Community Design & Guidelines Ooltewah, Tennessee www.cambridgesquaretn.com L E G A C Y R E A L E S TAT E & D E V E L O P M E N T 9 4 5 3 B r a d m o r e L a n e O o l t e w a h, T N 3 7 3 6 3 4 2 3-5 3 1-7 7 5 4 w w w. l e g a c y c h a t t a n o o g a. c o m
Table of Contents 1 Cambridge Square 2 Chattanooga, Tennessee 4 Phase I Site Plan & Regulating Plan 5 Master Plan 6 Product Types 7 Architecture Guidelines 9 Architecture Styles 13 Community Design 14 Payne Construction
Cambridge Square From inception, Cambridge Square was designed to serve as a concentrated community destination for the greater Ooltewah area. We began unlike many masterplanned projects by first developing the commercial and retail portion of the community. Our goal was to fashion an identity around Cambridge Square that would attract people currently who were looking for an alternative to crowded retail corridors in Chattanooga. Cambridge Square s residential district will mirror the design and attention to detail now found in the commercial district. As you will see and read in this book, Cambridge Square residences will draw from authentic architectural styles found in some of Chattanooga s most established neighborhoods. In addition, our development team has spent a great deal of time and energy to ensure that the neighborhood caters to pedestrians, incorporates open spaces and offers ornate landscape and horticulture design elements. Cambridge Square was conceived with the traditional elements of neighborhood in mind. That translates to a variety of architectural styles and home sizes with more of an emphasis on time spent out in the community rather than secluded in the back yard. In practical terms: The front porch rather than the back deck. Parks and sidewalks rather than large back yards. Alleys rather than long driveways. Layers of beds, shrubs and trees rather than rows of mailboxes and front-facing garages Cambridge Square is a community built on interaction and convenience a lifestyle and living experience that is meant to be distinct from less imaginative suburban models. Cambridge Square is designed for homeowners who are seeking a community in its purest, most authentic form. 1
Chattanooga, Tennessee may be known as the Scenic City for it stunning natural environment, but for people familiar with its older neighborhoods, Chattanooga is a showplace for Southern architecture, and style. Cambridge Square takes its architectural inspiration from Chattanooga s historic locations. From Lookout Mountain, to the North Shore and Riverview, to the hidden gems of Fort Wood and the Ferger District, our development team has canvassed the city looking for designs and styles that are both timeless and regionally sensitive. Chattanooga, Tennessee The homes featured on these pages are located in some of the most established and architecturally rich communities in the greater Chattanooga area. Notice the attention to detail, the horticultural treatments, functional front porches, and general authenticity. These are development concepts that have been forsaken for many years. Cambridge Square will bring the traditional dynamic back to 21st Century Ooltewah. While our homes will not necessarily reflect the size and scope of these neighborhoods, the commitment to expertly articulated design will be evident throughout the community. Imagine designing a new home with a historic look and feel, while also incorporating the latest in modern floorplan designs. It s the very best of both worlds. 2
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Regulating Plan Phase I Site Plan & Regulating Plan LEGEND Required Evergreen Screening Required 6 Height Private Fence Required 36 Height x 24 Squared Brick Pier Required Enhanced Elevation Required Front Picket Fence Required Front Hedge Required Enhanced Architectural Package Estate Lots (75 wide +) Village Lots (41 wide +) Cottage Lots (33 wide +) Classic Lots (70 wide +) LE 0 150 100 4 300
Master Plan Conceptual Phases II and III Phase I 5
Product Types Typical Lot Configuration and Definitions Each lot in Cambridge Square has setback lines that define the minimum yards between houses and streets. These setback lines define the building envelope, which in turn defines the area where homes may be constructed on a lot-by-lot basis. Front Setback - The front yard setback is the minimum distance between the structure and the front property line or public right-of-way. Side 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 lot will mimic the front setbacks for a consistent feel for all streets. Rear Setback - The rear yard setback is the minimum distance between the structure and the rear property line or public right-of-way. Cottage Lots Alley Loaded Approximately 33 wide x 130 deep Front Setback = 15 Side Setback = 5 Rear Setback = 15 6 Village Lots Alley Loaded Approximately 41 wide x 130 deep Front Setback = 15 Side Setback = 5 Rear Setback = 15 Estate Lots Front Loaded Approximately 65 wide x 130 deep Front Setback = 20 Side Setback = 5 Rear Setback = 15
Architectural Guidelines Introduction All homes to be designed to a true traditional architectural style (see Architectural Styles). All design review will be based on how elements of the design relate to the historical significance of the style in terms of detail, scale, proportion, etc. While fresh and new interpretations of the architectural style are encouraged, scrutiny will be placed on architecture that merges design elements from multiple styles. The front facade and what is visible from the street will be the primary design focus. Although design standards described below apply to all aspects of the home (unless otherwise noted), there will be always more emphasis on the front facade and other portions of the home that can be seen from public view (i.e. from the street). Front facade architecture and materials shall always wrap the corners appropriately, so as not to give a 2 dimensional appearance. Front porches are strongly encouraged on all homes. A full, front porch or a half-porch can be used, and shall be applied as it best relates to the architectural style. The residential design guidelines are aesthetic in nature and do not supercede local, state, or national code requirements. Massing + Roofs Homes shall have a clearly defined main body with smaller secondary items such as porches, breezeways, and garages. Minimum floor to ceiling heights shall be appropriate to the architectural style, but shall be a minimum of 9-0 on the first floor and 8-0 on the second floor. Secondary structures should match the style and character of the home. No flat roofs are permitted with the exception of small porticos and/or stoop roof structures. Dormer windows and cupolas are encouraged where appropriate to the style. Acrylic dome or bubble skylights are not permitted. Flat glass skylights are permitted in roof areas that are not visible from the street. Architectural dimensional asphalt shingles, metal, shakes, slate or synthetic slate are permitted as appropriate to the architectural style. All fascias, cornices, soffits, and architectural trim elements shall be constructed of wood or fiber-cement materials. Vinyl or aluminum soffit materials are not permitted. Porches, Patios, + Columns Porches are strongly encouraged when appropriate to the style of the house. Glazed or screened porches are not allowed in the front of the home or where visible from the street. Awnings are not allowed. Porch decking may be concrete, brick, stone, wood, or composite wood. Porch foundation shall be piers or continuous foundation as appropriate to the style of the home. Porches with more than 30 of fall will require railings (per Code). Vinyl railings are not permitted (however pre-built railings are allowed, which does have some vinyl parts). Railings to be consistent with architectural style. Columns shall be wood, masonry, or a composite material and shall be properly flashed for waterproofing. Column width should be appropriately sized to the scale of the house. 7
Architectural Guidelines (cont d) Windows, Shutters, + Balconies All major vertical surfaces shall be articulated with windows. Windows shall be approprioately scaled to the house. False window openings will be discouraged in most cases. Windows shall be made of wood, wood with aluminum cladding, or solid pvc. All windows are to have clear glass. Colored glass, tinted glass, or reflective glass is not permitted. All windows at the front facade of the house shall be True or Simulated Divided Light (SDL) windows. All windows must have an expressed sill (no flush-mounted windows). Shutters shall be the full height of the windows. Shutters shall be sized to completely close over the windows. Shutters shall be operable with appropriate hardware (hinges and shutter dogs). False shutters are not permitted. Shutters may not be on grouped windows. Shutters shall be made of wood or composite material only. Balconies are encouraged and shall be constructed of wood or metal. Doors + Trim The primary entrance shall reflect the architectural style and character of the house. The primary entrance shall be easily identifiable from the street. False entry or doorways are not allowed. Doors may be solid, paneled, glazed, or a combination thereof. Front entrance door shall be 8-0 (min.) if no transom is used. If a transom is used on front door, 6-8 (min.) is allowed. Doors, door frame, and door trim shall be constructed of wood or composite material. Storm or security doors may be considered, so long as the design, color, and material match the main entry door. Foundations + Chimneys Finished floor elevation shall be no lower than 18 above finished grade at the front porch. A minimum of (3) 6 risers shall be provided. House foundations and porch foundations should be a continuous masonry wall, finished with brick, stone, stucco, or painted brick (although full wood porches are permitted in the rear of homes). Chimneys shall be constructed with foundations and be full height above eaves or ridges, given location of the chimney to the rest of the house. No direct vent flues shall be visible from public view. Chimneys shall be constructed of brick or stone, or faced with brick, painted brick or stone. 8
Architectural Styles Cambridge Square will be governed by a design review committee (DRC) that will evaluate each home s architectural style to ensure its authenticity as well as how it relates to the larger streetscape. The DRC is in place to ensure that the quality and design integrity of the neighborhood are enforced throughout the life of the project. Following are Cambridge Square s approved architectural styles and their accompanying descriptions. Greek Revivial The Greek Revival style represented a renewed interest in the Greek architectural orders and a more stately architectural presence. The identifiable features of this style include a generally symmetrical façade, heavy entablature and cornices, front door surrounded by narrow sidelights and rectangular transom, usually incorporated into more elaborate door surround, windows typically six over six double-hung sash, small frieze-band windows set into wide band trim below cornice not uncommon, chimneys are not prominent, gable or hipped roof of low pitch, cornice lines emphasized with wide band of trim (plain or with incised decoration, representing classical entablature), porches are common, either entry or full-width supported by prominent square (vernacular) or rounded columns (typically Doric style), and columns are typically in the Greek orders, many still have Roman details (Doric, Ionic or Corinthian), vernacular examples may have no clear classical precedents. Classic Revivial The Classical Revival style is defined by a commanding facade with a full height porch, its roof supported by classical columns. The columns are often fluted and the capitals are usually ornate Ionic or Corinthian. The identifiable characteristics of the style include one to two-and-a-half stories in height, highly symmetrical design, side gabled or hipped medium pitched roofs, boxed eaves with moderate overhang and decorative moldings at the windows, doorways, and fascia board/frieze band.pitched roofs, boxed eaves with moderate overhang and decorative moldings at the windows, doorways, and fascia board/frieze band. Federal / Adams The Federal style uses the balanced and symmetrical motif of Georgian architecture yet uses a flatter, smoother façade. Identifable characteristics include two-story, rectangular construction, side gable or lowhipped roofs, semi-circular or elliptical fanlights over front entry, elaborate door surrounds with decorative crowns or small entry porches (often elliptical or semicircular) and double-hung sash windows (six over six) sash arranged in symmetrical rows framed with louvered shutters. 9
Colonial Revivial Colonial Revival is a distinctly American design movement embracing Georgian and Neoclassical styles consistent with early American colonial architecture. The identifiable characteristics of the style include a symmetrical façade with centered door and aligned windows, one story wings commonly with flat roof and balustrade, dormers with exaggerated, eclectic pediments, and gable, hipped or gambrel roofs. It is also common to see an accentuated front door with decorative pediment supported by pilasters or extended forward and supported by slender columns to form the entry porch. English Cottage The English Cottage style provides a much smaller, more streamlined architecture compared with the large Tudor-style country residences that appeared in the late 19th century that echoed medieval English styles. Typically seen as an asymmetrical architecture, the identifiable characteristics commonly found in this style include the steeply pitched roofs and cross-gables, large stone or brick chimneys often at the front of the house, smallpaned bands of casement windows and entries often front-facing gables with a catslide roof that is steep and straight on one side and artistically curved on the other. Arched or half-round doorways with ornate hardware and exterior lighting. In addition, decorative half-timbering is in this style of house. Italianate The Italianate style was inspired by the rambling, informal Italian villas of northern Italy with their characteristic square towers and asymmetrical, open floor plans. The typical features of an Italianate style include two stories; typically asymmetrical, L- or T-shaped plans, lowpitched, hipped roof with widely overhanging eaves, large eave brackets dominate cornice lines arranged singly or in pairs, tall, narrow windows, with 1:1 glazing; commonly arched or curved upper sash, paired and triple windows frequent; bay windows common, windows frequently embellished with heavy crown molding or pediments in inverted U-shape. In addition porches nearly universal, centered, or full-width; small entry porches most common; largepane glazing in door itself; arched doors and elaborate framing decorations. Folk Victorian The Folk Victorian style represents a simplier more orderly style than its highly decorative Victorian predecessor. The architectural form is typically square or L-shaped with simplistic decorative trim made up of elements found in the Carpenter Gothic style (spindles, simple gingerbread, etc.). Unlike the Queen Anne or similar high style Victorians, Folk Victorians do not have towers, bay windows or elaborate moldings. 10
Farmhouse The design of the farmhouse, also called folk houses, evolved from the characteristics of the place, people, climate and materials available in the particular region where it was located. The identifiable characteristics of this one-and-a-half to two story style include a more relaxed, simplified architecture, functional porches that were often wrapped around the house connecting the front and rear of the house, simple roof form typically gable shape with shed or gable dormers. Exterior materials are often horizontal siding, brick or stone. Craftsman The American Craftsman style is an American domestic architectural style that began in the last years of the 19th century and is commonly found as a one to two story scale. The identifiable characteristics of the style include low-pitched roof, hipped, gabled, and sometimes with a clipped gable. Additional features include cross gabled roofs with broad eaves, exposed rafter tails and beams, elaborated rafter ends and verge boards and occasionally roof ridge finials. Roofs will commonly include shed, gabled or hipped dormers either functional or decorative. This style commonly includes substantial covered porches, double-hung, multiple light over single pane below windows and shingle or lapped siding exterior veneer. Gothic Revival The Gothic Revival style commonly includes side-gabled forms with a prominent central cross-gable and asymmetrical L-shaped plan. The roofs are typically steeply pitched roofs with deeply overhanging eaves. Gables are commonly decorated with bargeboards or vergeboards, particularly in carpenter gothic examples and the eaves are commonly expressed with exposed rafters. The identifiable features of this style include vertical board-and-batten siding, windows commonly extend into gables, frequently with pointed arches, square-topped windows with hood molds are common, doors frequently include pointed arches or gothic motifs and decorative crowns, broad one-story porches (entry or fullwidth) usually supported by flattened gothic arches and chimneys tall and slim, sometimes medieval in character. Four Square The American Foursquare style incorporates elements of the craftsman style reflecting a clean simple architecture first seen in the mid-1890s to the late 1930s. The identifiable characteristics of the style include a basically square/symmetrical design, two-and-onehalf stories high, a center dormer, a large front porch with wide stairs and a hipped or pyramidal roof with wide eaves. 11
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Community Design Cambridge Square is Chattanooga s first authentic Traditional Neighborhood Development. That means that our design principles adhere to the community development philosophy and practices that were applied prior to World War II. In other words, before sprawl took over the Southeast. Specifically this means that our neighborhood emphasizes: Large open spaces and community parks Tree-lined avenues connected by sidewalks leading to points of interest and the Cambridge Commercial District Mature street trees Well appointed alleys that hide garage entrances Large, functional front porches An abundance of horticultural elements throughout the neighborhood 13
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Payne Construction Payne is a Chattanooga-based contractor providing high-end residential, commercial construction and development services. Owned by Ooltewah, Tennessee native Barry Payne, the company has been successfully operating within the greater Chattanooga area for almost 30 years. Barry s team has been involved in Cambridge Square since from its earliest conceptual stages. To date, he has overseen all of the community s commercial development, constructing both the buildings and a majority of the individual tenant build-outs. For Cambridge Square s residential phases, Barry has worked closely with architects and land planners to identify the right product types, comprehensive architectural guidelines, and a customization program that will offer homeowners a hands-on experience in building their new residence. Barry s experience in the Ooltewah market, and his commitment to smart building practices will ensure that all of the homes in Cambridge Square will adhere to the strictest standards in terms of quality craftsmanship and livability. 15
Ooltewah, Tennessee www.cambridgesquaretn.com LEGACY REAL ESTATE & DEVELOPMENT 9453 Bradmore Lane Ooltewah, TN 37363 423-531-7754 www.legacychattanooga.com The plans contained herein are not to scale and are graphic illustrations for marketing and presentation purposes only. Actual plans and all materials may vary prior to or during construction. Some features shown may be optional. The represented builder and Cambridge Development reserve the right to substitute materials and components of similar quality, and to change features, options, and architectural details without prior notice. Accordingly, neither these materials, nor any communication made or given in connection with these materials, may be deemed to constitute any representation of warranty, contract or guarantee or may otherwise be relied upon by any person or entity unless conveyed in written form. The plans herein are the property of Payne. Any use, reuse, reproduction, display, or sale of these plans without the written consent of the builder is strictly prohibited.