 H overage uilding Impervious** 70% max. 85% max. *uilding height is measured form adjacent grade to midpoint of pitched roof or top of decking for flat roof. **Maintain 18 deep parking apron between structure and sidewalk. Garage doors must be set back at least 5 greater than the principal structure unless garage door is perpendicular to the street. Where patio homes are sited directly on the water, the water side façade shall not be flat, but stepped or tiered down to the water using a series of covered/ uncovered porches, awnings, open arbors and extended terraces. *Zero Lot lines are allowed and encouraged. For Zero Lots: 3 with sum side yards at least 10 minimum preferred. **Rear ncroachments (Water Side): 8 max. for covered back porch, balcony, awning are allowed. 16 max. for Patio/Terrace and open arbors. 8 max. for heated area encroachments which may not exceed 10 in width. ***Front ncroachments (Street Side): Front porch, balcony, awning. Forecourt screen wall encroachments are allowed. uilding heating area encroachments may not exceed 10 in width. ccessory buildings to include parking structures, cabanas, shade structures and dock structures. Primary uildings may have front or side entrances. Forecourts and side/rear courtyards are encouraged. eacon Island mendment 3 Page 4

8 ON ISLN SIGN GUILINS Patio Homes on eacon ircle w/ lley Parking lley G H F eacon ircle uilding Placement uild-to-line Front (Street) 25 Side* 5 Rear (lley) 5 Front ncroachments** 8 uilding Form Lot Width 35 Min. Lot epth 100 Min. F Lot rea 3,500 S.F. Min. ccessory uilding (Footprint) 750 S.F. Max. G Height uilding Maximum* 4 Stories/ 60 H overage uilding Impervious 75% max. 90% max. *uilding height is measured form adjacent grade to midpoint of pitched roof or top of decking for flat roof. Garage oors are not permitted on the front façade of the principal use. *Zero Lot lines are allowed and encouraged. For Zero Lots: 3 with sum side yards at least 10 minimum preferred. **Front ncroachments (Street Side): overed front porch, balcony, awning. Forecourt screen wall encroachments are allowed. uilding heating area encroachments may not exceed 10 in width. ccessory buildings may include parking structures, cabanas, and shade structures. Primary uildings may have front or side entrances. Forecourts and side/rear courtyards are encouraged. eacon Island mendment 3 Page 5

9 ON ISLN SIGN GUILINS Patio Homes on Water w/ lley Parking Water H F G lley uilding Placement uild-to-line Front (lley) 15 Side* 5 Rear (Water) 30 Rear ncroachments** 8 /16 Front ncroachments*** 5 uilding Form Lot Width 35 Min. F Lot epth 100 Min. G Lot rea 3,500 S.F. Min. ccessory uilding 750 S.F. Max. Height uilding Maximum* 4 Stories/ 60 H overage uilding Impervious** 70% max. 85% max. *uilding height is measured form adjacent grade to midpoint of pitched roof or top of decking for flat roof. **Maintain 18 deep parking apron between structure and sidewalk. Garage doors must be set back at least 5 greater than the principal structure unless garage door is perpendicular to the street. Where patio homes are sited directly on the water, the water side façade shall not be flat, but stepped or tiered down to the water using a series of covered/ uncovered porches, awnings, open arbors and extended terraces. *Zero Lot lines are allowed and encouraged. For Zero Lots: 3 with sum side yards at least 10 minimum preferred. **Rear ncroachments (Water Side): 8 max. for covered back porch, balcony, awning are allowed. 16 max. for Patio/Terrace and open arbors. 8 max. for heated area encroachments which may not exceed 10 in width. ***Front ncroachments (lley Side): Front Stoop, balcony, awning. Forecourt screen wall encroachments are allowed. uilding heating area encroachments may not exceed 10 in width. ccessory buildings to include parking structures, cabanas, and dock structures. Primary uildings may have front or side entrances. Forecourts and side/rear courtyards are encouraged. eacon Island mendment 3 Page 6

10 ON ISLN SIGN GUILINS Patio Homes on Lighthouse oulevard w/ Park View Park H F Lighthouse lvd. uilding Placement uild-to-line Front (Street) 30 Side* 5 Rear (Park) 15 Front & Rear ncroachments** 8 uilding Form Lot Width 35 Min. Lot epth 100 Min. F Lot rea 3,500 S.F. Min. ccessory uilding (Footprint) 750 S.F. Max. G Height uilding Maximum* 4 Stories/ 60 H overage uilding Impervious** 75% max. 90% max. *uilding height is measured form adjacent grade to midpoint of pitched roof or top of decking for flat roof. **Maintain 18 deep parking apron between structure and sidewalk. Garage doors must be set back at least 5 greater than the principal structure unless garage door is perpendicular to the street. *Zero Lot lines are allowed and encouraged. For Zero Lots: 3 with sum side yards at least 10 minimum preferred. **overed porch, balcony, awnings. Forecourt screen wall encroachments are allowed, but screen walls must have 50% open materials. uilding heating area encroachments may not exceed 10 in width. ccessory buildings to include parking structures, cabanas, and shade structures. Primary uildings may have front or side entrances. Forecourts and side/rear courtyards are encouraged. eacon Island mendment 3 Page 7

11 ON ISLN SIGN GUILINS Townhomes (Row Houses) on lley with Street View lley G F Street uilding Placement uild-to-line Front (Street) 15 Side 5 Rear (lley) 5 Front ncroachments* 5 /2 uilding Form Lot Width 25 Min. Lot epth 70 Min. F Lot rea ccessory uilding (Footprint)** 1,750 S.F. Min. 750 S.F. Max. *Front ncroachments (Street Side): 5 max. for covered front stoop and balcony, awning encroachments stacked over front stoop. 2 max. for bay window encroachments. uilding heating area encroachments stacked above stoop or adjacent bay windows may not exceed 8 in width. Height uilding Maximum* 4 Stories/ 60 G overage uilding Impervious** 70% max. 85% max. *uilding height is measured form adjacent grade to midpoint of pitched roof or top of decking for flat roof. Row House type townhomes may have garage access from an alley only. **ccessory buildings to include parking structures, cabanas, and shade structures. Primary uildings may have front or side entrances. Forecourts and side/rear courtyards are encouraged. eacon Island mendment 3 Page 8

12 ON ISLN SIGN GUILINS Townhomes on lley with Park View lley G F Park uilding Placement uild-to-line Front (Park) 20 Side 5 Rear (lley) 5 Park Side ncroachments* 8 uilding Form Lot Width 25 Min. Lot epth 70 Min. F Lot rea 1,750 S.F. Min. ccessory uilding 750 S.F. Max. Height uilding Maximum* 4 Stories/ 60 G overage uilding Impervious 80% max. 90% max. *uilding height is measured form adjacent grade to midpoint of pitched roof or top of decking for flat roof. *Front ncroachments (Park Side): overed Parkside Porch, balcony, awnings. Forecourt or courtyard screen wall encroachments are allowed, but must have minimum 50% open material. uilding heating area encroachments may not exceed 10 in width. ccessory buildings to include parking structures, cabanas, and shade structures. Primary uildings may have front or side entrances. Forecourts and side/rear courtyards are encouraged. eacon Island mendment 3 Page 9

13 ON ISLN SIGN GUILINS Townhomes on Street with Park View Park H G F Street uilding Placement uild-to-line Front (Street) 20 Side 5 Rear (Park) 15 Front ncroachments* 5 Rear ncroachments** 8 uilding Form Lot Width 25 Min. F Lot epth 70 Min. G Lot rea 1,750 S.F. Min. ccessory uilding 750 S.F. Max. Height uilding Maximum* 4 Stories/ 60 H overage uilding Impervious 75% max. 85% max. *uilding height is measured form adjacent grade to midpoint of pitched roof or top of decking for flat roof. *Front ncroachments (Street Side): 5 max. for covered front stoop and balcony, awning encroachments stacked over front stoop. 2 max. for bay window encroachments. uilding heating area encroachments stacked above stoop or adjacent bay windows may not exceed 8 in width. **Rear ncroachments (Park Side): overed Parkside Porch, balcony, awnings. Forecourt or courtyard screen wall encroachments are allowed, but must have minimum 50% open material. uilding heating area encroachments may not exceed 10 in width. ccessory buildings to include parking structures, cabanas, and shade structures. eacon Island mendment 3 Page 10

14 ON ISLN SIGN GUILINS esign Guidelines Neighborhood The eacon Island neighborhood shall be pedestrian friendly with well lit and designed walking and bicycle links to all elements of the completed neighborhood. xtensive visual and pedestrian water access for all residents on the Island is a primary requirement. Style and haracter Structures shall be based on Southern oastal vernacular with a focus on waterfront style and function. This style is characterized by vertical proportions, deep roof overhangs and spare use of ornament in simple forms that have ample shade and ventilation. Typical qualities are: Simple, straightforward volumes. Multi-stories with full façade and wrap around porches with simple square columns. Vertically proportioned windows and doors evenly spaced and coordinated with the porch bays. xterior Finishes: Masonry (30% min.) brick, stone or stucco. Siding cementous lap siding. Tile and metal roofing over simple roof forms with generous roof pitch and overhangs. Towers, cupolas, dormers and widows walks are allowed and encouraged. Windows. Provide ground floor windows along street facades, parks, plazas or other public outdoor spaces. Windows shall have organized and consistent aspect ratio on all sides of the building. lank walls along streets, public outdoor spaces and major pedestrian areas are prohibited. arkly tinted, frosted windows or any windows that block two way visibility are prohibited. Roof design shall reduce the mass and scale of buildings, add visual interest and prevent reflective glare. Flat roofs shall have parapets to conceal the roof and mechanical equipment from ground level views. eep overhanging eaves are encouraged on sloped roofs. uilding colors should be compatible with other buildings as well as natural features in the vicinity. Rich colors are desired over bright ones which should be minimized or used for architectural accents rather than on major portions of the building. uildings should be provided with a distinct base through the use of materials, texture, or massing. Where single family homes are sited directly on the water, the water side façade shall not be flat, but stepped or tiered down to the water using a series of covered/uncovered porches, awnings, open arbors and extended terraces. Where a patio home faces the water in rea, the water facing elevation shall be 100% masonry. Massing and omposition uilding entrances shall incorporate arcades, roofs, porches, alcoves, porticoes and awnings that protect pedestrians from the rain and sun. uildings shall include changes in relief on 15% of their street facades such as cornices, bases, window treatments, fluted masonry or other designs for pedestrian interest and scale. uilding facades shall have offset jogs, using elements such as bay windows and recessed entrances or other articulation so as to provide for pedestrian scale to the first floor and to avoid long continuous unbroken building facades. eacon Island mendment 3 Page 11