TM · 2010. 1. 28. · Penny Cople Engineering CCL Consultants 2200 Park Central Blvd., N Suite 100 Pompano Beach, FL 33064 954-074-2200 Rick Wohlfarth, PE Transportation Parsons

TM

UpdatedFebruary 2000

The Old Florida Plantation Community PLANNER, and improvements, plans, features, amenities, and facilitiesdescribed and depicted herein are based upon current development entitlements and are subject to changewithout notice. No guarantee is made that the improvements, plans, features, amenities, and facilities depicted byartists' renderings or otherwise described herein will be provided, or, if provided will be of the same configuration, style, type, size, or nature as depicted or described herein.

These materials are intended solely to provide guidance regarding certain architectural design characteristics that are either desired or required to be incorporated in the design of the improvements described herein, unlessotherwise agreed to by Old Florida Plantation, Ltd. These materials are not intended to constitute a complete listof all criteria that must be satisfied in order to render proposed designs acceptable to Old Florida Plantation, Ltd.nor will compliance with all of the requirements and criteria set forth in these materials ensure the approval of anyparticular designs which may be submitted to Old Florida Plantation, Ltd. for approval as a prerequisite to theconstruction of improvements implementing such designs within the project. Old Florida Plantation, Ltd. reserves the right to impose additional or different design requirements on any improvements to be constructed within theproject.

The use of these materials is solely at the risk of the user, and Old Florida Plantation, Ltd. shall have no liability to any party in connection with the use of these materials. These materials do not constitute any representation,guarantee, or warranty by Old Florida Plantation, Ltd. as to the adequacy, structural or otherwise, of any of thereference design elements, or that any of the designs, design elements, or suggested locations of improvementscontained herein, comply with any applicable law, rule, ordinance, building code, zoning requirements, set-backrequirements, easements, fire code, or insurance requirements. It shall be the obligation of any person or entityusing these materials to make an independent evaluation of the adequacy of any design or design elementscontained herein, and to ascertain their suitability for such person's or entity's intended use.

The description of the plants and other vegetation described herein are provided for guidance purposes only. OldFlorida Plantation, Ltd. does not warrant the accuracy of this information or the suitability of any of these materials for any particular use and hereby disclaims any liability in the connection with the use of this information by anyperson or entity. The user of these materials must independently determine the suitability of each plant andvegetation for such user's intended use.

All rights with respect to these materials are reserved by copyright to Old Florida Plantation, Ltd. No portion of these materials may be reproduced in whole or in part

without the express prior written consent of Old Florida Plantation, Ltd.

Updated February 2000

by

Old Florida Plantation7414 Sparkling Lake Road

Orlando, Florida 32819(407) 352-4194

fax (407) 363-9110

Old Florida PlantationCommunity PLANNER

.

C o n t r i b u t i n g C o n s u l t a n t sArchitectural Styles

Fugleberg Koch Architects2555 Temple Trail

Winter Park, FL 32789407-629-0595

Tony WeremeichikGregg Hemann

Planning & Landscape

Canin Associates500 Delaney Ave.Orlando, FL 32801

407-422-4040Brian Canin

Kenneth L. VanDerveer

Community Structure& Development Guide

Community Consultants, Inc.7040 W. Palmetto Park Rd.

Suite 4-313Boca Raton, FL 33433

561-394-4100Judith H. Reagan

Community PLANNERCoordination & Production

Old Florida Plantation7414 Sparkling Lake Road

Orlando, FL 32819407-352-4194

Louis L. Roeder III

Marketing

Parker Associates14500 Beach Blvd.

Jacksonville, FL 32250904-992-9888David Parker

Environmental

Breedlove, Dennis & Assoc., Inc.4301 Metric Drive

Winter Park, FL 32792407-677-1882

W. Michael DennisPenny Cople

Engineering

CCL Consultants2200 Park Central Blvd., N

Suite 100Pompano Beach, FL 33064

954-074-2200Rick Wohlfarth, PE

Transportation

Parsons Transportation Group, Inc.Two Landmark Center

225 E. Robinson Street, St. 410Orlando, FL 32801

407-316-8600Brent A. LacyBoro Dedeitch


1. INTRODUCTION 11.1 Old Florida Plantation:

A Vision of “Hometown”, America 1

1.2 Definitions 1

1.3 Old Florida Plantation Purchaser Profile 2

Table 1.1 – Old Florida Plantation Consumer Profile 2

1.4 Land Planning Techniques & Entitlements 3

Figure 1.1 – Master Plan 3 Table 1.2 – Land Uses 4 Figure 1.2 – Lotting Plan 4 Figure 1.3 – Promenade Perspective 5 Figure 1.4 – Town Center Streetscape 6

1.5 Location 7

Figure 1.5 – Location Map & Driving Times 7 Figure 1.6 – Regional Shopping Centers 7 Figure 1.7 – Medical Facilities 8 Figure 1.8 – Emergency Services 8 Figure 1.9 – Educational Facilities 9 Figure 1.10 – Civic & Recreational Facilities 9

1.6 Community Enhancements 10

• Entrance Plan/Perspective 10

Figure 1.11 – Main Entry Plan 10 Figure 1.12 – Main Entrance Perspective 11

• Roadways 10• Recreation Features 12

Figure 1.13 – Recreation Plan 12

• Rural Landscape 12• Open Space 12• Community Development &

Community Association 12

1.7 Social Infrastructure 13

2. COMMUNITY DESIGN PRINCIPLES 142.1 Architectural Heritage 15

2.2 Small-Town Character Design Principles 15

• Pedestrian-Friendly Streets 15

• Gazebo 15

• Water Features 15

• Community Park 15

• Neighborhood Park 15

• Town Center Green 16

2.3 Community Spaces – Public and Private Zones 16

Figure 2.1 – Interior Alley Lot (Single Family) 16 Figure 2.2 – Corner Alley Lot (Single Family) 17 Figure 2.3 – Conventional Lot (Single Family) 17 Figure 2.4 – Conventional Lot (Attached) 17 Figure 2.5 – Conventional Alley Lot (Attached) 17

2.4 Streetscape & Pedestrian Circulation 18

Figure 2.6 – Circulation Plan 18 Figure 2.7 – Streetscape Perspective 19

2.5 Diversity of Architectural Products 20

• Village Center Styles 20 Figure 2.8 – Architectural Heritage – Village Center Styles 21

• Transitional Styles 22 Figure 2.9 – Architectural Heritage – Transitional Styles 23

• Village Edge Styles 24 Figure 2.10 – Architectural Heritage –

Village Edge Styles 25

2.6 Town Center 26 Figure 2.11 – Town Center Plan 26 Figure 2.12 – Town Center Perspective 27

2.7 Environmental Design & Engineering 28

Figure 2.13 – Wildlife Habitat Plan 28

2.8 Stewardship 29

3. ARCHITECTURAL DESIGN PRINCIPLES 303.1 Old Florida Vernacular 31

3.2 Architectural Glossary 31

3.3 Architectural Origins 33

• St. Augustine 34

Table 3.1 – St. Augustine Characteristics 34 Figure 3.1 – St. Augustine Style 35

• Key West 36

Table 3.2 – Key West Characteristics 36 Figure 3.2 – Key West Style 37

• Cracker 38

Table 3.3 – Cracker Characteristics 38 Figure 3.3 – Cracker Style 39

• Folk Victorian 40

Table 3.4 – Folk Victorian Characteristics 40 Figure 3.4 – Folk Victorian Style 41

• Spanish Revival 42

Table 3.5 – Spanish Revival Characteristics 42 Figure 3.5 – Spanish Revival Style 43

• Cottage 44

Table 3.6 – Cottage Characteristics 44 Figure 3.6 – Cottage Style 45

• Bungalow 46

Table 3.7 – Bungalow Characteristics 46 Figure 3.7 – Bungalow Style 47

3.4 General Design & Product Guidelines 48

Figure 3.8 – Elevated Slabs 48Figure 3.9 – Slabs-on-Grade 48

T a b l e o f C o n t e n t s


4. LOT & LANDSCAPE DESIGN 504.1 Design Philosophy 51

4.2 Community & Neighborhood Landscaping 51

• Community Landscaping (Major Roadways & Lakes) 51

Figure 4.1 – Major Roads & Lakes 52

• Community Landscaping (Wetlands) 51Figure 4.2 – Wetlands 53

• Community Landscaping (Golf Course) 51Figure 4.3 – Golf Course 54

• Community Landscaping (Parks) 51Figure 4.4 – Village Landscaping 55Figure 4.5 – Community Parks 56

• Neighborhood Landscaping 51Figure 4.6 – Neighborhood Parks 56

4.3 Signage & Lighting 56

• Signage 56

Figure 4.7 – Neighborhood Entry (Typical) 56Figure 4.8 – Main Entry 57Figure 4.9 – Town Center Entry 58

• Lighting 59

4.4 Paving & Drainage 59

4.5 Lot Descriptions 60

Figure 4.10 – Interior Alley Lot (Single Family) 60 Figure 4.11 – Corner Alley Lot (Single Family) 60 Figure 4.12 – Conventional Lot (Single Family) 61 Figure 4.13 – Conventional Lot (Attached) 61 Figure 4.14 – Conventional Alley Lot (Attached) 61

4.6 Setbacks 62

Table 4.1 – Setback Matrix 62 Figure 4.15 – Interior Alley Lot - Single Family 62 Figure 4.16 – Corner Alley Lot - Single Family 62 Figure 4.17 – Conventional Lot - Single Family 63 Figure 4.18 – Conventional Lot - Attached 63 Figure 4.19 – Conventional Alley Lot - Attached 63

4.7 Acceptable/Unacceptable Landscape Materials 64

4.8 Lot Planting Requirements 66

4.8.1 Front Yard Planting Requirements 664.8.2 Rear Yard Planting Requirements 66

Figure 4.20 – Typical Landscape Plan 66 Table 4.2 – Minimum Landscape Requirements 67

4.9 Fences & Walls 67

5. GOVERNING STRUCTURES & SERVICES 685.1 Overview 69

5.2 Community Association Role 69

5.3 Community Development District (CDD) 69

5.4 Differences Between a Community Association and a CDD 69

5.5 Community Services & Activities 70

6. GOVERNING STRUCTURES & SERVICES 726.1 Purpose 73

6.2 Authority 73

6.3 Plan Approval Process 73

6.4 Time Frame/Approvals 73

5.5 Conceptual Review Submission 74

6.6 Display Model(s) Review Submission 74

6.7 Design Review Submission Requirements 75

6.8 Construction Inspections 75

6.9 Construction Deposits 75


1 . I n t r o d u c t i o n

Old Florida PlantationINTRODUCTION Community PLANNER Page 1

1.1 Old Florida Plantation: A Vision of “Hometown”, America

The Community, Old Florida Plantation, is being designed in the tradition of America’s small towns. The name “Old Florida Plantation” embraces rich local folk lore, images of traditional community principals,as well as “legends’ of the site itself,. Old Florida Plantation will be anchored by a centrally located town center, which will serve as the “living” social center of the community, offering services often associated with a small town environment.

The community’s architectural theme will be fashioned around distinctive and “historic” Florida styles for not only the homes and the town center, but common area furnishings as well. Utilizing compact,pedestrian-oriented spaces and roadways, Old Florida Plantation’s focus is on how buildings relate totypical public spaces, neighbors, streets and landscaping. But rather than reconstructing the past, OldFlorida Plantation will combine the best neighborhood planning traditions of the past with the latesthousing designs and amenities that embrace the best the future has to offer.

In the past, builders, architects, planners, developers, and homebuyers usually agreed on the form and style of good neighborhoods and houses. These common design principles were displayed in PatternBooks, which were used as guidebooks by builders to create neighborhoods and towns, and were often illustrated with a combination of three-dimensional images of the desired result. They often includeddetails of street patterns, housing layouts, and design attributes for various styles.

This Old Florida Plantation Community PLANNER is partially modeled after those Pattern Books inorder to identify with these common design principals – also known as Neo-Traditional. The followingpages identify and describe the various elements of a house and a neighborhood, defining theprinciples that, in combination, create the Community of Old Florida Plantation.

1.2 Definitions

Alley - Shall mean and refer to a rear yard-facing garage and/or access driveway for residential and commercial uses within a utility and access easement.

Community Association or Association - Shall mean and refer to Old Florida PlantationCommunity Association, Inc., a not-for-profit Florida Corporation which shall be responsible forthe administration, operation and maintenance of the common property of the Association to the benefit of all owners of property therein.

Community Landscaping - Shall mean and refer to all plant material contained in the areasowned, maintained and irrigated by the Community Association, or dedicated to Polk County.

Community Spaces - Shall mean and refer to the common open space as defined by bothPublic or Semi-Public Zones, and further described as:

Public Zone - Areas that are dedicated or controlled by a public entity or by theCommunity Association.

Semi-Public Zone - Areas such as front and side yard setbacks that may beprivately owned, but are part of the public realm.

Developer - Shall mean and refer to Old Florida Plantation, Ltd., a limited partnership, itssuccessor and such of its assigns as to which the rights of Developer are specifically assignedby a written instrument.

Dwelling - Shall mean and refer to the individual residential structure constructed on a Lot or an individual condominium or cooperative unit.

Lot - Shall mean and refer to any Lot, or an individual condominium or cooperative unit, on anyplat of all or a portion of the properties, which by recorded plat executed by the Developer or his successors or assigns, becomes subject to the governing document for the CommunityAssociation.

Master Plan - Shall mean and refer to the conceptual plan for the total properties, which hasreceived approval from the appropriate governmental agencies. This plan may change fromtime to time as a result of obtaining new governmental agency approvals.

Neighborhood - Shall mean and refer to a portion of the properties – in some cases a village -designated as such in the recorded governing document or a supplement for the Association, for the purposes of designating a location, assessments, voting or a level of service, or for any other purposes as designated by the Developer.

Neighborhood Landscaping - Shall mean and refer to all plant material contained in the areas owned, maintained and irrigated by a Neighborhood.

Neo-Traditional - Shall mean and refer to the adaptation of form and scale of the pre-WorldWar II American town which had pedestrian friendly tree-lined streets, clearly-defined streetpatterns, Dwellings with front porches or porticos, interconnected land uses and a diversepopulation mix.

Old Florida Plantation or Community - Shall mean and refer to the total properties that are, or may become, part of the Association, all as illustrated on the Master Plan.

Plan Review Committee - Shall mean and refer to the group established by the Developer toact on behalf of the Developer in establishing standards and procedures for the review of plans for new construction, to accept and review requests to approve or reject such requests, and toenforce such criteria and standards, and any additions or revisions, as contained in thisCommunity PLANNER for Old Florida Plantation.

Private Zones - Shall mean and refer to the area from the street to the Dwelling thatincorporates the Dwelling and rear-yard areas.

Setbacks - Alley - Shall mean and refer to the setback for garage structures on standardAlley Lots of 20 feet measured from the Alley easement line which extends fromside property line to side property line.

Amenity - Shall mean and refer to the rear building setback for a residential Lotbacking up to an amenity (such as a golf course) and shall be a minimum of 25feet. Swimming pool enclosures can encroach into this setback, but must be set back a minimum of 10 feet from the rear property line.

Front - Shall mean and refer to the setback area that extends from side propertyline to side property line across the front of the Lot. The front building setback ismeasured from the face of the primary Dwelling to the road right-of-way line. The front porch may encroach up to 5 feet into this setback with a minimum 10 feet

Old Florida PlantationPage 2 Community PLANNER INTRODUCTION

setback from the road right-of-way line. Bay windows, decorative roofs andmiscellaneous entry features may project up to 3 feet into the front setback.

Rear - Shall mean and refer to the setback area that extends from side propertyline to side property line across the rear of the Lot.

Side - Shall mean and refer to the setback area that extends from the frontsetback line to the rear setback line along the side property line of the Lot.

Streetscape - Shall mean and refer to the area within or adjacent to public or private streetswhich incorporates landscape, hardscape and lighting elements.

Yard - Front Yard - Shall mean and refer to that area of the Lot between the front of the Dwelling and the road right-of-way.

Rear Yard - Shall mean and refer to that area from the rear of the Dwelling to the rear Lot line.

Side Yard - Shall mean and refer to that area from the side of the Dwelling to the side of Lot property line.

1.3 Old Florida Plantation Purchaser Profile

A survey of comparable products in central Florida and a householder opinion survey of residents inthese same communities provide the basis for projecting the profile of Old Florida Plantationpurchasers, as summarized in Table 1.1, Old Florida Plantation Consumer Profile.

This profile lists 10 household groups by age, including single person households (Singles) and two (2)person households of conjugating Couples or non-conjugal Tandems plus employed Empty Nestersand post-employment Retired Couples. These one (1) and two (2) person households are divided intopersons under age 45 (Younger/No Kids) and those age 45 and older (Older/No Kids). Households with children (Families/Kids) are categorized by Single Parents, one (1) Income Couples and two (2) Income Couples.

The profile also projects psychographic groups by age including objective decision making Actualizers,status oriented decision making Achievers and more modest income Strivers, as well as principleoriented decision making Fulfilleds and more modest income Believers. In addition, the profile includes projected annual household income in $10,000 increments.

Over three-quarters of purchasers in this master planned Community are projected to be older couples, and a few singles, who will tend to be principle-oriented decision makers preferring value over specialfeatures in dwellings. Community amenities for both active and passive activities are important to them.

At least 20% of community purchasers are expected to be younger couples and families attracted to Old Florida Plantation by its amenities, particularly the open space conservation areas in the southernsector, and by its convenience to their places of employment.

Table 1.1 - Old Florida Plantation Consumer Profile

Purchasers are expected to be 60% between the ages of 45 to 64, with 25% older than 64 and 15%younger than age 45. One half are projected to have annual incomes under $50,000 and one half over $50,000 (1996 dollar values), although experience with other retirement communities suggests that over half of the retiree purchasers will pay cash for their new homes.

Old Florida Plantation

Target Consumer77% Empty Nesters and Retirees

$40,000+ IncomePrinciple Oriented "Fulfilleds" and "Believers"

A G E Percent National18-24 25-44 45-64 65+ Total Projection

HOUSEHOLD GROUPS

Younger/No Kids

- Singles 2 2 5- Couples 8 8 9- Tandems 3

Older/No Kids

- Tandems 1 1 6- Singles 2 2 4 11- Empty Nesters 20 20 21- Retired Couples 30 22 52 10

Families/Kids

- Single Parents 6- 1 Income Couples 2 4 6 5- 2 Income Couples 3 4 7 24

Percent Total 15 60 25 100 100

National Projection 7 33 40 20 100

PSYCHOGRAPHIC GROUPS

- Actualizers 5 5 10 8- Achievers 3 8 4 15 13- Fulfilleds 20 10 30 11- Believers 10 24 6 40 16- Strivers 2 3 5 13

HOUSEHOLD INCOME

Under $40,000 30 74 $40-50,000 20 16 $50-60,000 20 5 $60-70,000 20 3 Over $70,000 10 2

Note: Older Couples and Singles include 20 percent Seasonal or Second Home consumersSource: SRI International; Parker Associates, 1996


1.4 Land Planning Techniques & Entitlements

The Master Plan, as shown in Figure 1.1, Master Plan, is characterized by the following:

• A primary point of entry off SR 17, the main highway frontage, with a secondary access out thenortheast corner to Sheffield Road. Limited, but unrestricted access, will imply safety withoutstaffed gateways. Community scale, “state of the art” infrastructure, and proposed activeCommunity awareness campaigns will support safety.

• An interior access road leading from SR 17 to the Town Center located at the approximategeographic center, adjacent to the shores of several hundred acres of interior lakes. See Figure 2.12, Town Center Perspective.

• A pattern of 9 inland lakes within the northeastern quadrant, surrounded by an 18-holechampionship golf course and an 18-hole executive golf course, along with residential tractspotentially developable as independent pods in a larger master plan.

• Recreational amenities to emphasize play-ability and friendliness by incorporating natural design features, such as a links style golf course.

• A series of upland ridges along the shore of Lake Hancock and surrounding large areas ofabundant wildlife habitats, in the southwest corner of the site. These ridges will serve asranchette sites bordering Lake Hancock and Saddle Creek.

• A focus on the environment leading to the establishment of wetland preserves within theCommunity and the reservation of environmental lands bordering the shore of Lake Hancock as long-term Community resources.

• Large internal wetlands that serve to filter storm water discharge.

The overall planning approach for Old Florida Plantation is to create a people friendly Community with a small “home town” scale and ambiance. There are several essential planning principles that achievethis goal. The following features in Old Florida Plantation are designed to meet these objectives:

• Designing the streets as community amenities that are attractively landscaped and pedestrianfriendly. This is achieved by creating shaded pedestrian sidewalks with street trees that will “one day” canopy over the streets and create a more intimate residential environment. See Figure 1.3, Promenade Perspective.

• Connecting all neighborhoods, amenities and other important elements within the Community, to facilitate easy movement by automobile or pedestrians. Of special importance is connectingneighborhoods to each other and to the Town Center.

• Showcasing unique features and Community amenities so that they are readily visible from thestreet rather than being located behind individual homesites.

Figure 1.1 – Master Plan


• Creating a Town Center to provide a strong focus and social hub for the entire Community. The Town Center is designed as an interactive place that is very pedestrian friendly and has anintimate, exciting scale with a strong visual ambiance reflecting the nature and harmony of OldFlorida Plantation. The Town Center is organized around a main street with central landscaped parks anchored by high density residential development and many supporting uses, includingthe golf clubhouse, auditorium, a small country store, a church site, the Developers’administrative offices, a town hall with meeting rooms, retail and other potential communityfacilities, even a site for a clinic. See Figure 2.11, Town Center Plan. While the ultimateevolution of the Town Center will depend strongly on market support and commercialopportunities that might present themselves as Old Florida Plantation matures, the intention is to create a setting where community-wide facilities can all be integrated into a harmonious,pedestrian oriented activity center that forms the heart of the social and recreational aspects ofOld Florida Plantation. See Figure 1.4, Town Center Streetscape.

The Developer has received, as a result of approvals of a Comprehensive Land Use Amendment and a Development Order, authorization to develop various mixed land uses at Old Florida Plantation, namely- 4,797 residential dwelling units, 379,896 square feet of commercial use, 36 holes of golf, a 48 slip boat marina, and conservation areas containing a segments of an as yet unofficial State of Florida Integrated Habitat Network (IHN). Following is a list of those approved uses.

Source: Development Order approved September 28, 1999, pursuant to Polk County Resolution No. 99-78.

Table 1.2 – Land UsesFigure 1.2 – Lotting Plan

.

Single Family (Low Density) 3,698 units

Single Family (Medium Density) 784 units

Muti-Family (High Density) 315 units

TOTAL RESIDENTIAL 4,797 UNITS Acres 939.8

Retail 106,973 SF

Office 130,000 SF

Town Center 125,314 SF

COMMERCIAL (SF) 362,287 SF Acres 939.8

Recreation (Marina & Barn) 7,109 SF

Stables/Office 6,500 SF

Golf Maintenance Facility 4,000 SF

RECREATIONAL (SF) 17,609 SFGolf Course Acres (36 holes) 346.0

Marina Slips 24 - 48

TOTAL COMMERCIAL (SF) 379,896 SF

DENSITIES AND

INTENSITIESLAND USES


.

Figure 1.3 - Promenade Perspective


Figure 1.4 – Town Center Streetscape


1.5 Location

Old Florida Plantation’s 3,535 acres are located in Imperial Polk County, Florida, with approximately 3½ miles of shoreline on Lake Hancock, and over 145 acres of interior lakes. Its position betweenLakeland, Bartow and Winter Haven (the tenth largest retirement market in the United States); alongwith it’s close proximity to Bartow (the County seat); to Orlando and Tampa within one hour; to either

Figure 1.5 – Location Map & Driving Times.

the Atlantic Ocean or the Gulf of Mexico within 90 minutes; and, home to several regional stateagencies, creates an opportunity to position the property’s future development so that it appeals not only to retirees, but to working home buyers and second home pre-retirement buyers as well.

Additionally, Old Florida Plantation is conveniently located near regional shopping centers, medicalfacilities, emergency services, educational facilities, and civic and recreational uses.

Figure 1.6 – Regional Shopping Centers


Figure 1.7 - Medical Facilities Figure 1.8 - Emergency Services


Figure 1.9 - Educational Facilities Figure 1.10 - Civic and Recreational Facilities


1.6 Community Enhancements

Old Florida Plantation has many Community enhancing features, including comprehensive recreationfeatures, a unique rural landscape character, significant amounts of open space, in the form of naturalpreserved areas and connected waterways, and an integrated wildlife habitat corridor plan to facilitatethe movement of wildlife and the observation of many different species. These communityenhancements are further detailed as follows:

• Entrance Plan/Perspective

The arrival experience at U.S. 17 begins with a distinctive entrance that integrates the ranchimagery and the existing naturalistic landscaping. Large canopy oak trees and signage wallsframe the entrance and begin the entry sequence. Trees and landscaping are drawn close tothe road to help screen views of the relocated power lines. Low berming and ranch-style fencing set the theme on the approach to the gate house. The landscaping is pulled back to open theentrance to vistas highlighting the arrival to Old Florida Plantation. See Figure 1.11, MainEntrance Plan and Figure 1.12, Main Entrance Perspective.

• Roadways

Old Florida Plantation has five (5) main roadway types.

1. Main Entry and Secondary Entry Collectors (Rural)2. Center Circulator (Urban)3. Promenade Neighborhood Collector (Urban)4. Local Neighborhood (Urban)5. Alley

The main entry collector is characterized by a rural country feel with naturalistic landscaping and meandering swales. No residential units access directly from this road. Entering the TownCenter circulator from the main entry collector, the character changes dramatically from a veryrural country feel to a small town urban character. The street has vertical curbing, on-streetparking and sidewalks. The buildings along this road are a mix of commercial and residential.Proceeding down the main entry collector toward the golf course, the road intersects thePromenade, or neighborhood collector. This road has vertical curbing, on-street parking andresidential housing fronting on one side, but offers no direct access to the residential units.Each local neighborhood road intersects this road creating the neighborhood entries. This entryroad also has an urban feel with vertical curbing and dwellings close to the street. All thedwellings have direct access off these roads via driveways and alley entrances. These localneighborhood roads have slower-moving traffic.

Alley drives will be incorporated into the residential housing layout to provide access to rear-loaded garages. The alleys serve an important function by removing the automobile drivewayand garage from the front of the dwellings. In order to create a more pedestrian-friendly walking experience, garages are planned to be recessed a minimum of 10 feet back from the frontbuilding facade or placed on a rear alley. The alley frees the front streetscape to create a more vital and pedestrian-friendly environment that promotes a stronger sense of community.

Figure 1.11 – Main Entrance Plan


Figure 1.12 – Main Entrance Perspective


Recreation Features

Old Florida Plantation has extensive recreation features, see Figure 1.13, Recreation Plan.These features include: a 11.4 (+/-) mile pedestrian multi-use pathway system and a 5 (+/-) mile equestrian trail that connects up to multiple recreation elements; a private neighborhood dockwith a fishing pier; a golf learning facility; a private boat ramp and dock; two 18-hole golfcourses; wildlife observation docks; recreation fishing areas; a pedestrian promenade; a townsquare; a planned eco-information center; and, an active park with ball fields, tennis, swimmingpool and shuffle board, as well as a separate equestrian center with stables.

• Rural Landscape

A unique rural landscape character exists on portions of the site that will act as the catalyst formuch of Old Florida Plantation’s landscape theme. This existing pastoral imagery will beenhanced by strategically saving masses of existing trees at key visual points. Some of theseareas include the main entrance area, lake edges, wildlife habitat areas and wetland areaswhich act as the landscape backbone of the Community. Additional indigenous planting will beadded to the existing landscaping to enhance these key visual areas.

• Open Space

Significant amounts of open space have been established in the form of natural conservationareas, connected lakes and waterways, wildlife habitat corridors, golf course and equestrianareas. This open space system provides for a comprehensive recreational plan, as well asenhancing the natural environment.

As each phase of Old Florida Plantation is developed, certain portions of the Community willremain in open space. At build-out, it is projected that 753 acres will be in active recreation,including water-related areas, two 18-hole golf courses, neighborhood recreation facilities,including trails, parks, and bike paths, and easements. There will be some 217 acres inrestricted property uses such as agriculture, stables and pastures and 1,214 acres in eco-parkconservation and wetlands. In total, 2,184 acres, over 60% of the Community, will be devoted to recreation and/or open space.

• Community Development District and Community Association

The implementation of the Old Florida Plantation Community Development District (“CDD”) andthe Old Florida Plantation Community Association will establish secure means for Communityfinancing and enforcement of design regulations.

The Developer is intending to either sell, or convey, the open and passive recreational areas to a third party. The third party may be either: a private owner, (who will be restricted to therecreational uses by deed restrictions); the Community Association of Old Florida Plantation, aFlorida not-for-profit corporation; or, the Community Development District, a taxing districtcreated under Chapter 190 of the Florida Statues. The Developer has thus insured the on-goingmaintenance of the passive recreational properties by the establishment of systems ofgovernance.

Figure 1.13 – Recreation Plan


The Developer’s vision is to create a Community Association that is a vehicle for civic functions, resident activities and services. Contrary to the old form of “master” associations, the Community Association at Old Florida Plantation will be founded on the principle of “good neighbors”, with a statement of goals and objectives to form a cohesive environment of Community stewardship,rather than a legal discourse of the “thou shall not’s” so commonly found in conventionalcommunity covenants and restrictions. It is intended that the Community Association will govern Old Florida Plantation in a manner that will allow for the growth and expansion of it’s functions to meet the needs of the residents far into the 21st century.

1.7 Social Infrastructure

Residents of master planned communities in Florida prefer a wide range of outdoor and indoorrecreation activities customarily operated by a community association and/or professional managementcompany. Golf, walking, gardening, swimming, shuffleboard, fishing/boating and tennis are the mostpopular outdoor activities at existing Florida communities catering to retirees; the most popular indooractivities include cards, reading, bingo, dining, dancing, baking, arts/crafts and fitness training.Shopping is a favorite off-site activity.

Social infrastructure is the framework necessary to enrich the quality of life; therefore, Old FloridaPlantation’s Community Association will offer multiple opportunities for resident activities and services.Some of the initial programming concepts are:

Volunteer Corps. A program whereby people receive and exchange “credits” for assistingneighbors and people in the greater community in a multitude of life enrichment activities,including volunteering of time and talent in exchange for other’s time and talent.

Area Business Sponsored Guides. Teaming up with local businesses and corporations.Guides are people who have an interest in (or had a career in), a particular field and now wish to use their skills in assisting others who need guidance, i.e. bookstore counselors, health-careadvocates, guides to shopping locations and assistance in shopping, food purchasing andpreparation guides, financial guides to banking institutions, gardening guides, etc. This involvesthe residents with the larger surrounding business community.

Educational Programs. Classrooms without walls. Education includes topics such as usingcomputers, astrology, astronomy, world and national affairs, politics, international and nationaltraveling, American history, cooking, book reviews, geography, space, wildlife, communicationskills, dancing, American attitudes, etc. Education will be promoted on-site with guest speakers, focus groups, and off-site with field-trips and interaction and exchange with the surroundingcommunity facilities such as colleges, libraries and public and private schools.

Clubs & Hobbies. Clubs are essential to bring the residents together based on commoninterests. In the early stages of a community, clubs bring together people who share a common interest to meet and talk to each other. As the Community matures, the clubs take on a life oftheir own. Suggestions that appeal to a broad following are: bird watchers, fishing, bridge/cards, photography, choral, musicians, self-defense, sewing/quilting/knitting, cooking, decorating,antiquing, books, life-style management clubs such as wellness techniques, weightmanagement, jogging, running, power walking, crisis management, single-mom’s night out,single-dad’s night out, gardening, child-rearing support, travel and specifically traveling withchildren or traveling as a single person, theater, drama productions, Community-widecelebration of non-religious holidays (Halloween, July 4th, Labor Day), crafts and hobbies, baby-sitters, care-givers, and investments.

Old Florida Plantation will provide hobby centers and meeting rooms in the town center for thedozens of clubs and organizations expected to be established from the arrival of the firstresidents. A wide variety of activities are anticipated such as golf, tennis, fishing, croquet,softball, volleyball, shuffleboard, bocce, swimming, hiking and bird-watching out-of-doors; plusindoor activities including cards, dancing aerobics, exercise, fitness, pottery, ceramics,woodworking, needlecraft, quilting, lapidary, sewing, weaving, photography, painting,decoupage, stamp collecting, billiards, ping-pong, computers, continuing education anddiscussion groups. Each activity will have its own fee structure.

Sports Training & Competition. Depending on the available recreational facilities and thedemographic make-up of the residents, some suggestions include: golfing, horseshoes, bocce,tennis, basketball, swimming, softball, junior league sports, hiking, bicycling, boating, junior andsenior Olympics, tumbling, volleyball, yoga, stretch and flex, aqua aerobics, weight training, etc.Competitive sports are strongly recommended as a method for bonding of residents.


2 . C o m m u n i t y D e s i g n P r i n c i p l e s

Old Florida PlantationCOMMUNITY DESIGN PRINCIPLES Community PLANNER Page 15

2.1 Architectural Heritage

Florida is characterized by its eclectic blend of relocated Americans, and its architectural heritagedeveloped from no singular origin. The diversity of Florida’s architectural styles reflects the diversity ofits settlers, from the Spanish colonists of St. Augustine to the merchant seaman of Key West. Thisstylistic variety was tempered by the common constraints of building in Florida - those building materials and skills available to the settlers and the unique environment in which they found themselves.

Brick and stone were used rarely in Florida homes, as neither material was indigenous to the sandyFlorida peninsula. Architectural embellishment was reserved for the residences of those wealthysettlers who could afford to bring in skilled tradesman. The common architectural fashion was simple,elegant, and brief on ornamentation. Buildings had to be crafted with careful consideration of theintense sun and torrential rains, the seasonal threat of floods and hurricanes, and the abundance ofcreeping, crawling, slithering and stalking kingdoms that also claimed Florida as home.

The traditional Florida home was environmentally appropriate with appointments responsive to natureand the comfort that could be drawn from it. The traditional Florida home was aesthetically expressiveof the friendly attitude and casual lifestyle of its inhabitants. These homes formed communities with apedestrian scale, and an architecture that was approached and enjoyed from a slow and leisurely pace. These communities were inviting to all, with homes of good value, designed within sensible limits to be functional and visually appealing.

2.2 Small-Town Character Design Principles

Using small-town character designs will bring people back to a place they can call home and provide a true sense of belonging. One of the great advantages of Old Florida Plantation’s use of the Traditional Neighborhood design is that it departs from the "cookie cutter", garage-dominated facades of today’smore conventional subdivisions. Old Florida Plantation will provide pedestrian-friendly streetscapes,community greens, parks, and architecture that emphasizes the front porch, porticos and recessedalley-loaded garages creating a cozy “hometown” feeling. This enhanced street presence and closeconnection between the public and private realms will help to create Old Florida Plantation’s small-towncharacter and ambiance.

• Pedestrian-Friendly Streets

- Shaded, pedestrian-friendly streets with comfortable sidewalks provide the catalyst togenerate pedestrian activity in the Community.

- Parks, greens and open spaces are visually open and shared as a community/feature rather than hidden from view for only a few to enjoy.

- Streets are specially defined by buildings that portray a friendly-human scale.

- Raised front porches or porticos are prominent in the architecture and located within 10 to 15 feet from the pedestrian sidewalk to promote greater social interaction and security.

- Public greens, parks and mail kiosks are located within walking distance in each residentialneighborhood.

- A wide range of architectural housing types are mixed together to build a community ofgreater economic and social integration. The mixture of lot sizes, building types andarchitectural styles provides greater visual interest and avoids homogenized, sterileenvironments where every dwelling looks the same.

• Gazebo

Gazebos are to be located at numerous key locations within many of the Community andNeighborhood parks, as well as on the Town Center greens. These landmarks will be visiblethroughout Old Florida Plantation so as to provide points of visual interest, as well as helping to orient people and creating destination areas for residents. Gazebos may be incorporated withmail kiosks or stand alone to provide a shaded spot for small events and greater socializing byresidents.

• Water Features

Old Florida Plantation has an abundance of natural lakes creating the ideal situation for the use of water features to accent vistas and announce arrivals. The key windmill water feature will be incorporated into the horse ranch imagery at the entrance gatehouse providing a key point ofinterest upon arrival. The abundance of lakes in itself acts as a visually-unifying feature for the community.

• Community Park

An active public Community recreation park is to be located near the Old Florida PlantationTown Center. Streets surround the park, with buildings fronting the community open space and environmental areas. Facilities for active play such as softball and tennis will be provided, aswell as larger areas for picnics and gatherings. This site is centrally located within theCommunity, has direct connections to the community pathway system and is within easybicycling distance of all residential neighborhoods. The Community park is visible from themajor entrance roadway, and streets in the Town Center direct views into the park.

• Neighborhood Parks

One to two-acre Neighborhood parks will be distributed throughout neighborhoods to allow most residents to be within easy walking distances of a common greenspace. The parks will bedesigned to provide shaded areas for comfortable summer use. The parks provide amenitiesincluding natural lawn areas, shade trees, gazebos, central mail facilities and seating areas forvarying seasonal conditions. Residents of neighborhoods will be able to access these mini-parks without crossing major roadways.

Old Florida PlantationPage 16 Community PLANNER COMMUNITY DESIGN PRINCIPLES

• Town Center Green

The Town Center Green is a public park located within Old Florida Plantation’s mixed-use center and provides opportunities for informal picnics, larger gathering, multi-purpose lawn areas,gazebos and seating areas for varying seasonal conditions. The Town Center green issurrounded by buildings fronting on the park and will function as a dynamic gathering area forthe Community.

2.3 Community Spaces - Public and Private Zones

The key design philosophy of Old Florida Plantation is to showcase many of the community spaces from the public streets. This is exemplified in the Promenade, or loop road surrounding several golf holes in the northern part of the Community. This boulevard is designed with a generous walkway that willinclude a double row of street trees to create a formal link to the pedestrian pathways that integrate the entire Community.

Building an Old Florida Plantation house is more than building a house on a single lot - it is acontribution to the creation of Community Space. Whether that space is a small-scale street, aboulevard, a square, or a park, it consists of "blocks," or groups of dwellings with coordinated set-backsand facades. Dwellings in different architectural styles, by their placement, scale, and orientation, worktogether to create the basic element of the Neighborhood.

The character of the Community Spaces will vary from neighborhood to neighborhood, but they aredefined, to a large extent, by the personality of the dwellings that face them. As in TraditionalNeighborhoods, the dwellings of Old Florida Plantation will mediate between the public and privateworlds of its residents. The front and side yards will create a semi-public zone as well as enclose theprivate realm of the family through the form and placement of each dwelling.

While each dwelling provides comfortable private zones in its rear yard, it also will be oriented to thestreet with a front facade that welcomes neighbors. House facades, visible from streets and publiczones, will have the scale and character of traditional houses with porches, porticos, well-proportionedwindows, and traditional detailing. The front portion of the house is the public zone and visible;therefore, its design needs to be the most responsive to the neighborhood and to the character ofdwellings around it. The front facade will provide a comfortable transition between the resident's private world, and the public, community-oriented world of Old Florida Plantation. In addition, the front facadewill help to define the Community Space of the neighborhood street or square. The Community Spaces, therefore, will be created through a close collaboration between neighborhood siting and landscaping.

The back yard of the dwelling will be the focus of the private world of the family. Within this private zoneis where swimming pools with their enclosures, garages, and ancillary structures shall be located.Central Florida's climate allows for outdoor living much of the year and provides the opportunity for thekitchen and family room areas of the house to open directly to the rear yard. The architectural character of the rear of the dwelling facades should be consistent with that of the front facade.

Many Old Florida Plantation lots will be served by alleys and/or cluster driveways. They will be semi-public zones designed primarily to service individual blocks of dwellings. Garages, trash containers and collection, and other service needs are accommodated at the back of the dwelling. Where alleys areprovided, fences and garden walls can provide privacy for the garden areas, but will be designed toprovide a sense of community in the alley spaces as well.

Please see Figures 2.1 to 2.5, Public and Private Zones by Lot Description, which illustrates howDwellings will focus on both the private and public areas of each Lot characteristic of the Old FloridaPlantation Community design.

Figure 2.1 - Interior Alley Lot – Single Family


Figure 2.2 - Corner Alley Lot – Single Family

Figure 2.3 - Conventional Lot – Single Family

Figure 2.4 - Conventional Lot - Attached

Figure 2.5 - Conventional Alley Lot - Attached


2.4 Streetscape and Pedestrian Circulation

Old Florida Plantation is designed with extensive connected pedestrian sidewalks, nature trails andpathways as shown on the Circulation Plan, Figure 2.6. All streets will be designed to have plantedstreet trees that will ultimately create a shaded canopy so as to facilitate pedestrian circulation and unify all of the neighborhoods.

The use of trees (placed on 50 to 60 foot centers) for a street canopy provides a unique “stewardshipinitiative”. The streets will increase in attractiveness and enhance the overall community value as theCommunity matures. Street trees will be provided at regular intervals on residential streets. Thesetrees will be the anchor to an outdoor promenade designed as an integral part of the Community. Front porches will be set back from the sidewalk a minimum of 10 feet. This close setback allows for thestreet trees to soften the front building elevations, and eventually provide shade for the front yards. Byproviding a pedestrian-friendly promenade within close proximity to the front porches, residentinteraction is encouraged, as illustrated in Figure 2.7, Streetscape Perspective.

A key design element in making the street more pedestrian friendly is to control the impact of residential garages and automobile parking on the streetscape. This can be achieved in a variety of waysincluding: locating the driveways and garages to the rear of the homesite on lots 50 foot wide or smaller; recessing the garage 10 to 15 feet back from the front of the dwelling on lots over 50 feet in width thathave street accessible garages and driveways; or, locating the garage to the rear of the lot when served off the street.

An additional important element in creating a more pedestrian friendly streetscape is the introduction of raised front porches and raised covered porticos on the front of each dwelling. Fully visible front doors, porches and recessed garages create a public zone that is not dominated by the automobile, whichcreates a safe and interactive environment for people.

Figure 2.6 – Circulation Plan


Figure 2.7 – Streetscape Perspective


2.5 Diversity of Architectural Products

Variety can take many forms. It can be evidenced in price, style, size and intensity. It offers choice and distinction. No residential community of any size can exist in a narrow spectrum of offerings. Itdiscriminates against diversity not only in building types and styles, but in residential activities as well.Old Florida Plantation offers a wide diversity of architectural styles that have been drawn from Florida’s past development growth. These styles are segmented into three major groups. They are:

• Village Center Styles

The early Spanish colonists and English seaman settlers in Florida found themselves in a landboth distant and different from their homelands. They drew comfort from the close community of their fellow countrymen. Building their homes in close proximity for the advantages of commerce and social life they formed the coastal communities of St. Augustine and Key West.

These styles, as illustrated in Figure 2.8, Architectural Heritage - Village Center Styles, areencouraged as the predominant styles in those high density Neighborhoods close to the TownCenter where multi-family and single family or small lots are the product offering. Thearchitecture of these two styles tends to be two-story with an intimate relationship to the streetdue to the size of the lots and close proximity to neighboring houses. The transitional styles,particularly Spanish Revival and Folk Victorian, are encouraged as secondary styles in thesevillage center neighborhoods as a means of blending the architecture with the adjacentneighborhoods between the Town Center and outer edges of the Community.


Figure 2.8 – Architectural Heritage – Village Center Styles


• Transitional Styles

As Florida developed through the early years of this century, many new communities started and new styles found favor. Folk Victorian was popularized in the small towns in the interior of theState. Spanish Revival was popularized in the coastal resort communities by Henry Flagler. Andthe Bungalow Style was popularized in later years as the perfect holiday home.

These styles, as illustrated in Figure 2.9, Architectural Heritage - Transitional Styles, areencouraged as the predominant styles in the intermediate density Neighborhoods between thevillage center (Town Center) and village edge neighborhoods of Old Florida Plantation. TheBungalow Style, in particular, is encouraged as the predominant style in these transitionalneighborhoods with other styles used as a means of blending with the village center and village edge styles.


Figure 2.9 – Architectural Heritage – Transitional Styles


• Village Edge Styles

The farming settlers from Georgia and the deep South and from the lowlands of the Carolinasbrought with them the architectural traditions of their rural origins - the Cracker style of theGeorgia farmer and the Cottage style of the Carolina farmer.

These styles, as illustrated in Figure 2.10, Architectural Heritage - Village Edge Styles, areencouraged as the predominant styles in the lowest density neighborhoods at the edges of OldFlorida Plantation. The transitional styles, particularly Folk Victorian and Spanish Revival, areencouraged as secondary styles in these village edge neighborhoods as a means of blendingthe architecture with the adjacent neighborhoods between the edges and the center of theCommunity.


Figure 2.10 – Architectural Heritage – Village Edge Styles


As noted in the preceding styles, The Community PLANNER for Old Florida Plantation encouragesvariety in style by offering a palate of traditional inspirations for Old Florida Plantation. In addition, theinfluence of color, landscape, and lot size, will multiply the opportunity for diversity in the single-familyofferings. Optimizing the ability to use density in one place to preserve open space, or natural beauty in another, is considered intelligent land management. It minimizes the amount of road and infrastructure needed to serve a group of residents while protecting the places of natural or recreational importance.The change in pace of communal to rural, from compact to expansive, from small to large will createcolor to an otherwise monochromatic execution and invite more diversity in architecture.

The diversity will, however, be well managed. Consideration will be given to: the responsibility to scale and residential spirit that drives the community purpose; the compatibility to the other housing andbuilding types and charm and individuality that avoids monotonous stereotype executions; thelandscape and hardscape executions; and, most importantly, the pedestrian over the auto, theindividual over the masses, the beauty of the location over the efficiency of its arrangement, and thecharacter of the style over the absolute necessity for economy.

The blending of people of all ages and lifestyle needs will assure a total Community of diversity, and of lasting durability, as each in their own time and circumstance will find the Community offering a solution that protects their desire to call Old Florida Plantation their home for years, if not generations to come.

2.6 Town Center

Old Florida Plantation is planned to have a neo-traditional Town Center, illustrated in Figure 2.11, TownCenter Plan, and Figure 2.12, Town Center Perspective, as a centrally located downtown with theplacement of most of the Community’s amenities, including a town activity center, country store, postoffice, church site, out-patient clinic, pro shop for two golf courses with a golf learning center, marina,miscellaneous retail, and other various Neighborhood recreation facilities. The Town Center will becreated initially with several individual buildings so as to foster its sense of place and importance. Astrong central monument - a church steeple, town hall, or community band shell – is planned to serve as the visual centerpiece for the Community.

The Town Center is proposed to be staffed with an active social director whose business will focus on:the creation of activities; the active implementation of activities and events designed to promotecommunity from within; and, the invitation for inspection from beyond, visitors from anywhere. Initially,the Town Center will attract visitors to the Adult Learning Institute described in Section 5.5. Instituteparticipants will be able to choose from several base programs ranging from instruction in golf andtennis to mind improvement. Each program is anticipated to be 2 to 3 days in length with expertinstructors and modest fees. Adult Learning Institute visitors could be invited to stay in housingaccommodations within walking distance of the Town Center during their 2 to 3 day course.

The Town Center is the focus of all the neighborhoods. It is designed as the social meeting place and community hub. The Town Center will evolve over time and, in all probability, adapt to market trendsand support from the Community. An initial program of proposed uses has been developed as follows:

A Town Hall/Church F Country Store K Town Home VillasB Boutiques/Small Stores G Community Assoc./Admin. L Special Residential/CommercialC Restaurants H Park M Single Family ResidentialD Golf Club I Medical Clinic/Drug Store N Tennis ClubE Auditorium J Age Restricted Club House O Meeting Rooms

Figure 2.11 – Town Center Plan


Figure 2.12 – Town Center Perspective


2.7 Environmental Design and Engineering

Old Florida Plantation incorporates the natural environment within the project design, preserving thenatural features of Lake Hancock, Saddle Creek, and on-site lake and wetland areas, thereby providinga setting for residents to experience nature and Florida's diverse wildlife. Over 1,200 acres of wetlands and uplands are preserved throughout the site, thus providing habitat for an array of species of birdsand small mammals within designated conservation areas. A rookery is located within one of the OldFlorida Plantation's many lakes. Bald eagles (Haliaeetus leucocephalus) and ospreys (Pandionhaliaetus) nest on-site and can be frequently observed flying over Old Florida Plantation. Other wildlifethat can be observed include American alligators (Alligator mississippiensis), great blue herons (Ardeaherodias), great egrets (Casmerodius albus), little blue herons (Egretta caerulea), tricolored herons(Egretta tricolor), glossy ibis (Plegadis falcinellus), snowy egrets (Egretta thula), white ibis (Eudocimusalbus), American coots (Fulica americana), and a variety of songbirds such as warblers, Americanrobins (Turdus migratorius), and northern cardinals (Cardinalis cardinalis).

Old Florida Plantation's wildlife habitat plan, as illustrated in Figure 2.13, Wildlife Habitat Plan,establishes conservation areas, sound ecological planning, and innovative design to provide for long-term wildlife habitat on-site and along Lake Hancock and Saddle Creek. The wildlife habitat plan hasthree basic components:

a. Preservation of existing significant habitat;b. Reclamation that creates suitable upland and wetland habitat; andc. Specific wildlife enhancement activities.

Following is a brief outline of each component and how they work together to provide a truly unique and functional wildlife habitat plan:

a. Preservation of existing significant habitat: The wildlife habitat plan designates three specificlevels of protection including primary, secondary, and tertiary. A total of 2,479 acres is included within the wildlife habitat plan out of the development's total of 3,535 acres (70% of the site).

The "primary" habitat conservation areas are those areas over which a conservation easementwill be established. These areas consist of mixed forested wetland areas along Lake Hancockand Saddle Creek and reclaimed wetland areas within the interior portion of the Community. The Developer will be allowed to construct pedestrian nature trails and equestrian trails within theprimary habitat areas. The entitlements even allow for a future eco-golf course to be designed in conjunction with the Florida Fish & Wildlife Conservation Commission.

The "secondary" habitat areas are mostly upland areas that were reclaimed and have becomeestablished as mixed upland hardwoods, slated for use as habitat, stables and agricultural.

The "tertiary" habitat areas total 753 acres and consist of areas that are currently being utilizedfor agricultural or upland reclamation uses, but includes future active recreational such as golf,active parks, residential lot extensions, easements, etc.

The wildlife habitat plan supports the preservation of internal lakes. Most of these lakes areexisting, although some additional lakes will be created as development progresses. Currentlythe lakes provide wildlife habitat value to aquatic and wetland-dependent species, such aswading birds and American alligators.

Figure 2.13 – Wildlife Habitat Plan


b. Reclamation that creates suitable upland and wetland habitat: The reclamation activities are part of an existing non-mandatory reclamation program that has been established with the assistance of the Bureau of Mine Reclamation, Florida Department of Environmental Protection (“FDEP-BMR”). The overall reclamation plan includes uplands and wetlands that have already beensubstantially completed. The reclamation plan has been a voluntary one, as provided on theformer strip mine through the Community. The creation of upland and wetland areas is alreadyproviding a substantial amount of wildlife habitat value. Wildlife habitat value will furtherincrease as the final upland-wetland reclamation vegetation matures becoming more firmlyestablished.

c. Specific wildlife enhancement activities: The specifics of the wildlife enhancement plan includethe replanting of the upland and wetland reclamation areas, and the establishment of wildlifecrossings within many of the large and more important habitat areas. The wildlife crossingsprovide a connection between Lake Hancock’s mixed forested wetland area and the three large upland and wetland forested areas within the western portion of the Community. These wildlifecrossings have already been installed by the Developer and connect all of the reclamation andpreservation areas within the central portion of the Community. These crossings include bothlarge culverted wildlife crossings and surface crossings. The Developer may elect to provide anumber of additional wildlife enhancement options such as providing osprey nest platformsadjacent to the interior lakes, as well as other wildlife structures such as wood duck boxes, oradditional wildlife habitat plantings.

2.8 Stewardship

To preserve the integrity of the environment, the Developer has designed sites to protect the majority of the wetland preserves, man-made lakes and environmental barrier lands. The intention being theprotection of birds and flora native to the Community through the implementation of a substantial wildlife habitat plan. The large expanses of existing and re-claimed wetland habitat provides opportunities forresidents to interact with this diverse wildlife environment.

To further these objectives the Community will adopt environmental objectives and goals that will be the basis for all development, construction, landscape improvements and landscape maintenancepractices. In addition, both the Community Association and the Community Development District will be charged with the responsibility to up-hold these environmental objectives and goals. This translates into a opportunity to enhance the Community by the commitment to preserve and protect its environmentalexperiences.

The Developer of Old Florida Plantation is currently considering the conveyance of all the common area lands, including the man-made lakes, wetlands and settlement pond basins, into a common land trust -“The Old Florida Plantation Land Trust.” The Trust could also be used to advance a sense ofresponsibility related to protected environmental lands and a guarantee toward perpetuity of land use.The golf courses and Community Town Center lands would not be part of the Trust.

Residents will be introduced to the principle of “stewardship” through Community awareness programsand activities. “The Sounds of Nature”, a program designed to educate the residents about habitats of the wildlife within the Community, together with “Our Habitat,” a core program offered through theCommunity Association, will work to identify conservation practices and naturalistic planting techniques, and to instill an appreciation of the magnificent wetlands contained within, and around, Old FloridaPlantation.


3 . A r c h i t e c t u r a l D e s i g nP r i n c i p l e s

Old Florida PlantationARCHITECTURAL DESIGN PRINCIPLES Community PLANNER Page 31

3.1 Old Florida Vernacular

Florida was the first state to be colonized and almost the last state to be civilized. Its European heritage began with the Spanish settlement of St Augustine, and remained under Spanish rule until the Englishrouted them. The Florida peninsula was won from the English in the War of Independence and became a dominion of the Colonial states as a territory. It lived for a period as part of the Confederacy, untilunification and ultimate statehood were conveyed.

Florida was, for most of this first three hundred years of colonial status, an under-developed, under-occupied, and under-valued territory. In the late 1800’s, Henry Flagler, entrepreneur, developer,hotelier, and railroad man, began a campaign to link the eastern seaboard of Florida with a railroad line from Jacksonville to Key West, establishing the first commercially viable overland route from the rest of the well expanded republic.

Up until that time, Florida’s growth had centered around the natural ports of its expansive shoreline and the inland landings along its first navigable highway, the St. Johns River. Travel by boat or ship was the only way to access the majority of the state, and similarly a slow way to bring visitors from, and products to, the markets of the northeastern seaboard and abroad.

As the railhead was expanded into this tropical, if not jungle, setting, the first to explore its inner reaches were the gentlemen industrialists of the late nineteenth century. As an escape from the cold winters of the north, they individually carved out large estates in the interior of this vast wilderness to grow wintercrops of great demand in the north. Gentleman farming was an honored pastime and, with a properharvest, a profitable undertaking as well. The middle class followed as the ease and cost of travelbecame more accessible, and a great land boom ensued as many a pioneer and homesteader lookedsouth instead of west for their “streets paved of gold”.

This surge in growth began the first real colonization process which continued into the twentieth century until the great depression. The expansion was driven by the industry of agriculture. The immigrantswere from America, principally the original colonial states. They came looking to find opportunity as the earlier settlers in their own home states had found a century or more before. They came with anAmerican heritage, cultivated through the adaptation of their European culture imported over the priorhundred years. Reminiscent of its empire origins, it had evolved in America to become simple, honest,and efficient.

The lifestyle of the Florida settlers was characterized by hard work, self-sufficiency, and closeness tonature and the land. The architecture they brought with them was elegantly simple. Adapted to thestrong sun and frequent showers with higher ceilings, overhangs and verandahs, it still personified thebasic material choice and design styles of its fellow colonial states, with the additional distinctions ofbrighter colors, more open plans, and a relaxed personality characterized by the summer cottages ofnorthern society.

The vision of Old Florida Plantation is to recreate the feel and sense of history that would haveoccurred, if circumstance had allowed it to develop now instead of then. Old Florida Plantation will bereflective of a time and place where the pace was pedestrian, the fashion was both true to its heritageand forward looking, complemented by community and neighborhood features, designed to giveresidents a common place to build acquaintances and to share purposeful endeavors. Old FloridaPlantation will seek to offer comfort and friendliness as the most cherished amenity of all.

Old Florida Plantation, will celebrate the heritage of the past, the legacy of the region, the beauty andabundance of nature, and the values of its residents, through the evolution of a living Community thatblends the best of yesterday with the promises of tomorrow…for today’s family. Guided by a palate ofdesign sensitivities honored for their environmental appropriateness and nostalgic charm, thearchitecture shall seek to look seasoned when new, and timeless in the future. Built with lasting values and responsible standards, intended to assure permanence and durability, the setting shall assurepreservation of its appeal and value as it matures.

3.2 Architectural Glossary

Asymmetrical Massing - Shall mean and refer to avisual balance achieved with dissimilar objects thathave equal visual weight or equal eye attraction.

Balustrade - Shall mean and refer to a railing made of balusters (usually small vertical members in a railingused between the rail and the stair treads or a bottomrail), a top rail, and sometimes a bottom rail on theedge of stairs, balconies and porches.

Belvedere - Shall mean and refer to a rooftop pavilionfrom which a vista can be enjoyed.

Old Florida PlantationPage 32 Community PLANNER ARCHITECTURAL DESIGN PRINCIPLES

Bracket - Shall mean and refer to any overhangingmember projected from a wall or other body to supportweight acting outside the wall.

Soffit - Shall mean and refer to the material applied tothe underside of the roof overhang, usually placeddirectly on the underside of the rafters..

Casing - Shall mean and refer to the molding ofvarious widths and thicknesses used to trim door andwindow openings at the jambs.

Cornice - Shall mean and refer to and ornamentalmolding at the meeting of a roof or a wall; usuallyconsists of bed molding, soffit, fascia and crownmolding.

Eave - Shall mean and refer to the margin or lower part of a roof projection over a wall.

Fascia - Shall mean and refer to a flat board, band orface, used sometimes by itself but usually incombination with moldings, often located at the outerface of the cornice.

Bird’s Mouth - Shall mean and refer to the horizontalplates at the top of the wood frame wall that bear theweight of the rood rafter.

Dormer - Shall mean and refer to a structure projecting from a sloping roof usually housing a window orventilating louver.

Gable End Roof - Shall mean and refer to the verticaltriangular portion of the end of a building having thedouble-sloping roof, from the level of the cornice ofeaves to the ridge of the roof.

Hipped Roof - Shall mean and refer to a roof whichslopes upward from all four sides of a building,requiring a hip rafter at each corner.


Overhang - Shall mean and refer to theprotection of an upper story or roof beyond astory immediately below.

Rafter (Symmetrical) Tail - Shall mean andrefer to a part of a truss which hangs outbeyond the top plate and becomes the roofoverhang.

Ridge Board - Shall mean and refer to a board placed on edge at the ridge of a roof at whichthe upper ends of rafters are fastened.

Symmetrical Massing - Shall mean and referto a quality of a visual composition or formwherein there is a precise correspondence ofelements that reference to an axis or a point.

3.3 Architectural Origins

The bulk of the residential heritage can be found in seven basic styles. Each grew from a time andplace where the influences were different. All over time adapted to be, and evolved to become, known as Florida Architecture.

The styles were: St. Augustine (colonial)Key WestCrackerFolk VictorianSpanish RevivalCottageBungalow

None of the styles embraced the force of full classical styles. They all personified utility over excess,asymmetry over symmetry, casual over formal. Although some major historic homes were built in theclassical traditions, they were the rarity in this era. The popular architecture was that of the commonman, his family, his business, and his limited fortune. All of the styles emerged before the cardominated our lives. They faced forward and expressed their invitation in pedestrian terms. The frontdoor was celebrated. The scale was human and restrained. The cost was attainable. Consider theirhistory and uniquely distinct qualities.


St. Augustine (colonial)

The colonial St. Augustine style reflects Florida’s first European influence. The Spanishcolonized Florida and named it over four hundred years ago. The Spanish builders knew onlythe architecture of their homeland. It was a heavy architecture of masonry and stucco for walls, small windows for light, tile roofs and no overhangs for overhead protection.

In Florida, they found a dominant sun requiring shelter and ventilation, and no clay to makebricks or tile. Further, the coastal zones were the first to be occupied and the threat of hightides, combined with the absence of topography, made it difficult for them to adapt their historicconstruction.

Buildings became two story, with the first floor only of masonry (tabby - a mixture of sand, seashell, and water) with stucco to resist the threat of flooding, and the second floor of cypress (astrong abundant rot and termite resistant timber that grew in abundance). The homes foundmost of their windows on the north wall where the sun never shown. Porches and verandahs on those north walls added protection to the openings and outdoor area exposed to the breezes.The second floor was the preferred level. It was cooler and it was believed that most insects did not fly that high. Private walled side yards were reminiscent of their haciendas of Europe, theyfurther provided protected outdoor areas to cultivate needed vegetables and fruit free from theabundant wild life.

Roofs found favor with cedar shingle. Lighter than the cypress, it served to offer some insulation from the suns radiant heat. Resistant to rot it would offer limited durability and the best rainprotection of all the available materials. Windows grew to improve ventilation. Shutters wereadded to protect them from the vigorous summer storms that would come up unexpectedly.

When the Spanish withdrew and the English took control they adopted this stylized Spanisharchitecture for all the reasons that made it smart and appropriate. It thus established theearliest acceptance of stucco masonry in Florida, which would lead to strong prominence ofmasonry in the coastal areas of the state.

The characteristics of style are outlined in Table 3.1, and the modern interpretation of this style,along with acceptable materials, is illustrated in Figure 3.1, St. Augustine Style.

Configuration Materials Color

External Facades

• Architectural facade on street is expressed as a courtyard wall.

• Facades (Building Plan) are linear.• Living spaces open up onto an interior courtyard.• Full 2 story structures under a single roof with a

consistent eve.• First floor wall may extend to become the enclosure

wall for the courtyard.• Distance between columns can not exceed the

height of the columns.• Columns on the 2nd floor are thinner than columns

at the first floor.

• The 2nd floor is made up of horizontal siding and shall have a 3” to 6” exposure.

• The first floor is stucco with a smooth sand finish.

• Columns on the 2nd floor are wood and the columns on the first floor are stucco.

• Siding colors are generally warmand darker neutral colors (darkerthan the stucco).

• Stucco is generally a warm white,cream or beige.

Roofs

• Simple symmetrical gable or hip roofs with a pitchbetween 6 in 12 and 10 in 12.

• Gables generally occur if the short end faces on amajor street.

• Exposed rafters can be a detail.

• Shingle or standing seam metal roof.

• Colors are usually grey or brown especially in the warm range.

• Colors are typically dark.

Porches, Verandahs & Balconies

• Porches typically reside on the second floor andmay be enclosed with louvers at one end.

• Loggias do not cantilever more than 8 feet.• Porches or loggias have simple railings.

• Porches are typically wood. • Colors are typically white.

Windows (Shutters) & Doors

• Windows are vertically aligned on 1st and 2nd floor with shutters.

• Window proportions horizontally can be between 1to 1 or 1 to 3.

• Front door is typically at one end of the short or long end and enters onto first floor colonnade that facesthe courtyard.

• Trim around doors and windows is between 2” and6”.

• Colors for shutters and the front door typically correspond, are darker and range between the blue grays and greens.

• Window trims are typically white.

Accessory Structures & Garages

• Garage structures, if separate, shall conform with the main structures.

• Garages shall have if a two car, 2 doors or appear to have 2 doors.

• Garage doors shall have a simple pattern.

• Colors of the structure shall match the main structure.

• Garage doors shall be white or of a light neutral color that corresponds with the body color.

Miscellaneous

• Details and trim are simple. • Details and trim are typically white.

Table 3.1 – Characteristics of St. Augustine Style


Figure 3.1


Key West

By comparison to the Spanish influence first felt in St Augustine, and later a dominant influence in South Florida, Key West knew sharply different origins. It was founded by seaman of English origin. As an island with only navigable access, its beginnings spawned from its strategic role in the inter-America’s trade of island nations to the South and the Colonial seaboard to the North.

The seamen were ship builders, not building builders. They knew woodwork, not masonry. The island was sparse of both materials. Wood was easier to transport, lighter to erect, and familiar to work with. The ship lap siding of its first buildings mimicked the lap boards of ship’s hulls.Made water tight with similar detail and ship building quality, they were sturdy structures like anyship, able to resist even the most aggressive of storms. Shutters offered the ability to “battendown the hatches”. Elevated first floors allowed occasional flooding never to reach the lowestlevel. Metal roofs (very light and easily transported) were durable, water tight, and reflective of the unshielded sun that was almost inescapable. Studded walls could be filled with insulationsuch as sand or seashell. The insulation also served to weight down the building with ballast to resist the occasional tidal surge and blowing winds. These conditions created the Key WestStyle.

Seamen, with hours at sea, were great craftsmen. Their ships were lavishly carved anddecorated with woodwork of the highest quality. Their homes were no less adorned. Thepopularity of Elizabethan and Victorian fashion influenced the style, as did the decorative stylesof the sea. They also left their mark on the homes, principally in color. The colors were tropical, pastel, and lighthearted. Combined, these elements generated a friendly, open, and colorfulsetting, celebrating the leisure lifestyle and non-threatening character of this trading depot.

The characteristics of style are outlined in Table 3.2, and the modern interpretation for this style, along with acceptable materials, is illustrated in Figure 3.2, Key West Style.


External Facades

• Typically symmetrical proportions with 3, 5, or 6 Bays.

• Floor is raised from the ground. • Ornamental railings, spandrels and brackets• This style is similar to the Folk Victorian style, but

there are 2 story porches along the entire facade.• Similar to Folk Victorian but there is a regular

spacing of bays.• Bahamas and Mansion Key West Conch styles

have a porch that wraps to one side and runs along the front.

• Horizontal lap siding.• Similar to Folk Victorian but

there is no novelty siding.

• Colors are pastel and light.

Roofs

• Simple gables or hips with a pitch between 6 in 12 and 12 in 12.

• Fascias are broad.

• Roof materials may be metal or shingles.

• Colors for the roofs are light in color.


• Porches are typically 2 stories across the front facade.

• Colors are typically white.


• Similar to Folk Victorian but there are single windows instead of pairs. Windows are centered on a bay or between columns.

• Front gable end has a window or ventilation louvers.• Windows are vertically aligned.• Windows are either 6 over 6 or 2 over 2.• Windows typically have a decorative lintel.• Front door may have a top light.• Windows always have shutters even on doors.• Window and door placements are symmetrical and

centered except for the shotgun and one and a half story.

• Shutters may be white or a dark bright color.


Miscellaneous

• Trim is generally white.

Table 3.2 – Characteristics of Key West Style


Figure 3.2


Cracker

The name Cracker comes from the overland pioneer who imported it. Cattle and crop farmersfrom the Southern states (principally Georgia), looking to homestead land and clear it for grazing and planting, set out with bull whip in hand to find pastures for their stock and fields for theircrops. Horse drawn wagon was their transport. Bulls, and cows, and other domesticated stock were their companions. As they marched, they would “crack” their whip to keep stragglers from wandering and the pace ever constant.

Their preference was for fresh water areas, so they instinctively took aim at the interior of thestate. Rivers and lakes became their neighbors. Abundant water supply would assure agrowing and grazing season year round. The interior of the state however would see lessprevailing coastal breezes. It would also see less frequent tropical storms. Building for severwind was less of a concern, but manufacturing, or catching a breeze, was priority one. Theanimals and their crops were their life and their fortune. When a shelter was to be built, theanimals would come first. Their homes were occupied only a few hours of the day. The rest of the time they were out and about checking the fields, feeding their flock.

The Cracker home was therefore a simple dwelling. Usually a simple box, surrounded byverandah and raised on piers, it used the elevation to encourage breezes to flow beneath as well as around and above the home. The effects of this configuration caused the central peak of the roof to siphon hot air up and out and draw cooler air in from below. The expanded verandah of low pitch shielded all walls from the sun, eliminating hot walls on the interior. Crimp metal roofs, easily traveled and installed, offered durable canopies to both man and animal, and interior and exterior spaces.

There was little time to build, and even less time to repair. The style therefore became free ofornamentation, very basic in detail, and constructed by people who were not builders, butfarmers instead. Of all the styles, this style was the most indigenous. It is a truly honestexpression of the home grown culture of its occupants, uninfluenced by colonial or Europeandesign.

The characteristics of style are outlined in Table 3.3, and the modern interpretation of this style,along with acceptable materials, is illustrated in Figure 3.3, Cracker Style.


External Facades

• Raised floor/porch on a pier foundation.• Centrally positioned entry.• Symmetrical distribution of windows.• Single story or inhabitable attic.

• Horizontal lap siding or board and batten.

• Neutral body colors or light warm muted colors.

Roofs

• Hipped or side gabled.• Roof pitch is typically between 6 in 12 and 8 in12.• Porch roof is attached as a low slope shed relative

to the main roof and may have a break between the 2 roofs.

• Deep overhangs at the eves.• Roof appurtenances may include a single dormer or

ventilation belvedere symmetrically placed within the facade.

• Metal standing seams or shingles.

• Roof color is typically gray.


• Porches span the entire facade.• Typically, there are no railings but may have a

simple wooden railing.

• Columns are wood.• Simple railings would be

made of wood.

• Colors correspond with the lighter trim colors or may match the body color.


• Single hung windows in vertical proportions.• Usually windows are not paired.• 6” or greater trim around windows and doors.

• Window surrounds, doors and/or shutters are typically in a deeper contrasting color.


• Garages, if detached, would correspond in generalmassing with the main structure.

• Garages would have simple gable or hip roofs with a pitch corresponding with that of the porch.

• Garage doors would be, or appear to be, single doors with a simple pattern.

• Garage structures would match themain structure in body color.

• Garage doors and trim would match that of the main structure or may be a lighter shade of the main body color.

Miscellaneous

• Very simple and straight forward details. • Colors for the trim should match the body color or be a lighter shade of the body color.

Table 3.3 – Characteristics of Cracker Style


Figure 3.3


Folk Victorian

As small interior towns emerged, Florida was approaching the twentieth century. The Victorianage was thriving, and Victorian fashion was all the rage. The major cities of the East and Westsaw Victorian fashion electrify the finest neighborhoods with rich detail, brilliant color, abundantglass, and strong vertical emphasis. Fashionable society was not so well established in theseearly Florida communities, but they would not be left out. The Victorian fashion would have itsplace, even if only in part.

Folk Victorian architecture emerged. It protected the strong vertical emphasis of steep roofslopes, tall windows, finials and turned balustrade, but fell short of the richness in color andcraftsmanship that adorned its inspiration. The lofty feel, which fell from it, graced all kinds ofbuildings. Homes, churches, train stations, and civic structures used Folk Victorian as a way to enhance the importance of the structure and provide a regal touch for its occupants.

The characteristics of style are outlined in Table 3.4 and the modern interpretation of this style,along with acceptable materials, is illustrated in Figure 3.4, Folk Victorian Style.


External Facades

• Raised floor from ground.• Asymmetrical massing.• Ornamental railings, brackets, spandrels and gable

fascias are typical.

• Vertical or horizontal siding with novelty siding as accents.

• Colors are generally all white on white or light warm neutral colors such as taupe.

• White trim.

Roofs

• Hip or gables as the primary roofs with pitches of 6 in 12 or greater.

• Gable roof features would have pitches of 12 in 12or greater (i.e. dormers).

• The roof over the porch would have a low pitch.

• Standing seam or shingleroof.

• There may be a combination of different roof materials such as shingles on the main body/roof and standing seam on the porch.

• Colors are typically black or dark grey.


• Porches can either run the entire facade of thehouse or wrap around one side terminating in afront gabled end.

• Porches would be the place for the execution of ornamentation such as the railings, brackets and spandrels.

• Columns and decorative elements may be constructed out of wood.

• Colors for the porch would typically be white or a color lighter than the body.


• Windows are vertically proportioned with singlevertical mutton.

• Allowable window variations are: bay, double orarched.

• A simple pediment may occur above the windowswith a simple surround generally.

• May have shutters.• Entry doors are featured.

• Trim would typically be white.• Shutters are typically darker colors

such as dark green or charcoal gray.


• Garages would correspond in massing andcharacter with the main body.

• Garage doors would be single or appear to besingle.

• Garage doors may have some ornamentation.

• Garage doors would match orcorrespond with the body color or bewhite.

• Trim around the garage doors would typically be white.

Miscellaneous

Table 3.4 – Characteristics of Folk Victorian Style


Figure 3.4


Spanish Revival

Henry Flagler introduced Florida to the middle and upper class. His railroad could offer atropical holiday for the cold winter months without the long ship journey as a precondition. Each major depot for his train would be graced with a grand hotel. It would provide access to thecoast for fishing and swimming, outdoor sports such as tennis and sunbathing, and a socialcalendar as active by today’s standard as it was then.

He favored a single architect, Addison Misner. Misner was a romantic, and was caught up in the revival styles that the” Nuevo rich” of the industrial class aspired to. His personal preferencewas Spanish Revival. Modified with lower roof pitch and longer overhang, larger windows, andclassical proportion, it became his and Flagler’s style of choice for the world class resorts theylocated along the rail line as it extended southward.

The wealthy who could afford to stay there were envied, and that envy was translated into apopular coastal exploitation of this style on houses of all size and price. The heavy masonrylook of the Spanish tradition, the now importable roof of tile, and the eccentric and thus lessformal balance of the fashion, fit well with the states earliest history and its growing identity as a leisure destination.

Smaller homes saw more flat roofs with tile accents, classical parapets curved with the elegantprofiles of traditional Spanish decoration, and occasional battered pilasters to magnify the heavyfeel of the stucco. Many a home was built of heavy stucco texture on frame to artificially suggest masonry construction from outside.

The characteristics of style are outlined in Table 3.5 and the modern interpretation of this style,along with acceptable materials, is illustrated in Figure 3.5, Spanish Revival Style.


External Facades

• Plain wall surfaces with simplest design withselective decorative features, balconettes andfeature windows.

• Can be 1 or 2 stories.• Plain wall surface is contrasted by isolated

decorative elements such as columns, tiles andcarved stonework.

• The entry is typically an arched feature.

• Rich stucco texture.• No siding.

• Colors range from white to ochre to peach and pink.

Roofs

• Shallow pitched roofs (4 in 12 or 6 in 12) and/orsculpted parapets.

• Hipped, side gables, or cross gables.• Eves have shallow overhangs and decorative

cornices.

• Roof is barrel tile or concrete tile.

• Barrel or concrete tile is typically red.


• Railings on balconettes can be a solid stucco wall, balustrades or black metal (wrought iron).


• Window openings are 25% or less of the wallsurface.

• Windows are recessed from exterior wall surface.• Vertical proportioned windows with multiple panels

and may be arched.• Windows may have a lintel and a sill expressed in

the exterior wall.• Front doors are multi paneled or have a vertical

plank face.

• No window surrounds. • Window frames and muttons are typically brown or a dark accent color.


Miscellaneous

• Chimneys are stucco withgables barrel tile cap.

• Trim can either be brown or white.

Table 3.5 – Characteristics of Spanish Revival Style


Figure 3.5


Cottage

Many of Florida’s immigrants came from the lowlands regions of the Carolinas. The marshesand savannas of those regions were similar to the coastal wetlands of Florida. The agricultureof those locations was destined to be transported to Florida as access and civilization grew. The lowland architecture of the Carolinas came as well.

The Cottage style was more nearly respectful of its English origin. Roof lines, proportions, andwindow treatments had been borrowed intact. The buildings had been raised (to protect fromflooding) either on masonry piers or a rusticated pedestal. Like the colonial Spanish believed,the main living level was not on grade but super elevated. Porches were added to facades tooffer outdoor living spaces for morning and evening use. They would always face the street, as a vestibule to the home, offering shelter from the rain when entering, and as community space,inviting public discourse with passing neighbors, and an occasional place to play table games in the evening.

The style favored single story living, placing less emphasis on the second floor, as it no longerwas principally concerned with heating in the winter, but rather cooling in the summer. Secondfloors became housed in the roof structure with sloping ceilings and an occasional dormerwindow.

The characteristics of style are outlined in Table 3.6 and the modern interpretation of this style,along with acceptable materials, is illustrated in Figure 3.6, Cottage Style.


External Facades

• Floor is raised.• Symmetrical arrangement of windows• Facade/Porch is broken up in 3, 5 or 7 bays with the

front door in the center.• Dormers are vertically aligned with first floor

windows.• Brick base or piers with white lattice in between.• Deep fascias are typical.

• Siding may be clapboard or board and batten and may vertical or horizontal.

• Colors would be white or have grayover tones such as a slate blue or jade/celador green with white trim.

Roofs

• Gable end roofs.• Front roof facade may have dormer penetrations

indicating an uninhabitable attic.• Very minimal overhangs at eves.• Roof pitches are generally between 8 in 12 and 12

in 12.

• Roofs are typically shingled but can be standing seam.

• Shingle colors are generally a warm dark grey.


• Porches run along the entire front facade and maybe screened in.

• Porches generally have a simple railing but don’t have to have a railing.

• Colors on the porch are white for the railings, columns and fascias.


• Windows are single and vertically proportioned with multiple muttons such as a 4 over 4, 6 over 6, or 6over 1.

• Windows have a wide trim and pediment whichsometimes is arched, or windows may have anarrow trim and pediment with shutters.

• Dormers may have arched windows.• Front door can be double and typically has side

lighted and top lights.• Doors may be glazed.


• Garages shall conform with the massing and design of the main structure.

• Garage doors should be or appear to be singledoors.

• Garage doors shall have a simple design but mayhave a decorative pediment that corresponds withthe pediments over the windows.

• Chimneys are typically 2 and symmetrical with in the facades.

• Colors would be the same as the main structure and garage doors would be white with white trim.

Miscellaneous

Table 3.6 – Characteristics of Cottage Style


Figure 3.6


Bungalow

The last fashion to emerge on the Florida scene during the early boom period was the Bungalow Style. It came at a time and place when Florida’s popularity as a winter place was beginning to dominate its identity. Agriculture was still important, but more of society was viewing it a holidayhome destination, or even a retirement destination above all else.

The Bungalow was long known as the holiday home. More likely found in virgin territory, thestyle emerged in the north as the style of preference for small second homes in vacation locals. More commonly these homes were summer homes elsewhere, and not winter homes. Theyconsidered sun over snow, ventilation over heating, bigger windows over smaller sashes andcasual over formal. The first picture window in popular use evolved in this style.

Florida was a year round summer place, and the summer architecture of the Bungalow was aperfect adaptation. Low roof pitches, long overhangs, one story profiles, front porches withtruncated tapered columns and even screen porches became the hallmarks that would dominate Florida Architecture for decades after. Masonry or wood could be the material of choice. Bothcould even be used together. “Pop ups” and “add ons” would not take from the style but addrichness to it. An occasional garage apartment might even be seen to provide room for guestsor tenants to help pay for this holiday home.

The architecture of all these periods was rich with diversity, but it shared many importantcommon denominators. It was pedestrian, meant to be approached and enjoyed from a slowand leisure pace. It was environmental, showing responsive appointment that considered nature and the comfort that could be drawn from it. It was friendly, invoking a smile, encouraging acasual lifestyle, inviting to strangers and friends alike. It was of good value, designed withinsensible limits to be functional and visually appealing.

The characteristics of style are outlined in Table 3.7, and the modern interpretation of this style, along with acceptable materials, is illustrated in Figure 3.7, Bungalow Style.


External Facades

• Columns, piers or balustrades frequently begin at ground leveland extend without a break to a level well above the porch floor.

• Heavy tapered, boxed wooden upper columns sit on top of thepiers or balustrades, these are smaller than their bases.

• Asymmetrical porch placement within the facade and occurs atthe gable front end.

• Sometimes a covered entry if there is no porch.• Primarily single story.• Space between columns equals a minimum of the height of the

columns or greater.• Proportions have a horizontal emphasis.

Roofs

• Shallow pitched roof either gables or hip, 3 in 12 to 6 in 12.• Multiple roof forms such as cross gabled.• Roof may have a major gable face that may span the entire face

of the structure.• Outriggers and brackets at overhangs.• Deep overhangs with exposed rafter tails along the horizontal

edges.• Typically roof and wall junctions are not boxed or enclosed.• Roof may have an inhabitable attic, there may be a ventilation

belvedere or horizontal dormer elements.

• Shingle roofs • Colors of the shingles are usuallydark neutral colors such as brownsand greys.

• White trim on the rafters or a color contrasting to the body color.


• Asymmetrical positioning of porch at gable front end. • Stucco, brick or stone in combination with wood.

• Wooden columns are typically white or of color contrasting to the body color and matching the trim.


• Windows typically have vertical proportions in combination withdormer elements or windows in a broad horizontal opening.

• There may be multiple horizontal dormer elements or windowopenings.

• Picture windows at the front facade and typically in bays of 3.• Prairie style mutton patterns are typical.• Projected windows on the side gables faces are typical.• Wide trim around windows.

• Trim is typically white or of a colorlighter and contrasting with the mainbody color.

• Typically when a color other than white is used for the trim there is a combination with a second trim color


• Garages would correspond in massing and design to the mainbody.

• Garage doors would be single or appear to be.• Garage doors would have a wide trim.• Garage doors would have s simple pattern.• Garage doors on a structure disengaged from the main structure

and not facing a major street may have a double door.

• Trim and doors would be white or in a color lighter and contrasting to themain body color.

• Colors should match in body and trim to those of the main structure.

Miscellaneous

• Heavy details. • Colors should match the trim color.

Table 3.7 – Characteristics of Bungalow Style


Figure 3.7


3.4 General Design and Product Guidelines

The historical Architectural Styles of Florida’s yesteryear each possess certain distinctive characteristics that emulate the heritage and charm of their respective era. Porches, crawl spaces, dormers, windowand door treatments are just a few examples of design elements that reflect those characteristics.Modern materials that offer durability, lower maintenance, energy efficiency and economy are oftenpreferred to their traditional counterparts.

The following design and product guidelines define appropriate contemporary executions of traditionalconstruction. All other external materials not specifically mentioned herein shall be thoughtfullyconsidered and consistent with the architectural style.

Columns: Columns or posts shall be made of wood, fiberglass or aluminum. Contemporaryexecutions of framed box columns with stucco are not acceptable.

Elevations: The side and rear elevations on some production homes are typically neglected ofstyle, driven by economy and minimal side yard necessity. The architectural styles of Old Florida Plantation are intended to closely mimic their historical precedents; all sides of every structure shall have the same characteristics and treatments as the front elevation.

Exterior Finishes: Most of the styles are depicted by wood siding treatments. Stucco finish is anacceptable alternative provided that window and door trim, cornices, etc. areexecuted as illustrated under garages.

Exterior Lighting: Globe, mason jar or similar-type unattractive fixtures, if used, shall not be visible.Exposed lighting fixtures shall be decorative.

Fencing: Fences shall not be more than 32” high in front yards and side yards from thefront property line to the front wall of the structure.

Front PorchScreening: Screens may be installed on front porches provided that:

a) The frame is concealed behind railings, columns, etc. and not in direct view;

b) The screen door is positioned directly in front of the entry door to the house, is made of wood and elaborated with the same style as the entry door.

Garages: Garages post-date the Old Florida Architectural Styles. Alley access garages orside street garages are preferred. If the garage must be accessed from the frontstreet, consider side drive to rear garage options. If accessed from the frontstreet, the garage shall be designed to be passive and not visually compete withthe main house. If possible, in lieu of a single double car garage door, stagger the faces of two single car garage doors to reduce the scale and dominance of thegarage presence. Garage roofs that are hipped are less dominant than gables.Ornamentation should be saved for the main house and downplayed on thegarage.

Louvers orShutters: May be of wood or plastic, functional or non-functional. (Scored stucco is not

acceptable).

Roofing: Shingles may be either asphalt or fiberglass, but must be fungus resistant.Concrete roof tiles may be used in place of clay tiles.

Siding: Vinyl siding products or cellulose - fiber - reinforced cement siding products, such as manufactured by James W. Hardi & Company, are acceptable.

Slabs: In order to achieve the same look as houses with elevated slabs and crawlspaces, concrete slab-on-grade may be used with a front wall stemwall by sloping the grade from rear yard to front yard. See figures 3.8 and 3.9 below.

Figure 3.8 - Elevated Slab with Crawl Space

Figure 3.9 – Slab-on-Grade


Wall Sections: On two or more stories, constructed of CMU for the first floor, and frame on thesecond floor, the stucco surface is to be flush, interrupted only by a control joint.This also applies to gable end trusses on CMU.

Windows: May be of aluminum, vinyl or any other energy-efficient materials. Mill finishaluminum is not acceptable.

Window/DoorTreatments: Authentic window and door pediments, trim, lintels or sills may be styled in

stucco, provided that the relief and profiles match their original counterparts.(Scored stucco is not acceptable).


4 . L o t & L a n d s c a p e D e s i g n

Old Florida PlantationLOT & LANDSCAPE DESIGN Community PLANNER Page 51

4.1 Design Philosophy

The landscape design philosophy for Old Florida Plantation emphasizes the special aspects of theCommunity, its small-town character and scale, and ranch imagery through the creation of a blend ofurban and rural landscape environments. The following landscape principles have been developed toserve as building blocks to apply to the entire Community:

• Blend the natural and man made landscape to enhance the natural setting.

• Create a rural and pastoral theme reminiscent of an old Florida plantation.

• Establish an extensive naturalistic landscape of open space that emphasizes thevegetated wetlands, golf course and numerous lakes.

• Use massed plantings to enhance important views of key open space areas.

• Create an arrival experience that is appropriate in scale and conveys a small “hometown” feeling.

4.2 Community and Neighborhood Landscaping

A natural and rural landscape appearance will be used on the main entrance boulevard and designated Neighborhoods by use of berm mounding with smooth transitions and soft natural forms. Berms shallbe used to soften views to wetland areas and to the backs of residential and commercial uses, asdeemed necessary.

• Community Landscaping (Major Roadways and Lakes)

Views to Community lakes from major roadways will be left open. Existing vegetation along lake edges will remain in order to enhance the naturalistic transition from the road right-of-way. Ameandering swale of varying width will be graded to blend with existing contours and proposedroadway grading. Placement of trees in naturalistic clusters further evokes the pastoral rurallandscape theme. See Figure 4.1, Major Roadways and Lakes Landscaping.

• Community Landscaping (Wetlands)

The edge treatment of revegetated wetlands will be screened by the use of low berming andlandscaping. Glimpses into the wetland open space will remain with the objective of softeningthe edge treatment and naturally separating the roadway swale and wetland. See Figure 4.2,Wetlands Landscaping.

• Community Landscaping (Golf Course)

Views to the Ron Garl designed golf course will be focused by massed naturalistic planting onthe opposite side of the entrance roadway. The rolling topography will be graded to blend withthe rural roadway grading and swale. The integration of tree plantings and berming will helpmake the golf course appear as a natural element within the Community. Important views of the golf course will be enhanced by the strategic placement of trees. Trees will also be planted atkey golf ball landing zones to help lessen the chances for errant balls entering public areas. See Figure 4.3, Golf Course Landscaping.

• Community Landscaping (Parks)

- Community Parks:

Where the Community Park fronts the community streets, a more formal landscapetreatment can be implemented to announce park entrances and focal points. Formalshade trees such as Live Oaks, Southern Magnolia, Sweet Gums, and Sycamores willbe used to define the hard edges of the park. When the park abuts a wetland ornatural area, Maples, Slash Pine, Oaks, and Cypress will be used to form the transition between the two. The Community Park will have large play areas of sod with shrubsand trees providing screening and separations, where appropriate. See Figure 4.5,Community Parks.

- Neighborhood Park Landscaping:

Neighborhood Parks will have a more detailed landscaping. Large shade trees,sweeping beds of colorful shrubs, and generous grassed areas will provide acomfortable setting for children to play or residents to rest in the shade. Neighborhood Parks play a critical role as a neighborhood gathering area and view garden forsurrounding residential dwellings. See Figure 4.6, Neighborhood Parks.

- Town Center Green:

The Town Center will have carefully detailed formal landscaping which will create many shaded seating areas. Hardscape elements framed by manicured shrubs and shadetrees will delineate public gathering areas. The town green will have a variety of shade trees on the interior, with a formal arrangement of shade trees along the streetscape.

• Neighborhood Landscaping

A 20-foot landscaping easement will be used to provide room for fencing, berming andlandscaping in conditions where the residential Lots back up to the major community roadway.Right-of-way swale grading will be designed to blend naturally with the low berming along theback of the residential lots. The low berming and landscaping will provide privacy for theseresidents as well as soften views to the rear of the dwellings. In some cases, the garage may be placed at the back of these lots to further help in the visual separation of public and privatespaces. See Figure 4.4, Neighborhood Landscaping.

Old Florida PlantationPage 52 Community PLANNER LOT & LANDSCAPE DESIGN

Figure 4.1 – Landscaping (Major Roadways & Lakes)


Figure 4.2 – Landscaping (Wetlands)


Figure 4.3 – Landscaping (Golf Course)


Figure 4.4 – Neighborhood Landscaping


Figure 4.5 – Community Parks

Figure 4.6 – Neighborhood Parks

4.3 Signage and Lighting

• Signage

Community entrance signage will be designed into the main entrance walls. Signage will belarge enough to direct people from SR 17. The signage will be developed into a naturalisticlooking stone wall. The existing vegetation will be preserved to provide a naturalistic backdropfor the entrance signs. The large specimen Oaks will be key elements at the entrance creating a sense of enclosure and grandeur. The stone walls connect to four-board, horse-ranch stylefencing along SR 17 and the main entrance boulevard. This fencing, along with the repetitivenature of stone columns, ties the entrance to the stable facility and gatehouse as well as to theentry to the Town Center. Refer to Figure 4.8, Signage - Main Entry and Figure 4.9, Signage -Town Center Entry.

Stonewall materials are used at neighborhood entrances. Refer to Figure 4.7, typicalNeighborhood Entry Signage. The repetition of these materials helps tie the Old FloridaPlantation imagery together with the main entrance. Some neighborhoods may have four-board,horse-ranch style fencing attached to the signage walls. A low planter is attached helping toanchor the signage column, and providing the opportunity for annual color or perennial accents.The use of consistent materials and signage lettering styles is important for Communitycontinuity.

Figure 4.7 – Neighborhood Entry Signage (Typical)


•

Figure 4.8 – Signage (Main Entry)


Figure 4.9 – Signage (Town Center Entry)


• Lighting

The purpose of the community lighting is to provide illumination levels that are appropriate foreach street or walkway and alley. Lighting will also serve as a unifying element throughout thecommunity as themed fixtures will be repeated, each scaled to its environment.

With these objectives in mind, the lighting has been divided into five (5) categories eachcorresponding to the street/walkway types.

Major Roadways - Major roadways will be illuminated by appropriate fixtures mounted onhigh mast poles that reflect the larger size and utility nature of these main streets. The pole heights and luminaries are designed to provide a broad illumination pattern that allows for the widest possible spacing betweenpoles.

Local Roadways - Local roadways will be illuminated by drain-type fixtures mounted onthemed poles. Luminaries will be provided with refractions that will directthe majority of the light towards streets and adjoining walkways,eliminating glare into residential areas.

Intersections - Intersections will combine the utilitarian nature of major roads through the use of contemporary signalizations while acknowledging the pedestrianelement with the use of themed lighting poles. For safety consideration,lighting levels will be increased at intersections, but as with local streets,lighting will be directed towards the paved areas, reducing glare intoadjoining residential areas.

Pathways - Lighting for pathways will utilize a combination of decorative ballards andpedestrian-scaled light poles. The illumination will provide a lighting levelthat will enhance the small-town character.

Alleys - Alleys will be illuminated by requiring the location of one light fixture oneach garage facing the alley. Individual residents will be required to have and maintain a photo-cell-activated light as part of the covenants andrestrictions. Additional lighting may be installed in the rear-yard area atthe owner's discretion.

4.4 Paving and Drainage

The paving and drainage plans will be designed to meet the requirements of Polk County. The design will be based on providing protection for roadways against 10-year storm frequency andto provide safe and adequate access, reasonable design life, and a program that will keepmaintenance at a minimum. The roadway system will use a hierarchy of roads from local toarterials and will be designed in accordance with County and State design standards.

The entire site will be provided with a positive drainage system that meets the requirements ofboth the Southwest Florida Water Management District and Polk County. The drainage systemwill utilize the collection of water from 1) direct run-off in the lake areas; 2) drainage inlets within the roadways; and, 3) dry retention areas, where appropriate. The system will provide acollection of storm water into a water management system series of swales, retention areas and lakes where water will be retained and detained for water quality purposes for ultimate disposalinto either Lake Hancock or Saddle Creek.


4.5 Lot Descriptions

• Interior Alley Lot - Single Family

A single family detached lot which has an alley at therear of the Lot which accesses a rear loading garage.See Figure 4.10.

• Corner/Alley Lot - Single Family

A single family detached lot that has an alley at the rear of the lot that accesses a side-loading garage. SeeFigure 4.11.

• Conventional Lot - Single Family

A single family detached lot that has a driveway in front, a recessed garage, and is adjacent to an amenity at the rear of the lot. See Figure 4.12.

• Conventional Lot - Attached

A multi-family lot that may share a party wall andcommon front access driveway and is adjacent to anamenity in the rear of the lot. See Figure 4.13.

• Conventional Alley Lot - Attached

A multi-family lot that may share a party wall andaccess the garage from the alley at the rear of the lot.See Figure 4.14.

Figure 4.10 - Interior Alley Lot - Single Family Figure 4.11 – Corner Alley Lot - Single Family


Figure 4.12 - Conventional Lot - Single Family Figure 4.13 - Conventional Lot - Attached Figure 4.14 - Conventional Alley Lot - Attached.


4.6 Setbacks

All residential lots in Old Florida Plantation are governed by design guidelines that specify building setbacks which were developed inrelation to the public, semi-public and private zones on each lot, as illustrated in the following Figures 4.15 thru 4.19, Setbacks,showing the following Lot conditions, Interior Alley Lot - SingleFamily, Corner Alley Lot - Single Family, Conventional Lot - Single Family, Conventional Lot - Attached, and Conventional Alley Lot -Attached.

Lot Size/Type FrontPorch Primary

Side Alley Garage

75' x 125' Single Family Lots

• Interior Alley Lot 10' 15' 5' 25' 2'

• Corner/Alley Lot 10' 15' 10' 25' 10'

• Conventional Lot 10' 15' 5' 20' N/A



• Corner/Alley Lot 10' 15' 10' 25' 10'

• Conventional Corner Lot 10' 15' 5' 20' N/A



• Corner/Alley Lot 10' 15' 10' 25' 10'




• Corner/Alley Lot 10' 15' 5' 25' 10'


28' x 90' Attached Lots

• Conventional Lot - End 10' 15' 10' 20' 10'

• Conventional Lot - Interior 10' 15' 0' 20' N/A

• Convention Alley Lot - End 10' 15' 10' 25' 10'

• Convention Alley Lot - Interior 10' 15' 0' 25' N/A

Table 4.1 – Setback Matrix

The reduced front building and porch setbacks help create moreactive and safer streets. The "eyes and ears" of the neighborhood are within 10 to 15 feet of the public realm creating a safer andmore secure place to walk and socialize. The reduced frontsetback also allows a larger rear yard for more privacy. The 25foot rear garage setback has been created to provide room to park additional cars off the alley drive lanes. The rear yard is definedby the edge of the alley drive easement and side property lines.

Figure 4.15 - Setbacks (Interior Alley Lot - Single Family)

While setbacks can vary depending on lot size and location, some of the specific setbacks are indicated in the Setback Matrix, Table 4.1.

Figure 4.16 - Setbacks (Corner Alley Lot - Single Family)


Figure 4.17 - Setbacks (Conventional Lot - Single Family) Figure 4.18 – Setbacks (Conventional Lot – Attached) Figure 4.19 – Setbacks (Conventional Alley Lot – Attached)


4.7 Acceptable\Unacceptable Landscape Materials

The use of acceptable landscape materials is a crucial part in developing a uniform Communityambiance. By establishing a Community plant palette, and utilizing common landscape materials, thedesired Community character is created and enhanced.

Plant materials and minimum plant sizes shall be selected from the approved plant palette, as follows,unless otherwise determined by the Developer.

Botanical Name Common Name

SHADE TREES

Acer rubrum Red MapleKoelreuteria formosana Golden Rain TreeLiquidambar styraciflua Sweet GumMagnolia grandiflora Southern MagnoliaPlatan us occidental is SycamorePinus elliotti Slash PineQuercus laurifolia Laurel OakQuercus shumardii Shumard OakQuercus virginiana Live OakTaxodium distichum Bald CypressUlmus parvifolia 'Drake' Drake Elm

ACCENT TREES

Betula nigra River BirchCercis canadensis RedbudCupressocyparis leylandii Leyland CypressEriobotrya japonica LoquatGordonia lazianthus Loblolly BayIlex attenuate 'Nellie Stevens' Nellie Stevens HollyIlex opaca American HollyIlex opaca 'East Palatka' East Palatka HollyIlex opaca 'Savannah' Savannah HollyLagerstroemia indica spp. Crape MyrtleMagnolia stellata Star MagnoliaMyrica cerifera Wax Myrtle

ACCENT PLANTS

Cypress alternifolius Umbrella PlantHeliconia spp. HeliconiaMorea iridioides African Iris

LARGE SHRUBS

Camellia japonica spp. CamelliaCortaderia selloana Pampas GrassCrinum asiaticum Crinum LilyGardenia jasminoides GardeniaHibiscus rosa sinensis Chinese HibiscusIlex burfordii Burfordii HollyIllicium floridanum Red AniseIllicium parviflorum Yellow AniseJuniperus chinensis 'Torulosa' Torulosa JuniperLigustrum japonicum Wax Leaf PrivetLigustrum lucidum Glossy PrivetPhilodendron selloum Split Leaf PhilodendronPhotinia spp. PhotiniaPittosporum tobira 'Variegate' Variegated PittosporumPodocarpus macrophyllus PodocarpusRaphiolepis indica 'Majestic Beauty' Majestic Beauty India HawthornRhododendron spp. Large AzaleaSerenoa repens Saw PalmettoViburnum odoratissimum Sweet ViburnumViburnum suspensum Sandankwa Viburnum

SMALL SHRUBS

Abelia grandiflora Glossy AbeliaNandina domestica Heavenly BambooRhododendron spp. Dwarf AzaleaEleagnus pungens SilverthornIlex cornuta rotundifolia Dwarf Horned Chinese HollyIlex vomitoria 'Nana' Dwarf Yaupon HollyJasminum mesnyi Primrose JasminePennisetum setaceum 'Cupreum' Red Fountain GrassSpartina baker) Sand Cord Grass

VINES

Allamanda cathartica AllamandaAntigonon leptopus Coral VineBougainvillea spp. BouganvilleaClytostoma callistegiodeo Violet Trumpet VineGelsemium sempervirens Carolina Yellow JasminePyrostegia ignea Flame VineTecomaria capensis Cape HoneysuckleTibouchina semidecandra Princess Flower


PALMS

Butia capitata Pindo PalmChamaerops humilis European Fan PalmCycas revoluta Sago PalmLivistonia chinensis Chinese Fan PalmPaurotis wrightli Everglades PalmPhoenix canariensis Canary Island Date PalmPhoenix dactlylifera 'Medjool' Dactyliferia PalmPhoenix reclinata Senegal Date PalmPhoenix roebelenli Pigmy Date PalmRhapis excelsa Lady PalmSabal palmetto Cabbage PalmSyagrus romanzoffiana Queen PalmTrachycarpus fortune) Windmill PalmWashingtonia robusta Washington Palm

GROUND COVER

Agapanthus africanus Lily of the NileAiuga repens Bugle WeedAllamanda spp. AllamandaAsparagus densiflorus 'Sprengeri' Asparagus FernAspidistra elatior Cast Iron PlantCuphea hyssopifolia HeatherGardenia jasminoides 'Radicans' Ground Cover GardeniaHedera helix English IvyJasminum multiflorum Downy JasmineJasnimum nitidum Shining JasmineJuniperus conferta spp. Shore JuniperLantana montevidensis Purple Dwarf LantanaLiriope muscari 'Evergreen Giant' Evergreen Giant LiriopeLiriope spp. Border GrassLonicera japonica Japanese HoneysuckleLonicera sempervirens Coral HoneysuckleMuhlenbergia capilleris Muhly GrassNandina domestica 'Harbour Dwarf' Harbour Dwarf NandinaNephrolepis exaltata Boston FernOphiopogon spp. Mondo GrassPittosporum tobira 'Wheelerli' Dwarf PittosporumRaphiolepis indica 'Alba' White India HawthornRaphiolepis indica 'Dwarf' Dwarf India HawthornSerissa foetida SerissaTrachelospermum asiaticum Asian JasmineTrachelospermum asiaticum 'Minima' Dwarf Minima JasmineTrachelospermum jasminoides Confederate JasmineWedelia trilobata Wedelia

Plant quality standards shall apply to all landscape plans developed within the Old Florida PlantationCommunity. Trees and shrubs shall be Florida No.1 or better as defined in “Grades and Standards forthe Nursery Plants”, Part 1 and Part II, State of Florida, Department of Agriculture in the most currentedition. Where grass sod is used it shall be St. Augustine Floratam. Sod shall be free of weeds,diseases, fungus and vermin. Grass may be seeded in larger natural areas and can be Bahia grassseed mixture.

Undesirable or invasive plant materials shall not be used within the Old Florida Plantation Community.Other invasive species of plants deemed so by the State of Florida, are also not to be used within theCommunity. In this regard, the following plants on this list shall not be used:

Botanical Name Common Name

Thuja orientalis Arbor VineCasuarina Australian PineSchinus spp. Brazilian PepperMeloa acedarach ChinaberryEucalyptus species Eucalyptus speciesMorus alba French MulberryJacaranda mimosifolia JacarandaAlbiza spp MimosaPeltophorum pierocarpum PeltophorumMelaleuca spp Punk Trees

Amendments: The above approved plant palette may be amended from time to time in order toincorporate acceptable planting materials that might be more conducive and attractive to avian wildlifepatterns in the southwestern portions of the Property - more specifically that area that is known locallyas Panther’s Point.


4.8 Lot Planting Requirements

The intent of landscape design requirements for lots is to ensure that each lot's landscaping blendscohesively into the overall naturalistic community landscape theme. The landscape requirementsinclude the following:

• The use of a plant palette that reinforces the Community’s naturalistic landscape theme.

• The placement of shade trees and accent trees to provide pleasant streetscapes, highlightingand softening building elevations, promoting shade, interest and privacy.

• The use of plant quantities for each lot type and condition to maintain a consistent aestheticappearance from one lot size to the next.

• The placement of shrubs to promote privacy and provide suitable building foundation plantings.

The following Minimum Landscape Requirements (see Figure 4.20, Typical Lot Landscape Plan andTable 4.2, Minimum Lot Landscape Requirements) are intended as guidelines for the quantity ofmaterials recommended in order to implement the landscaping for the different residential lot types.

4.8.1 Front Yard Planting Requirements

The planting of shade trees evenly spaced along the street will serve to soften the front and side yards of corner lots and front yards of standard conventional lots. Additional shade and/oraccent trees may be planted in the front yards as indicated in Table 4.2, Minimum LotLandscape Requirements.

Shrubs shall define foundations, soften building corners, announce entrances, and provide color and interest to the front yard. A multi-tiered approach is desired with large shrubs in back,medium shrubs in the middle and low shrubs or ground cover in front.

On corner lots, landscape treatments on side yards should be equal to the front yards inappearance.

4.8.2 Rear Yard Planting Requirements

A semi-opaque fence or low hedge should be placed along the alley easement line to helpprovide a separation between the public and private zones. The alley rear yard is defined by the garage, usually on one side, and should be softened with shrubs or an accent or shade tree.Curvilinear plant beds with multi-tiered shrubs, accent and shade trees will provide a relaxedprivate rear yard environment. Where a rear yard abuts an amenity, the landscaping materialsshould reflect the naturalistic materials of the adjacent amenity area in order to create a smooth and homogenous transition into the rear yard.

Figure 4.20 – Typical Landscape Plan


MINIMUM LOT LANDSCAPE REQUIREMENTS

Lot Size Lot Type AQuantityShadeTrees

BQuantityAccentTrees

CQuantity

LargeShrubs

DQuantity

SmallShrubs

EQuantityGroundCover

75 x 125 Interior Alley 4 5 14 30 140

75 x 125 Corner/Alley 6 6 18 35 140

75 x 125 Conventional 4 5 14 30 140

63 x 125 Interior Alley 4 5 10 25 80

63 x 125 Corner/Alley 6 6 14 30 100

63 x 125 Conventional 4 5 10 25 80

52 x 115 Interior Alley 3 4 6 20 70

52 x 115 Corner/Alley 5 5 8 25 90

52 x 115 Conventional 3 5 6 20 70

44 x 115 Interior Alley 3 3 3 15 65

44 x 115 Corner/Alley 5 4 5 20 70

44 x 115 Conventional 3 3 3 15 65

28 x 90 Conventional -End

4 1 5 15 60

28 x 90 Conventional -Interior

2 1 3 10 50

28 x 90 ConventionalAlley - End

4 1 5 15 60

28 x 90 ConventionalAlley - Interior

2 1 3 10 50

Table 4.2 – Minimum Lot Landscape Requirements

4.9 Fences and Walls

Many homeowners may want to add a fence or wall to their dwelling to privatize their lot. Therefore,special consideration should be given to the design, location and specifications to ensure all elementsare consistent with the various architectural styles. Materials, height and appearance of each type offence or wall should be considered according to its location, its purpose, its durability and the desiredvisual effect. It is strongly recommended that builders consider offering fences or walls as an optionpackage, the goal being a consistent quality of placement, design and materials.

On a non-amenity interior lot, privacy fencing is permitted. Fencing must be placed along the rear andside of the lot line or alley easement lines. Side yard fencing may not extend closer than twenty-five(25') feet from the front elevation of the dwelling. If a fence exists on an adjoining interior lot, the newfence must attach to the existing fence regardless of its setback.

Placement of a fence on the street side of a non-amenity corner lot shall require a minimum of a five (5') foot setback from the side property line, in addition to the twenty-five (25') foot setback from the front of the dwelling.


5 . G o v e r n i n g S t r u c t u r e s &S e r v i c e s

Old Florida PlantationGOVERNING STRUCTURES & SERVICES Community PLANNER Page 69

5.1 Overview

As each increment of Old Florida Plantation is developed, certain portions of the property will remainin open space. Regardless of the type of improvement, the open space must be maintained by anentity that will survive the Developer’s tenure in the Community. This entity, or entities, must have the funding necessary to maintain the open space in compliance with applicable environmental standards and insure on-going quality appearance. To achieve perpetual care, the Developer will create the Old Florida Plantation Community Association, Inc., a Florida not-for-profit corporation and consider theformation of the Old Florida Plantation Community Development District, a special taxing district which can be organized under Florida Chapter 190.

5.2 Community Association Role

The formation of many associations within the structure of a planned community, specifically theformation of an "umbrella" or “master” association with multiple sub-associations (either homeowner or condominium), has existed long enough for professionals to evaluate the practical aspects of theiroperation. This old-fashioned approach has splintered communities into highly political, independent"subdivisions." Each "subdivision" must independently contract for management, services and allother aspects of communal operations. In addition, each independent "subdivision" gives rise to atroop of owners who see themselves as a separate entity apart from the other owners within thecommunity, and the master developer. Finally, the multiple association approach dilutes the masterdeveloper's community marketing efforts to create a planned community of multiple products under aunified master-planned concept.

Over the last decade, astute developers have left the multiple association structure for a more unified, single association concept. Most of the new planned communities across the nation are nowstructured to provide a strong "central government" that can provide cost-effective services and stillprovide individual services to each "subdivision" within the community.

In Old Florida Plantation, the initial documents (the Declaration, By-Laws, and Articles ofIncorporation) will set out the foundation for the legal framework of the Community Association. These documents concern themselves with the community-wide issues of governance and use of thecommon areas contained therein.

As the “subdivisions”, called Neighborhoods within Old Florida Plantation, are platted and the product types finalized, Supplemental Declarations will be prepared and recorded. The SupplementalDeclarations may add provisions to the initial documents, commit each neighborhood to theDeclaration, and provide additional services (if desired), or add rules and regulations specificallytailored to a particular neighborhood. Each neighborhood can have different types of restrictions and services. However, in all likelihood, similar product types will have the same types of restrictions and services.

By creating a strong, central governing process the need for forming multiple sub-associations iseliminated, unless a condominium is to be created. A condominium association must be formed forgovernance of any condominiums in Old Florida Plantation, pursuant to Chapter 718 of the FloridaStatutes; however the existence of a condominium in no way changes the concept of a unifiedCommunity Association.

The Old Florida Plantation Community Association is similar to a "municipality" in that it providesservices to the entire "population" for the best interests of the entire Community. Therefore, theAssociation is the most logical entity to assume the responsibilities for the activities centered in andaround the Community.

5.3 A Community Development District

Due to the size, necessary administration, quasi-governmental operations and considerableinfrastructure costs of Old Florida Plantation, a Community Development District ("CDD") is beingconsidered for the Community. The CDD could provide the entity to fund the capital costs of some of the public services of the Community - including financing for the construction of typical developmentinfrastructure such as roadways, storm water drainage, golf courses, sewer, potable water, irrigation,passive parks, pedestrian pathways, lakes and other recreation and open space improvementsthrough the formation of a CDD. This would be accomplished by the issuance of revenue bonds toraise funds for the capital costs of infrastructure. A primary advantage of the CDD would be that itrepresents an excellent perpetual entity to own, operate and maintain the infrastructure once it is built; and, the costs are levied to the district members through taxes and not as part of the CommunityAssociation’s common assessments.

In order to create a CDD, Chapter 190 of the Florida Statutes requires that such a district beestablished by the Board of County Commissioners. Once a CDD charter is created, provisionscannot be added, modified, or deleted (except that an inactive CDD may be dissolved, incorporated or annexed). A CDD is governed by a board and a district manager. The Developer would initiallyappoint the board, but within a short period of time, the board would be elected by the votes of all the residents within the district’s boundaries.

Some of the benefits in establishing a CDD are listed as follows:

• Potential for lower common assessments, as the CDD, rather than theAssociation(s), performs maintenance.

• Assurance that infrastructure maintenance would be continued after the Developerhas completed the Community.

• Full disclosure, notice, and opportunity for all residents to participate in districtproceedings.

5.4 The Difference between a Community Association and a Community Development District.

The fundamental difference between a CDD and a Community Association is that a CDD cannotenforce covenants and restrictions, but an Association can. Thus architectural control, rules andregulations, maintenance standards, etc. would fall under the jurisdiction of an Association as theenforcement entity. Both entities can hold title to real property, depending on the type and use of the property. The Developer would decide as to which entity would be best suited to own certainimproved portions of the open space within the property. A CDD must pre-establish what properties it is responsible to maintain, and the Board of County Commissioners must approve those properties. In seven (7) years from the formation of a CDD, the control of the district would be vested in the hands of property owners. As compared to an Association, real property to be owned by an Association can be deeded to the Association as the Community is developed and while the Developer is in the majoritycontrol of the Association.

Old Florida PlantationPage 70 Community PLANNER GOVERNING STRUCTURES & SERVICES

5.5 Community Services and Activities

People are social creatures whose interest in their surroundings extends beyond their own four walls. According to The American Housing Survey for the Department of Housing and Urban Development(1993) by the Census Bureau, two-thirds of Americans are more concerned with the quality of theirneighborhoods than with the houses they live in.

It has been suggested that the reason for this trend is that people are simply trying to take morecontrol of their lives and one of the first steps is in selecting a neighborhood and a community thatcreates an atmosphere that is comfortable, safe and affords them an opportunity to interact with theirneighbors. Or it could be that people are living longer (into their 70's, 80's and 90's) and because ofthis longevity, people are seeking a life-style that is more satisfying than the one they choose right out of high school or college. They are looking to combine leisure, friends, family and work as part of their daily lives, instead of cramming everything into the “retirement years.”

Lifestyles are changing, and the drive of the consumers is for a better life, a more satisfyingenvironment and a place that will accommodate their emerging values. A home is no longer four walls. It has become a part of a much larger setting: the neighborhood, the community and the people wholive there. Old Florida Plantation is planning to provide community services to satisfy consumerdemands.

The Community Association could provide a wide range of services including landscape maintenance, house maintenance, housekeeping, maids, home health care, travel and financial managementavailable on a fee-for-service basis. Services could be coordinated from the Community Associationoffice in the Town Center. Another service being considered is an in-home emergency call systemand Community safety staff on duty 24 hours per day.

In addition to the foregoing planned resident activities and community services, Old Florida Plantation plans to operate the Adult Learning Institute in the Town Center. The Adult Learning Institute wouldoffer regular short-term programs on a variety of interesting programs for both residents and guestsaccommodated in the limited guest facilities planned near the Town Center. These programs wouldfeature expert instructors and would be managed by the Developer at modest fees for participants.Some of the initial activities planned for the Adult Learning Institute are: bird watching, bridge,computers, dancing, fishing, gardening, golf, Florida history, meditation disciplines, nature study,photography and tennis. Additional programs considered for future introduction are astrology,astronomy, bicycle touring, bocce, carpentry, cooking, crafts, creative writing, croquet, fitness, graphic arts, language study, lawn bowling, murder mystery, music study, performing arts, quilting, selfdefense and spa treatment.

ADULT LEARNING INSTITUTE- PROPOSED INITIAL OFFERINGS

Activity Description

Bird Watching Participants take advantage of both the climate of Central Florida and environs of Old Florida Plantation to observe and record numerousspecies nearly year round under the guidance of experts in Floridabird life.

Dancing Instruction provided in a variety of styles of popular dance, fromsquare dancing to ballroom dancing where participants learn newskills as well as have fun with new friends.

Fishing Lake Hancock provides the ideal setting for both instruction andenjoyment of a wide variety of fishing techniques to include fly-fishing,proper baits and tackle, rigs, etc., for both experienced and aspiringfisherman.

Gardening From household plants to backyard gardens, learn about species,growing conditions, fertilizer and related components of successfulgardening in Florida.

Golf Hourly, daily, weekly sessions to improve your golf game regardless of your level of skill are provided by skilled professionals in a golflearning center designed expressly for practicing every type of golfshot before experiencing the pleasure of Old Florida Plantation'scourses.

History of Florida Knowledgeable instructors and interesting field trips to historic sitesgive participants an understanding of Florida's rich heritage.

Mind Power Participants learn about and participate in a variety of meditationdisciplines to include yoga, zen, tao, etc. in addition to cultural andspiritual seminars designed to broaden your knowledge of past andpresent civilizations.

Nature Study Take advantage of Old Florida Plantation's diverse ecosystems andresident flora/fauna to better appreciate the wonders of nature aspresented by experts in natural science.

Photography Instruction in the basics such as camera parts and controls, filmselection, color vs. black and white, combined with instruction in thefield as well as concepts in developing and dark room equipment. This program also includes videography, providing instruction on propercare and operation of your camcorder, lighting techniques, subjectguidelines, etc.

Tennis Professionals conduct workshops coupled with individual lessons forall levels of skill in a tennis center designed for teaching and practicingas well as competitive play.

Old Florida PlantationGOVERNING STRUCTURES & SERVICES Community PLANNER Page 71

The objective of these activities and services is to make Old Florida Plantation a lively center of adultlearning and recreation that is fun to visit and even more fun to become a lifelong resident with freshexperiences available a few steps from home. A side-benefit for many residents who prefer tobecome more deeply involved in one or more of the above activities is to enroll as a volunteer, or even paid staff member, in the Adult Learning Institute, thus combining a new vocation with their newlifestyle in Old Florida Plantation.

Old Florida Plantation will have a presence on the Internet with a Old Florida Plantation home page –OldFlorida.com. It will serve as the Community’s electronic newspaper and be a focal point for what is happening within the Community and in the surrounding area. The Developer will initially establishthe home page, with the residents being encouraged to participate in its evolution.

In addition to activities, the Community Association is poised to offer services to some, but not all, ofthe various neighborhoods or individual residents. Through a mechanism contained in the Association Covenants, Conditions and Restrictions; a benefited assessment can be charged to thoseneighborhoods or residents requesting a service. Services can be routine, such as yard maintenance, window washing, housekeeping, etc. to one time services, such as a handyman, shuttle service to and from area attractions and facilities, dog-watching, home care for vacationers, etc. The key is that the Community Association would act as a purveyor of goods and services for the benefit of all residents. This role can also assist in obtaining discounts for residents at retail establishments and/or other“group” discounts. As the Community matures, the role is expanded or decreased depending on thewish of the residents to utilize this Community Association function.


6 . D e s i g n & A p p r o v a l P r o c e d u r e s

Old Florida PlantationDESIGN & APPROVAL PROCEDURES Community PLANNER Page 73

6.1 Purpose

In keeping with our commitment to create a superior Community and our continuing interest in theappearance of Old Florida Plantation, the Developer has prepared a Community PLANNER. TheCommunity PLANNER for Old Florida Plantation establishes criteria, standards and guidelines(“Criteria”), assuring that the highest level of architectural design is maintained throughout all theNeighborhoods in Old Florida Plantation. The Criteria is not arbitrary, but rather based on four primaryguidelines of good design; Environmental Protection; Siting for Community and Privacy; Form andContext; and, Quality Appearance. Further, it is not possible, nor is it advisable to make a rule for every possible situation. Consequently, the Plan Review Committee (PRC) uses the Criteria as the basis forjudgement of each design submittal. To the greatest extent possible, this eliminates review based onsubjective viewpoints and provides a means of testing every decision. This benefits the PRC, theCommunity and the applicant by insuring a continuity of approach regardless of how the PRC maychange over the years.

The purpose of the Criteria is to implement a cohesive Community appearance by addressing thedesign, landscaping, and site planning requirements; and providing general and specific Criteria for the construction of dwellings and the placement of landscaping materials within Old Florida Plantation. The Criteria have been designed to establish a high quality of appearance, to assure compatibility ofstructural elements and colors and to enhance the community's overall value. Our intent is not todesign the dwellings, but to establish architectural themes and create continuity in exterior walls, trim,garages and appearance that pleasantly blend from neighborhood to neighborhood.

The Criteria is intended to be implemented by the builders and their planners, architects, landscapearchitects and civil engineers under the direction of the Plan Review Committee. Adherence to theCriteria results in a high quality of appearance and land-use compatibility.

6.2 Authority

The Plan Review Committee, under the authority granted by the Developer, shall be the sole judge ofcompliance with the Criteria in any questions of appearance, aesthetics, or infringements by designupon the rights of other Owners. The PRC reserves the right to require modifications to proposeddesigns including deletion, addition, or relocation of design elements in order to achieve compliancewith the Criteria. The Developer reserves the right to modify, add to, or delete from this CommunityPLANNER or the Criteria from time to time without notification to any party.

6.3 Plan Approval Process

Drawings and specifications for all Dwellings within Old Florida Plantation must be submitted to andapproved in writing, by the PRC, prior to offering any Dwellings (even as conceptual renderings) to the public or the commencement of any type of construction. There are three types of submissions. Thefirst type is the Conceptual Review; the second is the Display Model Review; and last, the DesignReview.

• The Conceptual Review and approval is required before any Dwelling is offered to the public. The Conceptual Review is a simple submission that is not specific to any lot. Its purpose is to insure that the Builder offerings meet with the expectations and requirements of the PRC, before the expense of the preparation of working drawings.

• The Display Model Review is a highly detailed submission that is required before the Builder can construct his display models and sales office. The Display Model is a dwelling that isfurnished and detailed and utilized for the merchandising of the Builder offerings. TheDisplay Model Review is lot specific to the model lot locations as agreed upon by theDeveloper and the Builder.

• The Design Review is a highly detailed submission for any and all dwellings to beconstructed in Old Florida Plantation. The Design Review is lot specific and requiresdetailed information. Under no circumstances can a dwelling begin without Design Reviewapproval. If a dwelling has previously been approved in the Conceptual Review, DesignReview is still a mandatory requirement.

After PRC approval, Builders are responsible for securing all necessary local, state, and federal permits, and for payment of all fees associated with the development and construction, including any and allimpact fees.

6.4 Time Frame / Approvals

The PRC shall endeavor to approve or disapprove each complete submittal within thirty (30) days after receipt of the application, all required information, and payment of the appropriate fees.

The PRC intends to promptly review completed submittals. However, in the event the PRC fails toapprove (or disapprove) the drawings within forty-five (45) days of receiving all required documents, the Builder may deliver to the PRC, within five (5) days after the expiration of the forty-five (45) day period, a certified notice of non-action. Should the PRC fail to respond to the notice of non-action within ten (10) days of receipt of the certified notice, the Builder may consider all applications approved, except in thecase of a variance request.

Old Florida PlantationPage 74 Community PLANNER DESIGN & APPROVAL PROCEDURES

6.5 Conceptual Review Submission

The Conceptual Review Application must accompany the submittal of plans. Two sets of plans mustbe submitted for each dwelling.

The following list identifies the minimum required information to be submitted by the Builder to the PRC, along with the application, for the Conceptual Review approval:

A. Name, address, telephone and fax number of BuilderB. Dwelling name(s)C. Neighborhood nameD. For each Dwelling the following plans must be submitted:

- Scale 1/4"=1' or 1/8" = 1'- Floor plans, foundation plan- All exterior elevations with finishes and materials identified- Color rendering of front elevations

E. For each Dwelling the following information must be provided:- Square footage calculations- Estimated base lot & dwelling price

The PRC will review the submission and respond within forty-five (45) days from receipt of the complete package. All changes, as requested by the PRC, shall be resubmitted and approved prior to the start of construction.

6.6 Display Model(s) Review Submission

The Display Model Review Application and related fees must accompany the submittal of plans.

The following list identifies the minimum required information to be submitted by the Builder to the PRC, along with the application, for the Display Model Review approval:

A. Dwelling (Model) nameB. NeighborhoodC. Site plan

- Lot and block number- Engineered specifications and building locations- Finished floor elevation- Show easements, driveways and walks, yards, adjacent dwellings and streets,

lakes and/or golf course (as applicable) and setbacksD. Builder names, address, phone and fax numberE. For each dwelling (Model) the following plans (two sets) must be submitted:

- Scale 1/4" = 1' or 1/8" = 1'- Floor plans, foundation plan- Exterior elevations- Color renderings- Sales center floor plan- Landscaping/irrigation plan- Parking lot and trapping- Signage-locations and specifications- Interior furnishings plan and pricing

F. Sales center displays & graphicsG. Colors/materials/finishes/specificationsH. Appliances, natural gas and other requirementsI. Square footage calculationsJ. Construction deposit ($500.00/$1000.00) per DwellingK. Design review fee ($250.00) per Dwelling

The PRC will review the submission and respond within forty-five (45) days from receipt of the complete package. All changes, as requested by the PRC, shall be resubmitted and approved prior to the start of construction.

Old Florida PlantationDESIGN & APPROVAL PROCEDURES Community PLANNER Page 75

6.7 Design Review Submission Requirements

The Design Review Application and related fees must accompany the submittal of plans.

The following list identifies the minimum required information to be submitted by the Builder to the PRC, along with the application, for the Design Review approval:

A. Name, address, telephone and fax number of the BuilderB. Dwelling name, elevation name (as applicable)C. Purchaser's name, address and phone numberD. Site plan requirements:

- Lot and block number- Engineered specifications and building locations- Finished floor elevations- Show easements, driveways and walks, yards, adjacent buildings and streets,

lakes and/or golf course (as applicable) and SetbacksE. Architectural construction documents:

- Scale shall be 1/4" = 1' or 1/8" = 1'- Floor plans, foundation plan- All exterior elevations with finishes and materials identified- Samples of all exterior colors with specifications, pms number or other

identification and brand names. Samples of exterior building materials, applications, including stucco pattern design and banding

- Building sections, wall sections, details and schedules- Identify method of screening all mechanical equipment- Exterior lighting including fixture, lamp and finish selection- Roof sections, details, specifications and pitch- Location, color and height of all walls and fencing. Provide typical elevation or

name of pre-approved fence standard- Appliance specifications

F. Landscape and irrigation documents :- Scale 1" = 20' and north arrow- Location and species of existing trees to be removed or preserved- Show all driveways, walkways, sidewalks patios, decks, swimming pools/spas,

fountains- Show proposed location of all new plant material.- Provide plant list, common and botanical names, size, height, quantity and

spacing to be planted (in conformance with the Landscaping Requirements, in this manual)

- Irrigation plan with connection to master irrigation system graphically illustrated- Provide landscape grading plan and surface drainage plan- Provide landscape installation specifications

G. Square footage calculationsH. Construction deposit ($500.00/$1000.00) per dwellingI. Copy of the Retail ContractJ. Design review fee ($250.00) per dwelling

6.8 Construction Inspections

The PRC reserves the right to observe the construction in progress to determine conformance with the approved plans and designs.

6.9 Construction Deposits

Each Builder is required to submit a construction deposit of $500.00 per lot for dwellings priced under$100,000, or $1000.00 per lot for dwellings priced over $100,000 at the time of both Display Model(s)and Design Review submissions. These funds will be utilized to repair any damage caused byconstruction personnel or equipment to adjacent lots, common areas, lakes, and other properties. The deposit may be used to clean the Builder's lot(s) under construction, or adjacent areas, if necessary. Itmay also be used on a remedial basis for trash removal and/or routine maintenance of any lots underconstruction. Notice will be given of any intent to correct a deficiency before utilizing constructiondeposit funds.

Each deposit will be refunded after the certificate of occupancy has been received by the PRC, and final inspections are completed, or the Builder can apply the deposit to the next lot.

Documents

TM · 2010. 1. 28. · Penny Cople Engineering CCL Consultants 2200 Park Central Blvd., N Suite 100 Pompano Beach, FL 33064 954-074-2200 Rick Wohlfarth, PE Transportation Parsons