Robinson Crossing

"Where your Happily Ever After Begins"

 

 

To ensure the quality of homes being built, every house plan will be strictly reviewed using design review guidelines, with the main focus being on the exterior.  The intent is to ensure that the homes designed and built in Robinson Crossing are the compatible with the historical and architectural context and craftsmanship of the regional area and to create homes in which future generations will want to live.  Written to promote a sense of coherence and order in this neighborhood, the review guidelines purpose is to promote creative design solutions while ensuring compatible design character throughout the development.

 

Neighborhood:

The land where Robinson Crossing is located has a very rich history that dates back to the pioneer days of DeSoto County.  The oldest community in the area, "Pleasant Hill" as it was renamed by a circuit riding minister due to the pleasant nature of its people, was founded as a watering hole for horses traveling from Holly Springs to Memphis in the Late 1700's and Early 1800's.

The Bridgforth family has resided on and cultivated the land in Pleasant Hill for agricultural purposes for seven generations.  They continue to actively farm the land which was deeded to them from the Native Americans in the Early 1800's.  Barry Bridgforth, Sr. transitioned from farming to real-estate, passing down a rich heritage to his sons, Barry, Jr. and Hall Bridgforth

Tied to a rich generational history, Robinson Crossing is a family centric neighborhood that remains true to the traditional Southern charm permeating the Pleasant Hill Community that inspired the project.  Located on 1,700 acres of beautiful landscape in DeSoto County, Mississippi, this upscale community provides you with an alternative to urban living without sacrificing the convenience.

Robinson Crossing is an upscale family community with houses ranging from $300,00 - $800,000.

When Robinson Crossing is complete, there will be:  566 Single Family Residential Lots, 221 Retirement Housing Lots, approximately 25 acres of Retail Development and approximately 9 acres of Office Development.

The homes in Robinson Crossing are an eclectirc mix of styles, adding to its character and charm.  Focusing on classical and timeless architecture and updating them for today is what differentiates Robinson Crossing from other neighborhoods.

DESIGN REVIEW GUIDELINES:

Maintaining architectural harmony will give Robinson Crossing its unique character and will ensure that the beauty and spirit of its streetscapes and natural environment provide a neighborhood of lasting value and timeless grace.

Robinson Crossing is more than just another subdivision.  It has been crafted and influenced by a desire to recreate those principled experiences and places in our past which lifted the spirit and spoke to the soul.  It is a a community which is patterned after the rich, traditional vernacular of the local area and seeks to create special places and experiences that strengthen the individual, family, and community.

Intent:

The following document is presented as the Design Review Guidelines (DRG) for Robinson Crossing.   The intent of this DRG is to ensure that the buildings designed and built in Robinson Crossing are compatible with the historic architectural context and craftsmanship of this regional area.  It has been written to promote a sense of coherence and order in this neighborhood.  The goal is to promote creative design solutions while ensuring compatible design character throughout the development.  It is the responsibility of each homeowner, architect, designer, and builder to become familiar with, and understand these Design Guidelines prior to submitting plans for approval.  Only those design solutions which adhere to these Design Guidelines and development themes will be approved by the Design Review Committee.

Adaptation of these guidelines, as well as variances, will be considered based on architectural merit and must be approved in writing by the Design Review Committee.

Also, please note that these Guidelines are meant to strengthen the aesthetic character of the development.  Compliance with governing building codes shall take precedence over these guidelines.  Should contradictions arise, the designer/homeowner shall inform the Design Review Committee and a solution will be reached.  Compliance with these Gudielines does not exempt a building/owner from the responsibility of conforming to other applicable codes and regulations.  The most restrictive regulation or standard shall control.

Please note this is only a description of minimum requirements.  It is not the intent of the Developer or the Design Review Committee (DRC) to use this document as a grade book in determining the appropriateness of a particular home plan.  Rather, it should be used more specifically by the potential home owner before the design or selection of a home plan begins.  This will narrow the search to those homes which are the most appropriate for Robinson Crossing.

This is a working document and is subject to change.  All updates will apply to those home plans that have not received Sketch Review approval as of the date of such update.  Variance to these Design Guidelines may be applied for and granted on the basis of architectural merit.

DESIGN REVIEW COMMITTEE:

The Design Review Committee (DRC) has been put in place by the Developer to evaluate and make recommendations on the project's development as it relates to these Guideline.  It shall govern the design review process and its implementation in the development.  The DRC shall hire consultants such as architects, landscape architects, or other professional consultants as necessary to assist the DRC in performing the duties described within these guidelines.

Limitation of Liability:

The Design Review Committee, Board, and Developer (as well as any of their members or consultants) shall not be held liable for any damages to any current or perspective Owner who submits plans for review and approval according to these Guidelines.  This includes but is not limited to the following:

   1.  The approval, disapproval, or failure to act on a submittal.

   2.  Enforcement of failure to enforce any part of these guidelines, to Owner or any other owner.

   3.  Then construction or manipulation of any improvement to adjacent properties or public space.

The review and comment on any submittal or application is based on an aesthetic and compliance evaluation.  The Developer, Board, as well as the Design Review Committee shall not be held liable for ensuring the marketability or value of any particular parcel, public space, or the development as a whole.  Neither the Developer, Board, or Design Review Committee nor any of their members shall be held liable for any injury, damages, or losses arising out of the submitted plans or review process.

Neither the Developer or the Design Review Committee warrants the accuracy or suitability of any referenced material, standard, system, or recommendation and shall be held harmless in connection with the use of this information, along with any addendum thereto, by any person or entity.

By submitting plans for review, the applicant or Owner acknowledges and agrees not to seek damages against the Developer, Board, or the Design Review Committee nor any of their members.  Also, each applicant or Owner shall release and hold harmless the Developer, Board, and Design Review Committee along with any of their members from any and all liability, including attorney's fees and court cost incurred, resulting from any approval, rejection, or recommendation.

 


 

Architectural Standards:

Design Vocabulary:  

All structures shall be designed using a traditional approach to both massing and material detailing.  The design tradition appropriate for Robinson Crossing has its precedence in the "Southern vernacular" and/or "European" styles.  These Guidelines have been written to encourage an elegant simplicity in the architecture in which quality of detail and materials is emphasized.

Design Services:

Not all plan providers are created equal.  It is essential that design services are provided by those who understand the historic precedence and vocabulary of the approved styles.  Those providing design services must also have the proper level of experience and skill needed to accurately document all necessary details and finishes. The success of a residential development is dependent in critical part on the abilities and integrity of the firms and individuals which construct the homes in the development.  Therefore, Pleasant Hill Land and Development Company, Inc. is vested with and reserves the absolute right to approve for use any and all general contractors who build homes in the development.  Any Owner, being either the original or subsequent purchaser, must obtain such approval in writing prior to commencement.  Approval shall be requested at the time of Pre-Design Consultation.

General Requirements:

These guidelines are not meant to be complete or final in all respects.  Homeowners and builders should also refer to the recorded Final Plat for additional information, conditions, and restrictions.

Site Selection:

Under no circumstances shall any prospective owner or contractor be allowed to purchase two lots for the purpose of building a single home on them both.

Orientation on Site:

Relationship to adjacent homes is critical to maintain proper street elevation lines.  Homes located on a corner lot are considered to have two (2) front elevations.

Home Style:

The design tradition appropriate for Robinson Crossing has its precedence in the "Southern Vernacular" and/or "European" styles.  The historic Southern styles should reflect the vernacular character of the southern region.

Finish Floor Height:

The finish floor height or distance from finish grade to the top of the first floor foundation is to be a minimum of 24 inches above finish grade along the entire front of the house.  36 inch finish floor heights are encouraged on homes of a southern vernacular style.

Garage Design and Siting:

All garages must hold a minimum of two and a maximum of three cars.  There must also be a minimum of one guest parking space exclusive of the garage for every lot.  All garage doors must be "dressed-up", or trimmed with wood and appropriate hardware, to resemble carriage doors.  Accurate elevation and detailing of garage door condition(s) and color shall be submitted with plans for review.  Driveway width shall be reduced to 12 ft. before intersection the sidewalk or street.

     Alley/Service Drive Garage-Access Lots----Garage access from primary or side street is not allowed when a service drive is provided.

     Minimum of one (1) exterior decorative light fixture 75 watt maximum, located at a height of 7 ft., operated by a photocell, shall be provided along the rear facade of each garage.  Additional flood lights are permitted at the real elevation, but shall be mounted no higher than first floor plate height and shall be aimed within the yard.

     Garage forms, detailing , and fence design, etc. should be similar in quality to primary facade elements of the house.

     The garage and parking configuration should not overwhelm the architectural character of the home.  A variety of garage and parking arrangements should be provided to create a more visually interesting alley.

     Garages shall be located to the rear of the lot to the extent possible.  Where attached to the house, the face of the front access garage doors shall be recessed a minimum of 14 ft. behind the primary facade.  Garage doors shall not face any street.

Garage doors shall be a minimum of 7 ft. tall by 8 ft. or 9 ft. wide with a minimum 16 inch divider between doors.  Garages with garage doors 14 ft. min. behind the primary facade shall have (2) max 9 ft. wide garage doors.  Garage doors greater than 24 ft. behind the primary facade and which are not parallel with the street may be 18 ft (max) wide.

A minimum of one (1) exterior decorative light fixture 75 watt maximum, located at a height of 9 ft, shall be provided above each garage door.  Additional flood lights are permitted at the real elevation, but shall be mounted no higher than first floor plate height and shall be aimed within the yard.

Careful placement of the garage will help to enclose a privacy area in the rear or side yard.  This privacy are creates an ideal enclosure for a patio or garden that flows from the interior living space.

Residential Fencing Elements:

The Robinson Crossing Design Review Committee must approve all fence, hedges and wall designs. Fences and walls shall be architecturally compatible with the design, materials and colors of the principal house on the same lot.  All fences and walls shall be designed so that the finished side faces outward from the property on which it is located.  All fence/gate designs must be submitted to the DRC for review/approval prior to installation.

If required, retaining walls shall be brick or natural stone and must be approved by the Robinson Crossing Design Review Committee.

Typical shadow box fences, chain link fences, vinyl fences, overly detailed or awkwardly detailed fences are inappropriate and are not allowed.

Fences in front yards are not allowed.  The street side of corner lots may have a non-solid picket fence provided that its height does not exceed 3 ft, 6 in. and its location is a minimum of 18 inches behind the sidewalk edge.  Fence posts and gateways may have a maximum height of 4 ft., 4 inches.  Taller features, such as trellis entryways are encouraged, but shall require approval from the Robinson Crossing Design Review Committee.

Side yard privacy fencing on the street side of corner lots shall be up to 6 ft. high with the lower 4 ft. solid and the upper 2 ft. 50% open and shall be of the Robinson Crossing wood, or appropriately detailed iron, fence standard.  The fence shall be placed on or behind the side yard setback line and shall not be placed forward of the back of the main house.  Side yard fences along green space shall be of the Robinson Crossing wood fence standard and may be placed on the adjoining property line behind the main body of the house.

Fence height may not exceed 3 ft. 6 in. within 10 feet of the intersection of the street and service drive right-of-way.

Fences along a service drive shall be of the Robinson Crossing wood fence standard and shall not exceed 6 ft. total height.

On a corner lot, fences along the alley may have the bottom 4 ft. solid with the upper portion 50% open.

Privacy fences between houses shall not be built in front of the front facade zone and shall not project in front of the front elevation plane or street facing side elevation plane.

All Wood Fences shall be CEDAR.

The finish side of the fence shall face out to streets, alleys, or public open space.  On side yard fences between lots, fences may be up to 6 ft. tall and 100 % solid.

All fasteners used to construct fences shall be hot dipped galvanized or stainless with an anodized finish.

Vinyl fences are not permitted.

 


Steetscape Elements:

 

A variety of house facades with porches, projections, and recesses of different sizes may be used to help create a unique streetscape character.

The space between a fence and the rear property line, or adjacent to alleys, shall be 5' min. landscape with grass, ground cover, and a minimum of one appropriate large maturing shade tree (3 inch caliper) per lot.  Shrubs are encouraged.

Veneer/Cladding:

Building veneer is to be one or a combination of the following:

  (1) Horizontal lap, or vertical siding in wood (redwood/cedar) or smooth face Hardiplank or approved equal.

  (2)  An approved wood mold brick or simulated wood mold brick with an approved mortar color.  KING SIZE BRICK as a finished veneer is not permitted.  Brick veneer may also be painted, parged, or slurried.  All paint and mortar colors must be submitted for approval.

Brick Veneer:

All brick, stone and mortar schemes must be pre-approved by the DRC.  A 3' x 3' (min.) sample wall of the proposed shingle, cornice, brick and or stone must be built up on site for DRC approval prior to installation.

Flashing:

All exposed metal flashing must be copper.  Exposed galvanized or aluminum flashing is not allowed.

Flood Lights:

Security/flood lights shall not be visible from the street or a public way.  Decorative soffit lighting is not allowed  Appropriate up-lighting is encouraged to illuminate the front facade of the home.

Columns:

All columns should be properly proportioned.  The appropriate column order and accompanying home style should be studied carefully.  Appropriate combinations may be found in period home publications.  Also, proper column placement is essential.  The top of the column shaft must alighn with the finished face of the beam above.  (Ex:  if the top of the column shaft is 10", the finish width of the beam above must also be 10" etc.).

Foundation Walls:

Must be veneered in either brick or stucco over block.  All foundation walls are to be a minimum of 24" above finish grade at front elevation.  The Developer should be called to verify foundation/ formwork height prior to pouring slab.  All foundation vents shall be painted metal and appropriately sized to foundation wall height.  Any material or surface directly behind foundation vents shall be painted black.

Ceiling Heights:  The ceiling heights on the first floor shall be a minimum of 10'-0" while the ceiling heights on the second floor shall be a minimum of 9'-0" unless otherwise approved by the DRC.

Exterior Walls:  Any wall consisting of more than 250 square feet must contain at least one (1) opening (ex. Window, door, fixed shutter panel).

Environmental Protection:

All reasonable measures shall be taken to maintain existing trees and preserve the existing natural vegetation on each site.  Construction activities shall be limited to an area not more 5 to 6 feet from the exterior wall of the buildings.  Construction materials shall be stored on site in the area planned for control and proper maintenance.  All natural areas shall be temporarily fenced during construction and cleaned regularly of all windblown trash.

Mailboxes:

See Developer for approved supplier list and design standard.

Satellite Dishes:

Dishes may not be located at the front or street facing side elevation of the home and must not be seen from a public way or street.  Dishes can not be more than 18" in diameter.

Landscaping:

Landscaping plans must be submitted and approved by the Design Review Committee.  All landscaping must be completed within 2 weeks of completion of the house.  All landscape plans must be prepared by a Landscape Architect of Designer in good standing.

In general, all landscaping in Robinson Crossing shall be of adequate size and proper proportion.  The landscape design should be designed as gardens and courtyards with emphasis being put on those areas accessible or visible from pedestrian walk ways.  Approved sod shall be laid, on smooth base with no gaps, in all lawn areas.  All planting beds shall be bordered as required to prevent the grass from spreading into the bed.  Mature plants must be used for all installations.  An irrigation system for all front and side yards along with all bedding areas is strongly recommended.

Each lot must be regularly cleared of debris and properly mowed to ensure a maximum grassy vegetation height of 4".  In the event proper site maintenance has not been adequately conducted within one (1) week of an official notice, the Developer will asses a fine to the respective lot owner for non-compliance to the DRG standards.

Site Elements/Hard Scape:

Driveways and Walks---  These hard surfaces must be of 4,000 psi concrete with a washed pea gravel finish.  They must also have properly placed expansion joints.  Asphalt drives are NOT allowed.  Contractors/Property Owners shall verify, with the Developer, whether or not sidewalks are required on their particular lot.  The Contractor/Property Owner shall be responsible for the proper installation of these sidewalks and shall coordinate required layout/design criteria with the developer.  All sidewalks shall have a washed pea gravel finish to match driveways.  Where required, driveway culvert sizes shall be determined by the culvert table on the plat.

Curbs---Verify style/design specifications with Developer.  The owner/contractor shall be held responsible for any damage, whatsoever, to the curbing along their site during or after construction.  In the event damage occurs, the owner/contractor shall repair the curb, at their expense, to its original condition, both in design and finish.

Lighting--- Small low voltage task fixtures at or near grade in black, green, or copper.  Solar powered fixtures are not allowed.

Decks--- Decks shall be located only in rear yards and shall be no higher than the first floor finish floor height.  Decking may be 5/4 x 6 treated pine or trex.  Decking shall be laid with a continuous border on all sides with no exposed ends.  Deck design and layout must be submitted to the DRC for review prior to installation.

All utilities shall be underground.

The contractor must coordinate (with the developer) the driveway orientation, sidewalk and fence design, pole lighting, and tree locations prior to starting construction.

Water Management:

All contractors shall maintain proper drainage and grade to provide no negative effect on surrounding home sites.  The contractor is responsible for cleaning up any mud, gravel, or other run-off intruding on any street or adjacent property.

Outbuildings:  

Pool houses, gazebos, cabanas and outbuildings are permitted only with the approval of the Design Review Committee.  All outbuildings must be constructed of the same building materials and detailing as the primary dwelling and their plans must be reviewed and approved by the Design Review Committee before construction.  All buildings and other structures erected upon any lot will be of new construction, and no buildings or structures will be moved from other locations onto the lot.  Temporary, pre-fabricated, or modular outbuildings will not be permitted.  No more than two (2) separate, detached, structures may be erected on each lot.

 


Porch and Balcony Elements:

 

Columns and Posts--- 6" minimum top diameter round or 6" x 6" square.  All posts shall be 6 x 6 minimum with corner chamfer detail.

Rails--- Railing details must be included with plan submission for approval.  Approved railing materials include:  Wood picket at 4.5" max. o.c. with vertical bottom rails, painted.-- Iron rails, painted.

Enclosures--- Porches and covered balconies may be screened, at the rear of homes only, with copper or black vinyl mesh in wood frames or louvered shutters.

Floors--- All floors in wood framed porches and balconies shall be treated pine, Trex, or approved equal.

Doors and Windows:

True divided lite or simulated divided lite windows shall be used on all windows and doors.  Double insulated windows with profiled muntins (grills) that are securely fastened to both the interior and exterior of the glazing are required.  Approved window manufacturers include Crestline, Kolby & Kolby, Marvin, Pella, Pozi, Anderson and Weathershield.  Other window manufacturers may be allowed as long as they meet the above criteria.

Submitted elevation drawings should accurately represent specific door and window design.

Proportion---All door and window openings shall be square or vertical in proportion.  All lite divisions shall be similarly proportioned and should be as consistent as possible throughout the building.  Special shape windows will be considered on a case by case basis.

Material--- All doors visible from a public way or street shall be stain grade wood or approved equal.  Windows shall be wood or wood framed with aluminum/vinyl cladding.  All exterior doors shall be plank and panel; no flush panel.  Doors with 3/4, 1/2, or full lite glazing are allowed.  Mahogany entry doors are highly encouraged.

Trims--- 2 x 2 minimum/ 2 x 6 maximum.  Brick mold is required at all masonry wall openings.

Screens and Storm Windows--- All screens and storm windows shall be integral to the window unit.  All screens shall be copper or black vinyl.  No screens, storm windows, or storm doors are allowed on the front or side elevations or on any elevation visible from a public way or street.

Roofs: 

Configuration--- All principal roofs shall be simple symmetrical hip or gable with 6/12 min. and 16/12 max. pitch unless otherwise approved by the DRC.

Material--- Approved roofing material is to be at least 25 year dimensional (architectural) shingles in an approved color.  Standing seam metal roofing, slate or approved simulated slate will also be allowed.

Overhangs--- No vinyl materials may be used.  All soffit venting shall be 2 inch continuous venting or perforated "Hardisoffit" panels.  No box vents shall be used.

Dormers---These shall be appropriately proportioned, hip or gable, with a minimum 6/12 pitch.  They shall be glazed a minimum of 90% of their front face and must be open to the interior roof area beyond.  Roof ventilation dormers are permitted only on the side and rear elevations and must be vented a minimum of 90% of their face.  Dormers shall have minimum overhangs and eaves.  Stucco of "Hardie Panel" is recommended in dormer gables.  Siding is not allowed.

Penetrations---All roof penetrations, other than chimneys, shall be placed out of view from a public way or street and shall not be visible from the front or side(s) of the home.  Penetrations shall be painted to match roof color.

Attachments:

Chimneys---All chimneys shall have masonry, or stone veneer.  No lap siding or stucco board may be used.  Chimneys shall be the minimum height allowed by the building code.  Spark arrestors must be covered/hidden with approved cap.  Unpainted terra cotta, copper or slate chimney caps are encouraged.

Bays---Bays shall be wood and shall be glazed a minimum of 80% their width.  Second floor bays shall be supported by a first floor bay or by exposed brackets or cantilevered beams.  Bays are not allowed on the front of the house.

Shutters---Shutters shall be sized to cover its respective opening.  All hardware shall be provided including hinges, latches, and shutter dogs or hold backs.  Shutters shall be wood or synthetic proportioned to simulate wood and be painted or stained.  They may be side hinged louvered, paneled, or plank.  Louvered shutters must have blades that are at least 2.5" wide with a min. 2" exposure.  Shutters may not be bolted, fastened, or glued directly to the wall surface.

Crawl Space Vents--- All crawl space vents shall have a wood or metal grille.  Insect screens should be used behind grilles on conventional foundation walls systems.  Surfaces directly behind grilles shall be painted black.

Mechanical Equipment---HVAC units, utility meters, connection boxes, satellite dishes (18" max. dia.), etc. shall be placed in the rear or side yards out of view from a public way, street, or front of the home.  HVAC units shall be screened from public view with approved landscaping or approved fencing or wall.  MECHANICAL EQUIP. MAY NOT BE LOCATED AT SIDE YARDS FACING A STREET OR PUBLIC WAY.

Trash Enclosures--- Trash containers shall be placed in an approved enclosure/screen (42" high min.) located at the rear of the house on the driveway side.

Gutters & Downspouts---Location must be considered carefully to do be the most visually non-offensive.  Unless used as a design feature, the goal is to place downspouts in such a way that they do not stand out or draw attention to themselves.  Gutters shall be pre-finished ogee profile or half round with ROUND down spouts, galvanized metal, painted to match background color.  Down spouts shall terminate at some form or erosion control.

Required address signage mounting location must be noted on submitted elevations for approval prior to installation.

Material & Color Approval:

A 3ft. x 3ft. (min.) sample wall of shingle, cornice, brick, stone, mortar, and trim along with garage door, and siding color selections must be submitted and approved prior to installation/application.  In general, color schemes should be simple and have historic precedence.  Most paint manufacturers have a palette of historic colors.  All trim must be up a maximum of two shades lighter or darker than the siding color.  They may also be painted an approved accent color.  Entry doors and shutters may be natural wood with sealer of stain.  This approval requirement also applies to repairs, repainting, maintenance and remodeling.

Elements not permitted:

The following is a list of elements or features that are not allowed in Robinson Crossing:

     Window a/c units.

     Exterior florescent lighting.

     Solar powered landscape lighting.

     Soffit/cornice lighting visible from a public way or street.

     Skylights visible from a public way or street.

     Turbine attic ventilation units.

     Antennas (dishes with a 18" min. dia. hidden from public view are allowed).

     Decorative flags (Properly displayed American Flags are allowed).

     Concrete statuary visible from a public way.

     Aftermarket screens and/or window tinting film.

     Plastic furniture or artificial plants visible from a public way.

     Asphalt or gravel drives.

The Design Review Process:

Policy:

The design review process at Robinson Crossing exists to ensure that all new homes are built in compliance with Robinson Crossing Design Guidelines.  No home or structure of any kind shall be built, modified, added to, or renovated without first going through this process.  The Robinson Crossing Design Review Committee (DRC) exists to review submittals for compliance with these Design Guidelines in order to maintain the Developers aesthetic as well as thematic intent.  At the time of initial submission of any plans or documents to the DRC, the Owner shall present to the DRC a bank letter of credit stating that such Owner has the financial ability to build and complete the design being submitted.

Robinson Crossing, the Developer, and the Design Review Committee are not responsible for the following:

     The structural integrity of the home design.

     Soil bearing capacity.

     Compliance with applicable building codes.

     Compliance with governing laws, regulations, ordinances, and safety regulations.

     Quality of work of a contractor/builder, architect, or designer.

     Home appraisal value.

The Robinson Crossing DRC shall have fourteen (14) days to review each submittal and shall have the option to charge a fee for the review process.  The submittal will be returned as Approved, Approved With Conditions, or Disapproved.  If a submittal is returned "Approved with Conditions" the architect or home designer may proceed to the final review stage as long as the required changes are made.  If a submittal is returned "Disapproved", the architect of home designer must revise the submittal and resubmit for review.  No construction or dirt work may commence with out a Letter of Approval from the DRC.  When a home design receives final review approval, the owner may proceed with the construction process.  When the first course of foundation block has been laid, a survey must be submitted by the owner showing the home, along with all hard surfaces, on its respective lot indicating all property lines, setbacks, and easements.

The DRC shall have the right and power to allow variances of certain requirement based on the desirability of any given situation and is solely at the discretion of the DRC.  Any variance granted shall not be considered a waiver of such requirements and shall not be precedence setting.  No other owner shall obtain any rights or action by any variance granted.


 

Procedure:

The design review process at Robinson Crossing consists of three (3) parts.

1.  Pre-design Consultation:

This is a phone consultation with the head of the Design Review Committee to insure that the architect or designer understands these Guidelines and how it applies to a specific lot.  The designer is encouraged to fax a conceptual sketch of the site plan and elevations to:      Pleasant Hill Land and Development Company, Inc. - Robinson Crossing DRC

          3606 Bridgforth Road   Olive Branch, MS   38654 

          Phone # (662)895-4441 / Fax # (662)895-8240

2.  Sketch Review (Form A)

The following documents shall be provided:

     Design Review Fee --- $250.00.  Covers first two (2) reviews.  The fee will be $150.00 per review thereafter.

     Submittal Form A --- Sketch Review Application.

     Two (2) full size sets of the following drawings:

     Site Plan (1" - 20' min.)  North Arrow, Property Lines, All setbacks and easements, Building foot print with overhangs and balconies shown dashed, Drives, walks, and parking (dimensioned), Mechanical equipment and meters, Trash receptacle enclosures, Gardens and courtyards, Preserved natural areas.

     Floor Plans (1/4" - 1'0" min.) All exterior/interior dimensions including porches & balconies, Room names, Door and window openings with swings shown, Overhangs and balconies above shown dashed, Both heated and unheated area calculations (net/gross).

     Exterior Elevations (1/4" - 1'-0" min.)  All exterior views, Heights including ceilings, finish floors, roof bearing and ridges, along with chimney heights, Porches, balconies, windows, doors, bays, chimneys, shutters, along with any other significant architectural feature, Address plaque location noted on front elevation, Roof pitches, all material types rendered and noted.

3.  Final Review (Form B)

The following documents shall be provided:

     Submittal Form B--- Final Review Application

     Four set of the following drawings:  (2) full size/ (2) reduced sets to 11 x 17

     Site Plan (1" = 20' min.)  All elements noted for sketch review fully developed.

     Foundation/Floor Plans (1/4" = 1'-0" min.)  All elements noted for sketch review fully developed.

     Roof Plan (1/8" = 1'-0" min.)  All pitches and major penetrations shall be indicated.

     Floor Plans (1/4"= 1'0" min.)  All exterior/interior dimensions including porches & balconies, Room Names, Door and window openings with swings shown, Overhangs and balconies above shown dashed, Both heated and unheated area calculations (net/gross).

     Exterior Elevations (1/4"= 1'-0" min.) All elements noted for sketch review fully developed.

     Door and Window Schedules--- Detailed floor plans noting door and window sizes along with exterior elevations depicting door and window design and grille patterns may be used in lieu of schedules.  Exterior door material and finish must also be noted.

     Details (3/4" = 1'-0" min.)  Typical wall sections including porches and balconies, Cornice, porch and front entry details,  Exterior Door and Window trim details.

     Landscape Plans (May be submitted during construction)--- Landscaping buffers, New plantings location and common species name, Hardscapes not shown on site plan fully detailed/noted, Garden structures not shown on architectural plans, Large container plants (12" diameter and greater) location and species.

*****Please note that all but on of the submitted sets will be retained by the DRC/Developer for their records.*****

Minor Changes (Form C)

If a minor design change is desired after final approval is obtained, the following shall be submitted to the DRC:  

     Submittal Form C --- Minor Change Application

     Two (2) sets of drawings, details, and specifications as required to fully explain the change along with a review fee of $100.00.

Certification of Compliance (Form D):

When construction is complete, the owner shall submit the following:

     Final Certified Survey, As- built drawings (incorporating approved minor changes), Owner or Builder's Certification of Compliance (Form D) signed and dated.

A home may be sold or occupied only after receiving a copy of Form D stamped "Approved".

The required documents for each review phase shall be submitted to the Robinson Crossing Design Review Committee.  Mail all submittals or other correspondence to:

     Pleasant Hill Land and Development Company, Inc.

     Robinson Crossing-DRC

     3606 Bridgforth Road    

     Olive Branch, MS  38654

     (662)895-4441 Phone  and (662)895-8240 Fax

 

Architectural Style:  Introduction

Careful attention must be paid to the selection of the building styles approved for the community.  They must find precedence in both local and regional examples and accurately reflect any variations resulting from the local vernacular evolution of the style.  The local vernacular examples of these styles emphasize a simpler level of detail with very little ornamentation.  These styles will compliment the architectural history and dynamics of the local natural environment.  They will also shape the architectural theme, scale, and proportion of the most significant and visible part of the community.

The following is a list of architectural styles which have been approved for the community:

Greek Revival

French Eclectic

French Colonial

Victorian Stick

Colonial Revival

Italianate

Craftsman Style

English Cottage

It is essential that everyone involved in the design and construction document process understand that it is their responsibility to become familiar with the theme and approved architectural character of the community prior to submitting plans for approval.

 


 

Greek Revival:

The Greek Revival style is known for its emphasis of the Greek Orders.  Many styles use an elaboration on these historical orders, but the Greek Revival style seeks to embellish the historical grandness of the Greek Orders.  The use of low pitch roofs and grand orders emphasize the building "body". The notable characteristic features are as follows:

     Two story center mass with or without symmetrical single story wings, Low pitched roof usually gabled or side hipped, Dominant front gable usually centered with closed pediment, One or two story porch across main center mass, Full size columns and entablature, Full size columns and entablature, Raised foundations are typical, Natural brick and lapboard siding are both common veneers.

Elevation Study:

     Low pitch roof typically 6/12 and 8/12.

     The shaft of the column and the entablature must align.

     A dominant front gable with a closed pediment and circular or oval window are common features that make the Greek Revival unique.

     First story windows are taller than second story windows, therefore they are more slender in proportion.

     Full size columns and entablature emphasize the grandness of the ancient Greek Orders.

     It is most common in the southern vernacular style to see stacked orders as shown instead of the "giant order" more commonly found on public buildings.

Component Study:

     The Greek Revival Style places strong emphasis on the front entry.  The front door is usually tall and carries some embellishment around the door; either a row of small windows or a wide trim panel is typical.  Paneled doors occur much more frequently than doors with divided lites.

     Windows are typically double hung sash windows with six divided panes in each sash.  Windows are accented with wide trim, a jack arch or brick corbelling windows.

     Dormers are typically gabled and emphasized with elements from the Greek Orders, such as the closed pediment.

     Shutters are typically louvered in most examples, but paneled shutters are common on more formal examples.

     Columns will be large to express the grandness of the Greek Orders.  Tapered columns are most common.  Columns arrangements are always symmetrical.

     The return on the eave is never broken, but continues around to form a closed pediment.

French Eclectic:

The French Country style is also known as the French Country Style which derives it's character from a rich history of domestic architecture in France.  The French Eclectic Style has many variants, but its consistent in material use and roof mass with exception to the most informal variations which resemble the medieval era or Tudor Style of England.  This style is similar to the "French Colonial" but is considered to be a more pure European example because it doesn't integrate the large porches under the mass of the roof and is typically more ornamental.  The typical "French Doors" are still common on the base floor.

     Steeply pitched roofs commonly hipped with flared eaves.

     Massing can be either symmetrical or asymmetrical.

     Columns are used only on formal versions.

     Decorative quoins are common.

     Single story entry porch is typical.

     Gutter spouts are a common design element on front facade of symmetrical versions.

     Rounded tower elements are common on asymmetrical versions.

     Emphasis on front door.

Elevation Study:

     Roofs are almost always hipped.  Occasionally parapets are used.  Roof pitches vary greatly from low pitches (6/12-8/12) on porch elements to steep pitches (12/12-16/12) on main roof elements.

     Chimneys are typically located on the sides of the main mass.  Usually there are matching chimneys on either side of main mass.  Chimney pots are commonly used.

     Eaves typically flare out near the bottom of the roof mass.

     Dormers or windows often project thru the cornice.

     Gutters are used as a ornamental feature to subdivide the front facade.  Water collectors are always present.

     Columns are not a typical part of the facade composition, unless used at the entry on more formal examples.

     Large "French Doors" with shutters are typical on the ground floor.

     Entry is emphasized on front facade with either an embedded or projecting entry portico.

Component Study:

     The French Eclectic Style places equal emphasis on all windows and doors across the first floor front facade.  Tall slender proportions are typical on doors and windows.  Doors are typically double French Doors.

     Instead of windows, fixed French Doors are commonly used on the first floor.  Segmental arch windows are also common.

     Louvered or slatted shutters are most commonly used to cover doors and windows on all floors.

     Dormers are either broken gabled or hipped with only one window.  These may also be slender elements with or without windows.  Segmental arches are also commonly found on dormers.

     Columns are usually found on the more formal examples as ornamentation on the entry portico.  This reinforces that emphasis on the entry which may be a single or multiple story projection from the main mass or may be embedded into the main mass.

     The return on the hipped roof is always solid and isn't broken unless a dormer or window is connected to the facade.

 


 

French Colonial:

The French Colonial style is most easily identified in the southern region as the Louisiana Vernacular Style which is commonly found in rural areas.  The common wrap around porches replace much of the interior circulation.  This exterior space forms a direct relationship with the interior spaces connected by typical "French Doors".  This style address the connection of people to their environment in hot/humid environments and thus has been widely used and is well known in the southern region.

     Low pitched roofs commonly hipped.

     Low roof line commonly with exposed rafter tails.

     Columns and Fascia tucked under roof line.

     Thin columns supporting deep porch. (single story)

     Thick columns below, thin columns above. (two story)

     Two story, full length or wrapping porch typical.

     Thick masonry pier foundation.

     Minimal emphasis on front door.

     Low foundations are common on two story and raised on single story.

     Lapboard, parged brick, and natural brick are common veneer materials.

Elevation Study:

     Roofs are almost always hipped.  Occasionally parapets are used.  Roof pitches vary greatly from low pitches (6/12-8/12) on porch elements to steep pitches (10/12-14/12) on main roof elements.

     Column and entablature must align.

     Exposed rafter tails are typical.

     Columns on the second floor are small in comparison to first floor columns.  These are typically square and simply detailed.

     Entablature separating first and second floor is minimal.

     First floor columns are exaggerated to emphasize the first floor as the base.  Note:  Single story versions take on the character of the second floor, because the lower level is considered a raised base to support the main level of the house.

Component Study:

     The French Colonial Style places equal emphasis on all windows and doors across the front facade.  Tall slender proportions are typical on doors and windows.  Doors and typically double French Doors.

     Instead of windows, fixed French Doors are commonly used on the first floor.  Louvered shutters are used to cover doors and windows.

     Dormers are either gabled or minimal shed type projections with only one window.

     Columns on the first floor are exaggerated to emphasize the first floor as the foundation for the second floor.  The second floor columns are small to emphasize the importance of the second floor.

 

Victorian Stick:

The Victorian Stick Style is a transitional style that is very ornamental and expressive in it's massing.  It is best known for its use of exposed timbers as a means of ornamentation to simulate the use of an early form of construction known as "half-timber".  The Victorian Stick Style represents a departure from the literal interpretations of the Greek Order to elaborations on later styles such as the Gothic Revival, in which articulation of the classical orders reached is apex.  The notable characteristic features are as follows:

     Steeply pitched roof always gabled with open return and stick articulation.

     Asymmetrical composition is typical.

     Gables are often extended out from veneer.

     Low roof line commonly with exposed rafter tails.

     Square or rectangle towers are common.

     Full or partial length single story porch is common.

     Stick articulation is common as a surface decoration.

     Lapboard and vertical boards are common veneers.

Elevation Study

     Roof pitches are typically very steep (14/12 +).

     Eaves are extended beyond trim board.  Eave condition may be boxed in or rafter tails may be left exposed.

     Decorative stick articulation in gables is a common feature which makes this style unique.

     Note that wood wall cladding is most common to the "stick" style.  This reinforces the use of stick articulation on the facade as a decorative feature.

     Emphasis on entry with stick work ornamentation.

     Columns are small and highly articulate.  Note the common use of decorative brackets on the crown and decorative spindle work on the porch.

Component Study

     Doors are typically unadorned on the trim but may be elaborate in the paneling on the door itself.  This is the common response in the southern vernacular version of this style.

     Windows are typically square bay with the occasional occurrence of a single mullion to emphasize a vertical proportion.  Pairs of narrow tall windows forming a square bay are common.

     Dormers are always gabled and are embellished with some "stick" ornamentation to match the gable ornamentation.

     Columns are small and often referred to as "spindly", which reflects the elaborate articulation common to this style.  Brackets are a significant part of the aesthetic of the Victorian Stick style.  Some variations have unelaborated thin columns with matching brackets.

Colonial Revival:

The Colonial Revival Style native to the southern region is commonly known for its traditional elements taken from earlier styles such as the classical Greek orders, but contains a variety of elaborations with traditional American forms and variations or additions to traditional European forms.  The notable characteristic features are as follows:

     Typically symmetrical in the southern region.

     Low pitched roof usually hipped.

     Side gabled or hipped roof.

     Front gables are limited to gables and entry porches.

     Full length single story porch or entry porch is common.

     Accentuated entry with "classical" articulation.

     Entry is most commonly centered.

     Low foundation height is common.

     Paired windows of two or more are common.

     Natural brick or lapboard siding are typical veneers.

Elevation Study

     Roof pitches are typically low (8/12-10/12).

     Deep overhangs are a common feature in the southern vernacular style.

     Note that typically a hipped roof faces the street, which helps distinguish the Colonial Style from the Greek Revival Style which has a dominant gable pediment on the front facade.

     Note that second floor porches are not typical in the Colonial Revival Style.

     The use of paired windows as one of the defining traits separating the Colonial Revival from the earlier Greek Revival Style.

     The entry is typically emphasized with wide trim and some element such as an entablature or pediment.  Entrances are usually centered or justified to one side.

     Use of the Greek Orders are less emphasized with thinner columns and entablature.

Component Study

     Emphasis is placed on the entry so surrounding windows and doors with extensive trim is typical.  Fan like window above the front door is a common feature. Paneled doors are most common, but more divided lite doors appear in this style than the earlier Greek Revival Style.

     Double hung sash windows are typical.  The use of two or more windows together in a single unit help distinguish this style as unique.  Often these styles had six to twelve panes per sash.  Another unique feature is the use of multi-pane glazing on the upper sash, with a solid pane on the lower sash.

     Gabled and hipped dormers are typical and are often used to place an emphasis on a centrally organized facade.  Often a large multiple window gable is used with or without smaller side gabled dormers.  It isn't uncommon though to see two or three equally sized smaller dormers across a front facade.

     Columns are moderate in size compared to the earlier Greek Revival Style, which capitalized on the grandness of the Greek Orders.

 


 

Italianate:

The Italianate Style is a very articulate style which finds its roots in the characteristics of the rural Italian farmhouse, which if random in nature.  Although the Italianate style is known mainly for an asymmetrical parti'.  Many of the aesthetic features found themselves integrated with other styles, which were more symmetrically organized.  The typical Italianate house is two or three story.  An integrated cupola or tower element which emulates the Italian Villa is commonly found where the front gable intersects the roof behind.  The notable characteristic features are as follows:

     Asymmetrical composition is typical.

     Low pitched roof is usually hipped.

     A single gable is common on the front facade.

     Broken pediment is common on gables.

     Deep eaves extend over cornice.

     Brackets accent wide trim board beneath eaves.

     Typically two or three story.

     Second story windows are typically arched.

     Natural brick, lapboard siding and stucco are common veneers.

Elevation Study:

     Roof pitches are typically low (6/12-8/12)

     There are two main variations of the eave condition:  Eaves are typically boxed in. / Front Gables and deep overhangs with decorative brackets are typical.

     Second story porches are found in the southern vernacular and use bracket braces instead of columns.

     Arched top windows are typical especially on the second floor.  It is common to see arched windows on the second floor only.

     Columns are typically thin and resemble the Roman Orders.

     Note the low spindle work on the facade which is typical the roman orders.  These elements give the impression of another base on top of the foundation.

Component Study:

     Doors are typically tall double doors, either arched or with an arch above.

     Square bay windows with one mullion are typical.  Vertical orientation is usually emphasized with single or paired windows.  They are usually arched with either segmental or radius arches and usually have some decorative feature above the windows, such as an entablature or arch.

     Dormer elements are not used in the Italianate Style.  Substantial square tower elements and/or cupolas are appropriate.

     Columns are usually small and articulate.  Roman orders were more emphasized, which were thinner and had more articulation.

     Note:  There are two major types of returns used, which contrast in their overall formality.

 

Craftsman:

The Craftsman Style is a style which finds much variety in its use of materials and emphasis on post and beam construction.  The roots of this style are found in both the "Arts and Crafts" movement of England and in the observation of oriental wood working techniques which accounts for the low pitched roofs and exposed beams.  This style is also commonly known as the "bungalow" style, which refers to the small houses produced in this style.  The notable characteristic features are as follows:

     Asymmetrical and symmetrical composition is typical.

     Typically one and a half story.

     Front and side gable roofs are both common.

     Deep eaves over cornice with exposed rafter tails.

     Large column bases with stone or brick work.

     Square columns support full or partial porch.

     Decorative projecting beams or brackets in gables.

     Stone or brick base and chimney with lap board siding is common.

Elevations Study

     Roof pitches are typically low (6/12-8/12).

     Front and side gables are typical in the craftsman style.  Hipped roofs are less common but are used in conjunction with large dormer elements.

     The stick work under the eaves and in the gables imply a structural feature instead of a decorative feature.  Beams appear to project out and support trusses.

     Second story porches are incompatible with the one or one and half story precedent.

     Exposed rafter tails are common.

     Typical stone work columns vary from full height to lower heights supporting square or tapered columns.  Greek orders seldom appear.

     Raised stone work foundations are common.  The contrast between stonework and lapboard siding is an important feature that makes this style unique.

Component Study

     Single doors are typical with little embellishment of the trim around the door.  Side and top lites are common additions to doors and windows.

     Arched windows are not found in the craftsman style.  This is because of the structural reference to "half timber" construction.  Windows are grouped in clusters and often have smaller windows on either side.  Multi-pane sashes above a large continuous pane is common.

    Dormer elements can be hipped or gabled.  This is one of the few styles that allows a "shed-type" dormer.  The shed type dormers contain clusters of square windows.  Gable dormers with stick work are common also.

     There are several variations of columns within the Craftsman style.  These almost always include some stonework base often in combination with a timber column.  Greek columns are found in the vernacular but are uncommon.

English Cottage:

The English Cottage style developed from a rich English medieval ancestry.  This style often falls under the broader groups of the Medieval Revival or Tudor styles although this style favors the smaller examples which are typically one and a half story, with added emphases on the ground floor.  This style is quiet unique in its use of multiple crossing gable elements and multiple material combinations.  The notable characteristic features are as follows:

     Asymmetrical composition is typical.

     Typical one and a half story.

     Steeply pitched roof almost always gabled.

     Single predominant gable or multiple overlapping gables.

     Uneven eave heights.

     Windows often appear in groups of two or three.

     Small front door with arch or arched surround.

     Low or raised foundations are common.

     Typically brick or stone base with brick, stucco or board above.

     Stonework or timber lintels on lower level.

Elevation Study

     Roof pitches are typically high pitched (14/12 +).

     The fascia on the gable fits flush against the veneer.  Corbelling at the eave return to flush the fascia with the front veneer is a common detail that makes this style unique.

     Most examples are one and a half story, with an emphasis on the roof.

     A dominant front gable with side gables is the most common roof condition.

     A chimney feature is common on the front facade, and is commonly asymmetrical on the dominant gable adjacent to the entry.

     A decorative lamp fixture over or beside the entry is common.

     Uneven eaves are typical, which may extend close to the ground, usually around the entry.  Small single door entries are typical.

     In the event the foundation is raised.  Stone or brickwork often extends from the ground to the bottom of the first floor windows.

Component Study

     The English Cottage Style finds its' roots in the Medieval Era.  Doors are typically single doors with limited glazing.  Panaled doors and rustic plank doors are both typical examples.

     Double hung sash windows with four or more panes per sash are typical.  Timber, brick or stone headers are used on the ground floor.  Smaller windows without headers are used on the upper floors.  Groups of two to four windows in a single unit is typical.  Arched windows are limited to small accent windows.

     Roof penetrations are typically shed like or gabled.  Shed like dormers are limited to two windows, unlike the craftsman style which may have three or more windows.  Often dormers extend through the eave and connect to the front facade.

     The return on the eave is a detail in the English Cottage Style which seeks to minimize the appearance of the overhang.  Typically this corbelling is three rows thick.

 


 

Definitions:

The following section lists numerous terms and words used throughout this document.  Each term is defined below to clarify its use:

Addition:  A construction process increasing the size of the original structure by building outside its existing walls and/or roof.

Balcony:  Second or third floor exterior space typically with no roof, cantilevered from the building or supported by columns.

Balusters:  Vertical supports between top and bottom rails of a porch or stair railing.

Balustrade:  The system of balusters and handrails that run along the edge of a porch or staircase.

Bay:  Structural or visual configuration of an elevation commonly defined by porch columns.  A bay can also be defined by the placement or multi-floor windows aligned over each other.

Bay Window:  Typically a three sided window/wall projecting outward from the wall of a home.

Beam:  Structural member spanning between two columns or bridging an opening, supporting additional structure above.

Board and Batten:  Vertical siding where vertical strips (battens) hide the seams where other boards join together.

Bracket:  Sloped building component found at the junction of columns to beams, sometimes serving to structurally stiffen the connection, through also commonly used as ornament.  Brackets also occur as decorative and structural elements at gable rakes and as balcony or bay supports.

Brick Screens: Brick low walls used as visual screens to provide privacy at courtyards or service areas.  Used to screen area from public view.

Cantilever:  Structural technique of tying floor and roof joists back into adjacent structure and extending these joists out into space, creating floor and /or roof area with no supporting columns or brackets.  Typically used with balconies.

Casing:  The trim around windows and doors.

Capital:  The elaboration or order at the top of a column, pillar, pier or pilaster.

Chamfer: A beveled edge.

Column: Vertical structural member supporting a beam.  May be round or square, straight or tapered.

Cornice:  The topmost portion of the entablature; a decorative trim typically located at the junction of the wall  and roof.

Cupola:  Small structure located at the peak or ridge of a roof, consisting of low walls, windows, and a small roof.

Deck:  A raised wood frame platform with no roof.

Dormer:  A small structure that projects from a sloping roof, with a window or vent in the downslope end; may have a hip, gable, shed, or other shaped roof.

Eave:  The exterior underside of a sloping roof which overhangs a wall.

Entablature:  The upper horizontal members of a classical order, consisting of an architrave, frieze, and cornice.

Exterior Cladding:  The material primarily used to cover the outside of a building.  Examples include wood siding, brick masonry, and true stucco.

Facade:  That portion of a building that faces a street, park, public way, alley, or property line.

Fence:  A barrier made of a variety of materials such as wood, masonry, or iron and used to separate specific spaces.

Flush Door:  A door with a flat exterior face, as opposed to a paneled door made of rails, stiles, and panels.

Frieze:  The middle division of an entablature between the architrave and the cornice.

Gable:  The triangular portion of a wall at the end of a pitched roof.  A roof with two sloping planes meeting at a common ridge and having gabled ends.

Hip:  The external angle formed by the meeting of two sloping roof surfaces.  A roof with sloping planes at each facade meeting at a common ridge.

Lite:  A glass pane in a door or window.

Masonry:  Construction technique utilizing modular units stacked with mortar as a bonding agent.  Examples include stone masonry, brick masonry, or concrete block masonry.

Maximum Height:  The tallest dimension of the roof structure of the building, typically the highest ridge.

Muntin:  The small molding or bar that separates the individual planes of a multi-paned window or door.  Sometimes referred to as a grid.

Outbuilding:  A building located to the rear of a lot, separate from the principal building.  An outbuilding may be connected to the principal building by a breezeway.

Panel:  That portion of a door filling the void between stiles and rails.

Pickets:  Vertical members of a fence supported of a top or bottom rail.

Plank:  Type of door or gate utilizing vertical wooden boards usually with butt joint, v-groove, or beaded edge.

Principal Building:  The main house or building built on a lot, as opposed to an outbuilding.

Rafter:  Structural member supporting a roof.

Rake:  the sloping fascia of a gable.

Ridge:  The line formed where two sloping roof surfaces meet at the top; may be horizontal or inclined.

Roof Pitch:  The slope of the roof in relation to the horizontal, expressed as a ratio of vertical inches to 12 horizontal inches.

Screening:  The use of a wall, fence, or vegetation to give privacy to private areas or to screen parking, mechanical equipment, or trash receptacles from view.

Setbacks:  Lines established on each lot, recorded on the plat, parallel to property lines.  They determine the closest distance a structure may be built to the property line.

Shed Roof:  Roof type consisting of a single sloping plane.

Shutter:  An operable cover or panel used to cover a window or door.  Shutters are produced in various styles including louvered, raised panel, and a plank.

Shutter Dog:  Small metal fasteners used to hold the shutters open against a wall.

Soffit:  The underside of a member such as an evave, overhang, or beam.

Stile:  Vertical member of a window sash or door.

Stoop:  Steps and rails leading from grade to a front porch that are not covered by a roof.

Style:  Classification of architecture base on common elements that were poplar during a given period of history, not to be confused with building type.

 


 

 

Memorandum-01   dated 7/26/2006

Your immediate attention is required.  Items listed below are addenda to and clarification of the existing Robinson Crossing Design Review Guideline.  These items are now in effect and will be enforced.

     1.  All visible flashing must be copper.

     2.  All windows and doors must have permanently-fixed divided lights (mullions) around entire home.

     3.  All builders/owners must submit an application for change to an approved elevation prior to starting construction.  Items for which the application is required include, but are not limited to:  veneer materials, window sizes/styles, stone/brick selection, etc.  All brick, stone, and siding details must be accurately indicated on plans for approval.  Variation in the field will not be allowed.

     4.  All builders/owners must obtain foundation height approval from the developer prior to pouring the slab.

     5.  Soffit/cornice lighting that is visible from a public way is not permitted on any home.

     6.  All builders/owners must verify that the window/shutter sizes and orientation work proportionately prior to construction.

     7.  All builders/owners must coordinate with the developer home/ driveway orientation, sidewalk and fence design, pole lighting, and tree locations prior to starting construction.  See developer for site feature location diagrams.

     8.  All builders/owners must understand that homes on a corner lot are considered to have two street-facing elevations, and should be treated accordingly.

     9.  All builders/owners must coordinate street address signage requirements with the developer.

    10.  Please be aware that the Design Review Guideline requires all roof penetrations, other than chimneys, to be placed out of view from a public way, including both the front and side elevations of the home.  Penetrations shall be painted to match roof color.

    11.  Recently submitted plans have been lacking the necessary level of detail, especially in the finish and trim descriptions.  A greater level of detail is required for plan approval.

 

Memorandum-02    dated 10/16/2006

Your immediate attention is required.  Items listed below are addenda to and clarification of the existing Robinson Crossing Design Review Guideline.  Theses items are now in effect and will be enforced.

     1.  All contractors/lot owners must clean up all trash, construction debris, and soil runoff from on and in front of their respective lots.  This must be done immediately and continue at regular intervals to ensure a cleaner presentation of the neighborhood.

     2.  Contractors shall ensure that all erosion control systems located on their respective lots are monitored regularly and repaired promptly as needed.

     3.  Each lot must be properly mowed and curbs trimmed at periodic intervals to ensure a maximum grassy vegetation height of 4".

     4.  Turbine vents will not be allowed as a means of attic ventilation.

     5.  Solar powered landscape lighting will not be allowed.

     6.  Soffit/cornice task or accent lighting is not permitted on any home when visible from a public way (street facing front or side elevation).

     7.  The garage doors on the homes are required to be "dressed-up" to resemble carriage doors.  A sketch of the suggested design must be sent to the developer for thier review/approval.

          See pate 2 of the DRG  "All garage doors must be "dressed-up", or trimmed with wood and appropriate hardware, to resemble carriage doors.  Accurate elevation and detailing of garage door condition(s) and color shall be submitted with plans for review."

 

Memorandum-03     dated 11/21/2006

Your immediate attention is required.  Items listed below are addenda to and clarification of the existing Robinson Crossing Design Review Guideline.  These items are now in effect and will be enforced.

     1.  All builders/owners must submit an application for change to an approved elevation prior to starting construction.  Items for which the application is required include, but are not limited to:  veneer materials, window sizes/styles, stone/brick selection, etc.  All brick, stone, and siding details must be accurately indicated on plans for approval.  Variation in the field will not be allowed.

     2.  Soffit/cornice lighting that is visible from a public way is not permitted on any home.

     3.  All builders/owners must coordinate with the developer home/driveway orientation, sidewalk and fence design, pole lighting, and tree locations prior to starting construction.  See developer for site feature location diagrams.

     4.  All builders/owners must understand that homes on a corner lot are considered to have two street-facing front elevations, and should be treated accordingly.

     5.  The DRG does not allow mechanical units, meters, trash receptacles, etc., to be located on any front or side street facing elevation.  This equipment must be located away from public view and towards the rear of non street facing side elevations the maximum extent allowed by the local building authority.

     6.  All builders/owners must coordinate street address signage selection and installation requirements with the developer.  Owners are required to install only that signage which has been approved by the developer.

     7.  Please be aware that the Design Review Guideline requires all roof penetrations, other than chimneys, to be placed out of view from a public way, including both the front and side elevations of the home.  Penetrations shall be painted to match roof color.

 

Memorandum-04     dated 3/9/2007

Your immediate attention is required.  Items listed below are addenda to and clarification of the existing Robinson  Crossing Design Review Guideline.  These items are now in effect and will be enforced.

     1.  All plans submitted for review/approval must include the required level of detail information specified in the Design Review Guideline.  Plans submitted which do not have the required level of detail will be rejected.

     2.  Any deviation from an approved set of construction documents without prior written approval from the DRC is in serious violation of the Robinson Crossing Design Review Guideline.

     3.  All interior side yard condenser units must be screened from public view.  All condenser units, meters, com. boxes, etc. must be located towards the rear of the property.

 

Memorandum-05    dated May 1, 2007

Your immediate attention is required.  Items listed below are addenda to and clarification of the existing Robinson Crossing Design Review Guideline.  These items are now in effect and will be enforced.

 

     1.  Any deviation from an approved set of construction documents without prior written approval from the DRC is in serious violation of the Robinson Crossing Design Review Guideline.

     2.  All plans submitted for review/approval must include the required level of detail information specified in the Design Review Guideline.  Plans submitted which do no have the required level of detail will be rejected.

     3  It is essential that each applicant verify that their home designer has the ability and expertise to accurately produce the required level of construction detail before purchasing the plans.  Plans approval also greatly depends on the home designer's ability to properly illustrate and delineate the histroci character and style represented in the submitted plan.

 

Memorandum-06  dated 5/23/2007

 Your immediate attention is required.  items listed below are addenda to and clarification of the existing Robinson Crossing Design Review Guideline.  These items are now in effect and will be enforced.

     1.  All contractors/lot owners must clean up trash, construction debris, and soil runoff from on and in front of their respective lots.  This must be done immediately and continue at regular intervals to ensure a cleaner presentation of the neighborhood.

     2.  Contractors shall ensure that all erosion control systems located on their respective lots are monitored regularly and repaired promptly as needed.

     3.  Each lot must be properly mowed and curbs trimmed at periodic intervals to ensure a maximum grassy vegetation height of 4".

 

Memorandum-07  dated 7/5/2007

Your immediate attention is required.  Items listed below are addenda to and clarification of the existing Robinson Crossing Design Review Guideline.  These items are now in effect and will be enforced.

     1.  Any owner/applicant who would like to submit plans to the DRC will be required to verify that all outstanding fees have been paid in full and that there are no existing DRG violations associated with previous submittals/construction.

          Require fees may include those associated with:

              a)  Design Review

              b)  Address Plaque

              c)  Site Trees

              d)  Lamp Post

              e)  Site Maintenance

              f)  DRC Violation Assessment

     2.  The $250.00 fee assessed for Design Review must be paid upon delivery of plans for Sketch Review.  This fee provides for a maximum of 2 reviews per home which include a Sketch and Final Review.  The owner/applicant will be charged a flat rate or $150.00 per additional review payable in advance.

          It is essential that each applicant verify that their home designer has the ability and expertise to accurately produce the required level of construction detail and design before purchasing the plans.  Plan approval greatly depends on the home designer's ability to properly illustrate and detail the historic character and style represented in the submitted plan.

         Plans which do not contain the required level of detail listed in the DRG will not be accepted for FINAL REVIEW.

     3.  Any reference withing the DRG to the front elevation of a home shall also include the side elevations along with any elevation visible from a public way.

     4.  All required landscaping/vegetation, along with existing plant material which is obviously dead, must be promptly removed/replaced (regardless of cause) within 2 weeks of noticeable decline.

     5.  Address plague mounting location must be reviewed/approved by the DRC prior to installation.  Approved plaques must be installed prior to final inspection.

     6.  All contractors/low owners must clean up trash, construction debris, and soil runoff from on and in front of their respective lots.  This must be done immediately and continue at regular intervals to promote a more attractive neighborhood.

          Contractors shall ensure that all erosion control systems located on their respective lots are monitored regularly and repaired promptly as needed.

          Each lot must be properly mowed and curbs trimmed at periodic intervals to ensure a maximum grassy vegetation height of 4".

          In the event proper site maintenance has not been adequately conducted within one (1) week of official notice, the developer will asses a fine to the respective lot owner for non-compliance to DRG standards.

Memorandum-08   dated 7/29/08

Items listed below are addenda to and clarification of the existing Robinson Crossing Design Review Guideline.  These items are now in effect and will be enforced.

     Doors and Windows:  Screens and Storm Windows--All screens and storm windows shall be integral to the window unite and supplied by the window manufacturer.  All screens shall be copper or vinyl.

                No screens, storm windows, or storm doors are allowed on the front or any street facing elevation.  All screen fabric shall be submitted to the DRC for approval prior to installation.

                Owners should have the screen fabric approved by the DRC prior to purchasing/installing screens.

                                                            Adequate plan material shall be used to screen front/side yard utility boxes.

     Landscape Plans must be submitted, for approval by the DRC, prior to installation of plant/landscape material.  The submittal should include the following:

                                                            Landscaping buffers.

                                                            Scrub save areas.

                                                            New planting locations with common species name and size noted.

                                                            Hardscapes not shown on site plan fully detailed/noted.

                                                            Garden structures not shown on architectural plans.

                                                            Large container plants (12" diameter and greater) location and species.

 

Memorandum-09  dated 9/26/12

            Items listed below are addenda to and clarification of the existing Robinson Crossing Design Review Guideline.  These items are now in effect and will be enforced.

                        1.  Due to reduced lot size and configuration, R-10 and smaller lots that do not maintain alley access shall be allowed to have side loaded "court yard garages" located on or toward the front of the home.

                             DRG Exhibits E-1 and E-2 shall be amended to allow the same.  The remaining provisions of the Design Review Guideline regarding "GARAGE DESIGN AND SITING" shall remain in full force and effect.

 

Memorandum-10 dated 7/27/15

            Items listed below are addenda to and clarification of the existing Robinson Crossing Design Review Guideline.  These items are now in effect and will be enforced.

                        Phase II- Area 6/ Lots 94-122

                             The Design Review committee (DRC) of the Robinson Crossing Homeonwer's Association has met regarding the construction of homes on R-10 lots located in Phase II, Area 6 of the Robinson Crossing Subdivision.

                             Due to site planning difficulties related to lot size and shape, the DRC will allow side loaded "Courtyard Garages" to be constructed on the front (street side) of the home on a case by case basis and as approved in 

                             writing by the DRC.  These garages shall be limited to a maximum of a two (2) cars and /or parking bays.  There must also be a minimum of one (1) guest parking space, exclusive of the garage, for each lot.  The 

                             overall "courtyard garage" structure, or box, may extend a maximum of 24 feet beyond the primary front elevation facade of the home.  The remaining provisions of the Design Review Guideline regarding "Garage Design

                             and Siting" shall remain in full force and effect.

 

                        Phase III- Area 7/ Lots 128-156

                                    The Design Review Committee (DRC) of the Robinson Crossing Homeowner's Association has met regarding the construction of homes on R-10 and R-12 lots located in Phase III, Area 7 of the Robinson Crossing Subdivision.

                                    Due to site planning difficulties related to lot size and shape along with minimum square footage requirements, the DRC will allow side loaded "courtyard garages" to be constructed on the front (street side) of the home on a 

                                    case by case basis and as approved in writing by the DRC.  These garages shall be limited to a maximum of three (3) cars and/or parking bays.  There must also be a minimum of one (1) guest parking space, exclusive of the 

                                    garage, for each lot.  The overall "courtyard garage" structure, or box, may extend a maximum of 35 feet beyond the primary front elevation facade of the home.  The remaining provisions of the Design Review Guideline regarding

                                    "Garage Design and Siting" shall remain in full force and effect.

 

 


 

Declaration of Covenants, Conditions and Restrictions for Robinson Crossing Planned Development Phase I (Areas 1, 2, and 5)  Section 11, Township 2 South, Range 7 West

This Declaration, made on the date hereinafter set forth by Pleasant Hill Land & Development Company, Inc., a Mississippi Corporation, hereinafter referred to as "Declarant," and Witnesseth:

Whereas, Declarant is the owner of certain property in the County of DeSoto, State of Mississippi, which is located in the Northwest Corner of Section 31, Township 1 South, Ranges West; more particularly described in Exhibit "A," which Exhibit is attached hereto and incorporated herein by reference ("Site/Property").

Now, Therefore, Declarant hereby declares that all of the Property described above shall be held, sold and conveyed subject to the following easements, restrictions, covenants and conditions, which are for the purpose of protecting the value and desirability of, and which shall run with the real property and be binding on all Parties having any right, title and interest in the described Property or any part thereof their heirs successors and assigns and shall inure to the benefit of each Owner thereof.

 

Article 1:  Definitions

1.01  "Association shall mean and refer to Robinson Crossing Homeowners Association, Inc., a Mississippi non-profit corporation, its successors or assigns, which Association shall have as its members all of the Owners of Lots withing the Property which shall be responsible for the care, management and supervision of the Common Areas, if any, within the Property.

1.02  "By-law" shall mean and refer to the By-Laws of Robinson Crossing Homeowners Association, Inc., and as the same may be amended from time to time.

1.03  "Common Area" shall mean all real property (including the walking trails and improvements thereto), if any, owned by the Association for the common use and enjoyment of the Owners.

1.04  "Declarant" shall mean and refer to Pleasant Hill Land & Development Company, Inc., its related companies, specific successors and assigns as designated in a document placed on record in the Chancery County Clerk's Office of DeSoto County, which designates such successors and assigns as the party or parties succeeding to the rights of the Declarant hereunder.  For the purposes of Robinson Crossing First Addition and/or Shilo Famrs, Declarant refers to Bridgforth Properties, Inc.

1.05  "Lot" shall mean and refer to any plot of land designated for the development of a single-family residence as shown upon any plat recorded or to be recorded, subdividing the Property or any staged development.

1.06  "Owner" shall mean and refer to the record owner, whether one or more persons or entities, of a fee simple title to any Lot which is a part of the Property, including contract sellers, but excluding those having such interest merely as security for the performance of an obligation.

1.07  "Property" shall mean and refer to that certain real property hereinabove described, and such additions thereto as may herinafter be brought within the jurisdiction of the Association as herinafter provided.

1.08  "Subdivided" shall mean and refer to only portion of the Properties described in a plat of subdivision filed on record in the Chancery Clerk's  Office, DeSoto County, Mississippi.

1.09  "Design Review Guideline" (DRG) or "Design Review Process" shall mean the process each lot owner must complete prior to construction on any lot in the Subdivision.  The DRG may be modified or changed from time to time by the developer of by the Architectural Committee with written consent of the developer.  It shall be the responsibility of each lot owner to obtain and comply with the current versions of the Design Review Guideline and provide the same to subsequent purchasers.

1.10  "Architectural Committee" or "Design Review Committee" shall mean and refer to the individual or individuals appointed to review and approve any and all construction activities on any lot in the Subdivision.

Article 2:  Property Rights

2.01  Owner's Easement of Enjoyment.  Every owner shall have a right and easement of ingress and egress and enjoyment in and to the Common Area, if any, which shall be appurtenant to and shall pass with the title to every Lot, subject to the following provisions:

        a.  The right of the Association to charge reasonable fees for the maintenance, repair or reconstruction upon the Common Area, if any, which the Association may acquire,

        b.  The Common Area, if any, cannot be mortgaged or conveyed without the consent of at least two-thirds (2/3) of the Lot Owners and approval of the DeSoto County Planning Commission.  If acquired, such Common Areas shall be free and clear of all encumbrances,

        c.  The right of the Association to adopt rules and regulations for the benefit of the Owners respecting use of the Common Area.

Article 3:  Membership and Voting Rights

3.01  Every Owner of a Lot shall automatically be a member of the Association.  Membership shall be appurtenant to and may not be separated from ownership of any Lot.  Ownership of such Lot shall be the sole qualification for membership.  There shall be one Homeowners Association for all phases of Robinson Crossing.

3.02  The Association shall have two (2) Classes of voting memberships:

         a.  Class A:  Class A members shall be all Owners with the exception of the Declarant and shall be entitle to one (1) vote for each Lot owned.  When more than one (1) person holds as interest in any Lot, all such persons shall be members.  The vote for such Lot shall be exercised as they among themselves determine, but in no event shall more than one (1) vote be cast with respect to any Lot.

         b.  Class B:  The Class B member shall be the Declarant and shall be entitled to five (5) votes for each Lot owned.  The Class B membership shall cease and become converted to a Class A membership on the happening of either of the following events, whichever occurs earlier:

              (1) 95% of the lots are deeded to homeowners or December 31, 2030, whichever occurs first.

3.03  No individual or legal entity holding title to a Lot as security for any debt or obligation shall be considered as owner of such Lot, and such individual or entity shall not be entitled to membership in the Association or to cast a vote on any question or matter affecting the administration of the Association, except as otherwise provided herein.

3.04  At every meeting of the Owners, each of the Owners shall have the right to cast his vote on each question.  The vote of the Owners representing fifty-one percent (51%) majority of the total votes cast with respect to any question, in person or by proxy, shall decide any question brought before such meeting, unless the question is one upon which, by express provisions of the stature or the Corporate Charter, or this Declaration, or the by-laws, a different vote is required, in which case such express provisions shall govern and control.

Article 4:  Covenant for Maintenance Assessments

4.01  Creation of the Lien and Personal Obligation of Assessments:  The Declarant, for each Lot owned within the Property, hereby covenants, and each owner of any Lot by acceptance or a deed therefor, whether or not it shall be so expressed in such deed, and except as hereinafter provided, is deemed to covenant and agree to pay to the Association: 1) annual assessments or charges, and 2) special assessments for capital improvements, such assessments to be established and collected as hereinafter provided.  The annual and special assessments, together with interest, costs and reasonable attorney's fees, shall be a charge on the land and shall be a continuing lien upon the property against which each such assessment is made.  EAch such assessment, together with interest, costs and reasonalbe attorney's fees, shall also be the personal obligation of the person who was the Owner of such property at the tme when the assessment fell due.  Lots owned by the Declarant, its assigns, for sale and for so long as said property remains unoccupied, are excluded from the payment of assessments.

4.02  Purpose of Assessments:  The assessments levied by the Association shall be used exclusively to promote the health, safety and welfare of the residents in the Property, and (or the improvement, periodic maintenance, repair and replacement of improvements to the Common Areas, if any, and any reserves necessary and proper for such purposes.)

4.03  Maximum Annual Assessment:  Until January 1st or the year immediately following the recording of this Declaration in the DeSoto County, Mississippi Chancery Court Clerk's Office, the maximum annual assessment for Class A Owners shall be $1,200.00 per Lot.

     a.  From and after January 1st, or the year immediately following said recording, the maximum annual assessment may be increased each year by not more than ten percent (10%) above the maximum assessment for the previous year without a vote of each class or the membership.

     b.  From and after January 1st of the year immediately following the said recordation, the maximum annual assessment may be increased above ten percent (10%) by a vote of two-thirds (2/3) of each class or members who are voting in person or by proxy, at a meeting duly called for this Purpose.

     c.  The Board of Directors may fix the annual assessment at an amount not in excess of the maximum.

4.04  Special Assessments for Capital Improvements:  In addition to the annual assessments authorized above, the Association may levy, in any assessment year, a special assessment applicable to that year only for the purpose of defraying, in whole or in part, the cost of any construction, reconstruction, repair or replacement of a capital improvement upon the Common Areas, if any including fixtures and personal property related thereto, provided that any such assessment shall have the assent of two-thirds (2/3rds) of the votes of each class of members who are voting in person or by proxy at a meeting duly called for this Purpose.

4.05  Notice and Quorums for Any Action Authorized Under Section 4.03 and 4.04:  Written notice of any meeting called for the purpose of taking action authorized under Sections 4.03 or 4.04 shall be sent to all members not more than ten (10) days nor less than sixty (60) days in advance of the meeting.  At the first such meeting called, the presence or members or of proxies entitled to cast sixty percent (60%) of all the votes of either class of membership shall constitute a quorum.  If the quorum is not presnet, another meeting may be called subject to the same notice requirement, and the required quorum at the subsequent meeting shall be one half (1/2) of the required quorum the preceding meeting.  No such subsequent meeting shall be held more than sixty (60) days following the preceding meeting.

4.06  Uniform Rate of Assessment:  Both annual and special assessments must be fixed at a uniform rate for all Lots and may be collected on a monthly or annual basis.

4.07  Date of Commencement or Annual Assessments Due Date:  The annual assessments provided for herein shall commence as to each Lot commencing on the day an Owner accepts a deed therefor, unless provided in Section 4.01.  The Board of Directors shall fix the amount of the annual assessment against each Lot at least thirty (30)days in advance of each annual assessment period.  The due dates shall be established by the Board of Directors.  The Association shall, upon demand, and for a reasonable charge, furnish a certificate signed by an officer of the Association setting forth whether the assessments on a specified Lot have been paid.  A properly executed certificate of the Association as to the status of assessments of a Lot is binding upon the Association as the date of its issuance.

4.08  Effect of Nonpayment of Assessments- Remedies of the Association:  Any assessments which are not paid when due shall be delinquent.  If the assessment is not paid within thirty (30) days after the due date, the assessment shall bear interest from the due date at any rate set by the Association, not to exceed the maximum interest permitted under Mississippi Law.  The Association may bring in action at law against the Owner to collect the assessment or foreclose the lien against the property and the interest; costs and reasonable attorney's fees for the assessments provided for herein by non-use and Common Area, if any, or abandonment of his Lot.  The Owner of a Lot on which there are delinquent assessments shall not be permitted to participate or vote in any meeting of the Association.  Mortgages are not required to collect assessments.  Further, failure to pay assessments shall not constitute a default under an insured mortgage.

4.09  Subordination of the Lien to Mortgages:  The lien of assessments provided for herein shall be subordinate to the lien of any first mortgage.  Sale or transfer of any Lot shall not affect the assessment of the lien.  However, the sale or transfer of any Lot pursuant to mortgage foreclosure or any proceeding in lieu thereof, shall extinguish the lien or such assessments as to payments which became due prior to such sale or transfer.  No sale or transfer shall relieve such Lot from liability for any assessment thereafter becoming due or from the lien thereof.

Article 5:  Covenants and Restrictions for Building Improvements

An Architectural Committee is hereby established for all lots and parcels within the Property.  The initial Committee shall consist of the designees of the Declarant.  These individuals shall serve for a period of three (3) years unless they resign from the Committee by written notice to the Declarant or Board of Directors of the Association.  Upon the expiration of three (3) years from the date hereof, or the earlier resignation of the above-referenced designees, the Board of Directors of the Association shall then appoint the unfilled positions on the Architectural Committee, which shall be composed of one (1) or more individual Lot Owner(s).  The affirmative vote of the majority of the membership of the Architectural Committee shall be required to adopt or promulgate any rule or regulation, or to make any findings, determinations, ruling or order, or to issue any permanent authorization or approval pursuant to directive or authorizations contained herein.  The Architectural Committee shall adopt Design Review Guidelines to govern construction activities within the Subdivision.

5.01  Approval Necessary, Rules of Committee and Remedies for Violation:  With the exception of improvements made by the Declarant, no structure of any kind or nature or any fence or barrier shall be commenced, erected, placed, moved onto, or permitted to remain on any of the Lots within the Property, nor shall any existing structure, fence, or barrier upon any Lot be painted or altered in any way which materially changes the exterior appearance thereof, without the written consent of the Architectural Committee nor shall any new use be commenced on any Lot unless plans and specifications (including a description of any proposed new use) shall have been submitted to and approved in writing by the Architectural Committee.  Such plans and specifications shall be in such form and shall contain such information as may be required by the Architectural Committee, but in any event shall include:

       a.  A site plan of the Lot and Architectural Plan showing the nature, exterior, color scheme, kind, shape, height, materials, and location with respect to the proposed structure to be constructed upon said Lot (including proposed front, rear and side setback) of all structures, fences or barriers, and location of all parking spaces and driveways on the Lot; it will be necessary to get approval from the Architectural Control Committee prior to changing the color scheme of the structure after it is purchased.

      b.  Grading, soil erosion prevention and landscaping plans for the particular Lot.

The Architectural Committee may promulgate the Design Review Guidelines and any rules governing the form and content of plans to be submitted for approval or requiring specific improvements on the Lots including, without limitation, the exterior lighting and planting, disapproval of the architectural styles or details or other matters which may be presented for approval.  Such rules and such statements of policy may be amended or revoked by the Architectural Committee at any time and no inclusion in or omission from or amendment of any such rule or statement shall be deemed to bind the Architectural Committee to approve or disapprove any feature or matter subject to approval or to waive the exercise of the Architectural Committee discretion as to any such matter, but no change in policy shall effect the finality of any approval granted prior to such change.  Approval for use on any Lot of any plans or specifications shall not be deemed a waiver or the Architectural Committee in its discretion to disapprove such plans or specifications of any features or elements included therein is such plan, specifications, features or elements are subsequently submitted for use on any other Lot.  Approval of any such plans and specifications relating to any Lot, however, shall be final as to that Lot and such approval may not be revoked or rescinded thereafter provided that the plans and specifications as approved in any condition attached to any such approval have been adhered to and complied with in regard to all structures, fences or barriers on and uses of the Lot in question.

In the event the Architectural Committee fails to approve or disapprove any plans and specifications as herein provided within thirty (30) days after submission thereof, the same shall be deemed to have been approved and submitted and no further action shall be required.

If any structure, fence, landscaping barrier shall be altered, erected, placed or maintained upon any Lot contained therein or any new use commenced on any Lot otherwise than in accordance with the DRG plans and specifications approved by the Architectural Committee as required herein, such alteration, erection, maintenance or use shall be deemed to have been undertaken in violation of the restrictions herein and without the approval required herein and upon written notice from the Architectural Committee any such structure, fence, landscaping barrier so altered, erected, placed or maintained upon any Lot, in violation hereof shall be removed or re-altered, and such use shall be terminated so as to extinguish such violation.

In fifteen (15) days after the notice of such violation, the owner or owners of the Lot upon which such violation exists shall not have taken reasonable steps towards the removal or termination of same, the Association by its officers or directors shall have the right through its agents and employees to enter upon said Lot and to take such steps as may be necessary to extinguish such violation and the costs thereof shall be a binding personal obligation of such owner as well as a lien upon the Lot in question upon the recording of such with the Chancery Clerk's Office in DeSoto County, Mississippi.

Upon completion of the construction or alteration or any structure in accordance with plans and specifications approved by the Architectural Committee, the Architectural Committee shall, upon written request of the Owner thereof, issue a certificate of compliance in a form suitable for recordation, identifying such structure and the Lot on which such structure is placed and stating that the plans and specifications, location of such structure and the use or structure complies therewith.  Preparation and recording of such certificate shall be at the expense of the owner or owner(s) of such Lot.  Any certificate shall be conclusive evidence that all structures on the section and the use or uses described therein comply with all the requirements as to which the Architectural Committee exercises my discretionary or interpretive powers.

The Architectural Committee may charge and collect a reasonable fee for the examination of any plans and specifications submitted for approval pursuant to these restrictions payable at the time such plans and specifications are so submitted.

Any agent or Declarant or the Architectural Committee may, at reasonable times, enter upon and inspect any Lot and any improvements thereon for the purposes of ascertaining whether the maintenance of such Lot and the maintenance, construction or alteration of structures thereon are in compliance with the provisions of these restrictions, and no such person shall be deemed to have committed a trespass or other wrongful act by reason of such entry or inspection.

The Association or any owner of any Lot contained within the Planned Development shall have the right to enforce by any proceeding at law or in equity all conditions, restrictions, covenants, reservations and easements herein or hereinafter contained or otherwise contained in any deed to any Lot in the Planned Development.  Failure by any Owner to enforce any of such proceedings shall in no event be deemed a waiver of the right to do so thereafter.

Article 6  Covenants and Restrictions for Use:

6.01  Residential use and subdivision of a lot:  No lot shall be used except for private residential purposes.  No Lot in the Planned Development shall be subdivided.

6.02  Prohibited Uses Nuisances: In order to provide for a congenial occupation of the homes within the Planned Development, and to provide for the protection of the values of the entire development, the use of the residences shall be in accordance with the following provisions:

    a.  Said Property is hereby restricted to residential dwellings:

       (1) R-20 Lots (containing approximately 20,000 square feet) (Areas 1,2,3, and 7)--- The minimum heated square feet of a one-story home will be 3,000 square feet.  The minimum square footage of a 1-1/2 or 2 story home will be 3,000 square feet and the first level of footprint will be a minimum of 1,800 square feet, exclusive of open porches, garages, and basements.

      (2) R-12 Lots (containing approximately 12,000 square feet) (Areas 5 and 6)--- The minimum heated square footage shall be 2,400 square feet.  The minimum square footage o f a 1-1/2 or 2-story home will be 2,400 square feet and the first level footprint will be a minimum of 1,800 square feet, exclusive of open porches, garages and basements.

      All buildings or structures erected upon said Property shall be of new construction, and no buildings or structures shall be moved from their locations onto said Property, and no subsequent buildings or structures of a temporary character, trailer, basement, tent, shack, garages, barn or other out building shall be used on any portion of said Property at any time as a residence either temporarily or permanently.

6.03  Prohibited Uses Nuisances, General:    

        a.  Each Lot shall be conveyed as a separately designed and legally described freehold estate subject to the terms, conditions and provisions hereof and all easements, restrictions and covenants of record in the Chancery Clerk's Office, DeSoto County, Mississippi.

        b.  Notwithstanding any provisions herein contained to the contrary, it shall be expressly permissible for Declarant to maintain, during the period or the sale of said Lots, upon such portion or the premises as Declarant deems necessary, such facilities, as in the sole opinion of the Declarant, may be reasonably required, convenient or incidental to the sale of said Lots, but without limitation, a business office, storage area, construction yard, signs, model units and sales office.

        c.  No advertising signage, billboards, unsightly objects or nuisances shall be erected, placed or permitted to remain on said Property, nor shall said Property be used in any way or for any purpose which may endanger the health or unreasonably disturb the Owner or any Lot or any resident thereof.  No business activity of any kind whatever shall be conducted in any building or in any portion of said Property; provided, however, the foregoing covenants shall not apply to the business activities, signs and billboards or the construction, sales or maintenance of any home or building, if any, of Declarant, its agents and assigns during the development and sales period of Lots in the Planned Development.

        d.  All equipment, garbage cans, service yards, woodpiles or storage piles shall be kept screened by adequate planting or fencing so as to conceal them from view of adjoining landowners or neighboring streets.  All rubbish, trash, or garbage shall be regularly removed from the premises and shall not be allowed to accumulate thereon.

       e.  No exterior television, radio, or other antenna of any sort or any window air conditioning units shall be placed, allowed or maintained upon any portion upon the Property nor upon any structure situated upon Property without prior written approval and the authorization of the Architectural Committee.

       f.  Grass, weeds, vegetation and debris on each Lot shall be kept mowed and cleared at regular intervals by the Owner thereof so as to maintain the same in a neat and attractive manner.  Trees, shrubs, vines, debris and plants which die shall be promptly removed from such Lots.  Until a structure is constructed by an Owner, Declarant, at its option and its discretion, may mow and have dead trees siltation, and debris removed from such Lots, Common Area, and the Owner of such Lot shall be obligated to reimburse Declarant for the cost of such work should he refuse or neglect to comply with the terms of this paragraph.

      g.  No obnoxious or offensive trade of activity shall be carried on upon any Lot in this Planned Development nor shall anything be done thereon which may be or become an annoyance or nuisance to the Planned Development or other Lot owners.

      h.  No building material of any kind or character shall be placed or stored upon any of said Lots until the Owner is ready to commence improvements.  Building materials shall not be placed or stored in the Common Area, or street or between the curb and property lines.

      i.  There shall be no violation of any rules which may from time to time by adopted by the Board of Directors and promulgated among the membership by them in writing, and the Board of Directors is hereby and elsewhere in the by-laws authorized to adopt such rules.

     j.  No recreational vehicle (RV or motor home, ATV), boat, or any type trailer may be parked or stored on any Lot unless same is in a garage.  All passenger automobiles shall be parked either on the driveway or in a garage.  No more than four (4) automobiles per lot.  No semi-truck or truck whose capacity exceeds one (1) ton or non-type trailer or flat bed trailer may be parked on any residential Lot or in the Common Areas, streets or open spaces.

     k.  No motor vehicle or any other vehicle, including, but not limited to, a boat, motor and boat trailer, lawn mower, tractor, etc., may be stored on any Lot for the purpose or repair of same; no A-frame or motor mount may be placed on any Lot nor shall any disabled or inoperable vehicle be store on any Lot.

     l.  No storage building, shed, or other out building shall be allowed upon any Lot, unless approved by the Architectural Committee.

    m.  No chain link fences shall be allowed on any Lot.  Wooden or ornamental iron fences will be allowed upon approval of the Architectural Review Committee.

    n.  No car, truck, van, trailer, boat, recreational or commercial type vehicle shall be stored or parked on any lot, unless in a closed garage, nor parked on the streets serving the subdivision, unless engaged in transporting to or from a residence in the subdivision.

    o.  No motorized vehicles in common area other than maintenance vehicles. Ex: 4-wheelers, motorcycles, go carts, etc.  This will be considered trespassing, and violators will be prosecuted.

    p.  NO animals, livestock or poultry of any kind shall be raised, bred or kept on any of said lots, except that dogs, cats or other generally recognized domestic animals may be kept, provided that they are not kept, bred, or maintained for any commercial purpose.  The number of animals shall be limited to 3 animals.  In all instances, household pets shall be restrained withing fenced areas or under leash.

   q.  All signs, billboards, or advertising structures of any kind are prohibited except for two (2) professional signs of not more than ten (10) square feet to advertise a lot for sale or lease during a sales period and except for signs, billboards, or advertising structure erected by or on behalf of Developer, during the development and sales period of the Developer's property and unsold Lots.  No sign is permitted to be nailed or attached to trees.  All signs to be approved by the Architectural Committee or DeSoto County.

   r.  Garage/yard sales are not permitted without a permit from the Homeowners Associaition.

   s.  All mailboxes (numerals thereon) and the supports and encasements therefore within the subdivision are to be identical in design and will be selected by the Developer.  No decorations except for holiday themes may be affixed or adhered.

   t.  Once a lot is sold by Developer, the owner there shall be required to construct sidewalks thereon as required by any County or Municipality or other governing authority.  Should a lot owner not have installed the required sidewalk(s) for that lot within eighteen (18) months or the date of the recording of this plat, the lot owner will escrow with the City of County, whichever applies, such sum as is required by the City of County, whichever applies to ensure the future construction of the sidewalk to the extent that Developer shall be relieved of the obligation.  Should the lot owner refuse to do so, then Developer shall have the right to file a lien on the property or sue for the cost of the sidewalk.

   u.  All driveways are to be of washed aggregate.

   v.  Swimming pools and/or hot tubs/spas and their accessory structures shall be installed in accordance with the ordinances and regulations of the  City or County, whichever applies and are subject to review and approval of the  Architectural Review Committee. No above ground swimming pools shall be permitted.

  w.  All equipment, garbage cans, service yards, mechanical equipment, swimming pool pumps and filters, woodpiles or storage piles, shall be kept screened by adequate planting or fencing so as to conceal them from view of streets and neighbors.  All rubbish, trash, or garbage shall be regularly removed from the premises and shall not be allowed to accumulate thereon.

  x.  Developer will cause to be incorporated a non-profit homeowners association to which every party purchasing a lot, whether the original purchaser or not, will be deemed to have agreed to belong.  There shall be one homeowners association for all phases of Robinson Crossing.

Article 7       Insurance:

The Association shall keep all insurable improvements and fixtures of the  Common Area, if any, insured against loss or damage by fire or other casualty for the full insurance replacement cost thereof, and may obtain insurance against such other hazards and casualties as the Association may deem desirable, including a policy of general liability insurance and directors and officers insurance.  The Association may also insure any other property, whether real or personal, owned or maintained by the Association, against loss or damage by fire and such other hazards as the Association may deem desirable, with the Association as the owner and beneficiary of such insurance.  The insurance coverage with respect to the Common Area, if any, shall be written in the name of and the proceeds thereof shall be payable to the Association.  Insurance proceeds shall be used by the Association for the repair or replacement of the property for which the insurance was carried.

     a.  In the event of damage to or destruction of any part of the Common Area Improvements, if any, the Association shall repair or replace the same from the insurance proceeds available.  If such insurance proceeds are insufficient to cover the costs or repair or replacement of the property damaged or destroyed, the Association may make a Special Assessment against Lot Owners to cover the additional cost of repair or replacement of the property damaged or destroyed.

     b.  All insurance policies shall be reviewed at least annually by the Board of Directors in order to ascertain whether coverage contained in the policies is sufficient to project the Owner and to make any necessary repairs or replacement of the property which may have been damaged or destroyed.

Article 8     Liability

Absolute liability shall not be imposed upon Owners for damage to the Common Areas, if any or to the Lots, including improvements, of others where maintained by the Association, whether caused by themselves, their families, guest or invitees.  Their liability shall only be that for which they would be legally responsible under the law of the State of Mississippi.

Article 9   General Provisions

9.01  Enforcement:  The Declarant, the Association, the Architectural Committee, or any Owner shall have the right to enforce, by any proceeding at law or in equity, all restrictions, conditions, covenants, reservations, liens and charges now or hereafter imposed by the provisions of this Declaration. Failure by the Declarant or the Association or by any Owner to enforce any covenant or restriction herein contained shall in no event be deemed a waiver of the right to do so thereafter.

9.02  Severability:  Invalidation of any of these covenants or restrictions by judgement or court order shall in no way effect any other provisions which shall remain in full force and effect.

9.03  Amendment:  The covenants and restrictions of the Declaration shall run with and bind the land for a term of twenty (20) years from the date this Declaration is recorded, after which time they shall be automatically extended for successive periods of ten (10)years.  This Declaration may be amended by an instrument signed by not less than seventy-five percent (75%) of the Lot Owners and Declarant.  Any amendment must be recorded to be effective.

       NOTWITHSTANDING ANYTHING HEREIN CONTAINED TO THE CONTRARY, THE DECLARANT RESERVES THE RIGHT FOR A PERIOD OF FIVE (5) YEARS FROM THE DATE HEREOF TO UNILATERALLY AMEND THIS DECLARATION IN WHOLE OR IN PART TO CONFORM THIS DECLARATION TO THE REQUIREMENTS OF ANY GOVERNMENTAL AGENCY, FEDERAL, STATE OR LOCAL, AND FOR THE REQUIREMENTS OF ANY MORTGAGE LENDER, OR IF IN THE SOLE OPINION OF THE DECLARANT AN AMENDMENT IS REQUIRED TO INSURE THE ORDERLY DEVELOPMENT OF THE PROPERTY.  ANY AMENDMENT OF THESE COVENANTS AND RESTRICTIONS BY EITHER THE DECLARANT, THE ASSOCIATION, OR ANY OWNER MUST FIRST BE APPROVED BY THE DESOSO COUNTY PLANNING DEPARTMENT/COMMISSION.

9.04  Easements:  The Declarant reserves and the Association shall be bound to convey to Declarant, or its designees, any easement requested by the Declarant for the construction, development and maintenance of any sign, amenity, or any portion of the Property, or proposed Common Areas, if any. Furthermore, if ingress or egress to any residence is through the Common Area, if any, any conveyance or encumbrance or such area is subject to that Lot Owner's easement or rights or ingress and egress.

9.05  Declarant's Reservation of Rights respecting Use of the Properties:  The Declarant shall not be obligated to improve, develop, or subdivide any part of the Properties in any specific manner or time or for any specific use,  The  Declarant, reserving unto itself, its heirs or assigns, all rights and privileges with respect to any portion of the Properties which it owns.

 

Declarant may delete from the operation of this Declaration any portion of the Properties owned by Declarant and not subdivided, or any portion or the properties owned by Declarant and within the boundaries of a recorded subdivision plat, provided that no Lots within such recorded subdivision plat have been conveyed by Declarant by warranty deed.

 

 

 

Phase III Available Lots:                                  MINIMUM 3000' HEATED

 

                                               

Lot #125--$57,000.                                                         Lot #151--$46,500.

Lot #126--$57,000.                                                         Lot #152--$46,500.

Lot #127--$57,000.                                                        

Lot #167--$57,000.                                                        

Lot #168--$57,000.                                                         Lot #156--$46,500.

Lot #169--$57,000.                                                         Lot #157--$46,500.

                                                                                                Lot #158--$46,500.

Lot #172--$57,000                                                          Lot #160-$46,500.

Lot #173-$57,000.

                                                                                               

 

***Restrictive Covenants***

Residential Use and Subdivision of a Lot:  No Lot shall be used except for private residential purposes.  No Lot in the Planned Development shall be subdivided.

Prohibited Uses Nuisances:  In order to provide for a congenial occupation of the homes within the Planned Development, and to provide for the protection of the values of the entire development, the use of the residences shall be in accordance with the following provisions:

  a.  Said Property is hereby restricted to residential dwellings.

     (1) R-20 Lots (Containing Approximately 20,000 square feet) (Areas 1,2,3, and 7)--- The minimum heated square feet of a one-story home will be 3,000 square feet.  The minimum square footage of a 1- 1/2 or 2 story home will be 3,000 square feet and the first level of footprint will be a minimum of 1,800 square feet, exclusive of open porches, garages and basements.

    (2) R-12 Lots (Containing Approximately 12,000 square feet) (Areas 5 and 6)--- The minimum heated square footage shall be 3,000 square feet.  The minimum square footage of a 1-1/2 or 2 story home will be 3,000 square feet and the first level footprint will be a minimum of 1,800 square feet, exclusive of open porches, garages and basements.

     All buildings or structures erected upon said Property shall be of new construction and no buildings or structures shall be moved from their locations onto said Property, and no subsequent buildings or structures of a temporary character, trailer, basement, tent, shack, garages, barn or other out building shall be used on any portion of said Property at any time as a residence either temporarily or permanently.

 

Prohibited Uses Nuisances, General:

 

  a.  Each Lot shall be conveyed as a separately designed and legally described freehold estate subject to the terms, conditions and provisions hereof and all easements, restrictions and covenants of record in the Chancery Clerk's Office, DeSoto County, Mississippi.

  b.  Notwithstanding any provisions herein contained to the contrary, it shall be expressly permissible for Declarant to maintain, during the period or the sale of said Lots, upon such portion or the premises as Declarant deems necessary, such facilities, as in the sole opinion of the Declarant, may be reasonably required, convenient or incidental to the sale of said Lots, but without limitation, a business office, storage area, construction yard, signs, model units and sales office

  c.  No advertising signage, billboards, unsightly objects or nuisances shall be erected, placed or permitted to remain on said Property, nor shall said Property be used in any way of for any purpose which may endanger the health or unreasonably disturb the Owner or any Lot or any resident thereof.  No business activity of any kind whatever shall be conducted in any building or in any portion of said Property; provided, however, the foregoing covenants shall not apply to the business activities, signs and billboards or the construction, sales or maintenance of any home or building, if any, of Declarant, its agents and assigns during the development and sales period of Lots in the Planned Development.

  d.  All equipment, garbage cans, service yards, woodpiles or storage piles shall be kept screened by adequate planting or fencing so as to conceal them from view of adjoining landowners or neighboring streets.  All rubbish, trash, or garbage shall be regularly removed from the premises and shall not be allowed to accumulate thereon.

  e.  No exterior television, radio, or other antenna of any sort or any window air conditioning units shall be placed, allowed or maintained upon any portion upon the Property nor upon any structure situated upon Property without prior written approval and the authorization of the Architectural Committee.

  f.  Grass, weeds, vegetation and debris on each Lot shall be kept mowed and cleared at regular intervals by the Owner thereof so as to maintain the same in a neat and attractive manner.  Trees, shrubs, vines, debris and plants which die shall be promptly removed from such Lots.  Until a structure is constructed by an Owner, Declarant, at its option and its discretion, may mow and have dead trees siltation, and debris removed from such Lots, Common Area, and the Owner of such Lot shall be obligated to reimburse Declarant for the costof such work should he refuse or neglect to comply with the terms of this paragraph.

  g.  No obnoxious or offensive trade of activity shall be carried on upon any Lot in this Planned Development nor shall anything be done thereon which may be or become an annoyance or nuisance to the Planned Development or other Lot owners.

  h.  No building material of any kind or character shall be placed or stored upon any of said Lots until the Owner is ready to commence improvements.  Building materials shall not be placed or stored in the Common Area, or street or between the curb and property lines.

  i.  There shall be no violation of any rules which may from time to time by adopted by the Board of Directors and promulgated among the membership by them in writing, and the Board of Directors is hereby and elsewhere in the by-laws authorized to adopt such rules.

  j.  No recreational vehicle (RV or motor home, ATV), boat, or any type trailer may be parked or stored on any Lot unless same is in a garage.  All passenger automobiles shall be parked either on the driveway or in a garage.  No more than four (4) automobiles per lot.  No semi-truck or truck whose capacity exceeds one (1) ton or non-type trailer or flat bed trailer may be parked on any residential Lot or in the Common Areas, streets or open spaces.

  k.  No motor vehicle or any other vehicle, including, but not limited to, a boat, motor and boat trailer, lawn mower, tractor, etc., may be stored on any Lot for the purpose of repair of same; no A-frame or motor mount may be placed on any Lot nor shall any disabled or inoperable vehicle be stored on any Lot.

  l.  No storage building, shed, or other out building shall be allowed upon any Lot, unless approved by the Architectural Committee.

  m.  No chain linke fences shall be allowed on any Lot.  Wooden or ornamental iron fences will be allowed upon approval of the Architectural Review Committee.

  n.  No car, truck, van, trailer, boat, recreational or commercial type vehicle shall be stored or parked on any lot, unless in a closed garage, nor parked on the streets serving the subdivision, unless engaged in transporting to or from a residence in the subdivision.

  o.  No motorized vehicles in common area other than maintenance vehicles.  Ex: 4-wheelers, motorcycles, go carts, etc.  This will be considered trespassing, and violators will be prosecuted.

  p.  NO animals, livestock or poultry of any kind shall be raised, bred or kept on any of said lots, except that dogs, cats or other generally recognized domestic animals may be kept, provided that they are not kept, bred, or maintained for any commercial purpose.  The number of animals shall be limited to 3 animals.  In all instances, household pets shall be restrained within fenced areas or under leash.

  q.  All signs, billboards, or advertising structures of any kind are prohibited except for two (2) professional signs of not more than ten (10) square feet to advertise a lot for sale or lease during a sales period and except for signs, billboards, or advertising structure erected by or on behalf of Developer, during the development and sales period of the Developer's property and unsold Lots.  No sign is permitted to be nailed or attached to trees.  All signs to be approved by the Architectural Committee or DeSoto County.

  r.  Garage/yard sales are not permitted without a permit from the Homeowners Association.

  s.  All mailboxes (numerals thereon) and the supports and encasements therefore within the subdivision are to be identical in design and will be selected by the Developer.  No decorations except for holiday themes may be affixed or adhered.

  t.  Once a lot is sold by Developer, the owner there shall be required to construct sidewalks thereon as required by any county or Municipality or other governing authority.  Should a lot owner not have installed the required sidewalk(s) for that lot within eighteen (18) months of the date or the recording of this plat, the lot owner will escrow with the City of County, whichever applies, such sum as is required by the City or County, whichever applies to ensure the future construction of the sidewalk to the extent that Developer shall be relieved of the obligation.  Should the lot owner refuse to do so, then Developer shall have the right to file a lien on the property of sue for the cost of the sidewalk.

  u.  All driveways are to be of washed aggregate.

  v.  Swimming pools and/or hot tubs/spas and their accessory structures shall be installed in accordance with the ordinances and regulations of the City or County, whichever applies and are subject to review and approval of the Architectural Review Committee.  No above ground swimming pools shall be permitted.

  w.  All equipment, garbage cans, service yards, mechanical equipment, swimming pool pumps and filters, woodpiles of storage piles, shall be kept screened by adequate planting or fencing so as to conceal them from view of streets and neighbors.  All rubbish, trash or garbage shall be regularly removed from the premises and shall not be allowed to accumulate thereon.

 

  x. Developer will cause to be incorporated a non-profit homeowners association to which every party purchasing a lot, whether the original purchaser or not, will be deemed to have agreed to belong.  There shall be one homeowners association for all phases of Robinson Crossing.

 

2017  Bridgforth Realty