A. Plans, specifications, drawings, surveys, and other required information must be submitted to and receive approval from the AECD before any alteration of the property (including clearing, tree removal, grading, and the like) begins. Covenants, Article VIII states: “No Family Dwelling Unit, Public and Commercial Unit, garage, carport, playhouse, fence, wall, swimming pool, or other structure shall be commenced, erected, or maintained upon the Properties, nor shall any exterior addition to any existing structure or change or alteration therein, nor shall any landscaping or site work be done until complete final plans and specifications therefor showing the nature, kind, shape, height, materials, basic exterior finishes and colors, location and floor plan therefor, and showing front, side and rear elevations thereof, respectfully, in the name of the Builder and/or landscaper have been submitted to and approved by the Company, its agents, successor or assigns as to harmony of exterior design and general quality with the standards of the Neighborhood Area and Big Canoe generally as to location in relation to surrounding structure and topography....”
1. Residential homes within Big Canoe have unique neighborhood guidelines. The respective neighborhoods are defined by Lot Number in Appendix I – Big Canoe Neighborhoods.
a. Unique neighborhood requirements are stipulated in Appendix J – Neighborhood Guidelines.
b. Specific exterior color limitations are set forth in Appendix K – Big Canoe Approved Exterior Colors.
c. Additional information regarding cluster homes is contained in Appendix L – Cluster Home Neighborhoods.
2. If submittal is approved in writing without limitation, construction may begin.
3. If submittal is not approved, the area(s) noted for correction must be re-submitted for approval before any construction of the property begins.
4. Structural soundness, durability, quality of construction, safety, functionality, as well as conformity to county and state building codes and regulations beyond the Covenants and these Standards are not the responsibility of the BCPOA, its employees, or agents.
5. Fees associated with building a residence in Big Canoe are contained in Appendix M – Fee Schedule.
B. Each submittal is reviewed on a case-by-case basis. Acceptance of one submittal does not create a precedent for other applications. AECD may deny any construction plan if the size, location, and/or aesthetics is/are not compatible with adjacent homes or the neighborhood. In addition, a house or addition should be placed, insofar as is possible, to respect the privacy and view corridors of neighbors.
C. Three sets of the Architectural Floor Plan with preliminary elevations of front, sides, and rear at a scale of 1⁄4” = 1’0” must be submitted, showing overall house dimensions, all exterior materials, windows, doors, decks, porches, and other structures.
1. The Title Block must note total square footage, Lot #, name of Property Owners, Residential Licensed Builder/Contractor, date of submittal, and scale of drawing.
2. Floor Plan must show all levels with accurate room dimensions and functional names.
3. Elevations of all sides of the house, showing floor-to-floor heights, roof pitches, building height, existing and proposed finished grades and exterior finish materials must be identified.
4. Details of all exterior architectural elements as intended to be built must be indicated.
D. There shall be no disturbance to the lot other than flagging and staking until the Property Owner/Builder receives AECD approval of Site Plan and architectural drawings.
1. Three (3) sets of the Site Plan, developed by a State of Georgia registered architect, civil engineer, or land surveyor, must be submitted to AECD for approval before any alteration of the property begins. AECD Manager may forego this licensure requirement on a case-by-case basis, taking into consideration the scope of the project and the experience and credentials of the individual(s) preparing the drawings for submission. All plans will be reviewed with strict adherence to these Standards.
2. The site plan must include the following:
a. Site Plan at 1” = 20’ or 30’ scale,
b. Elevations and Design Detail,
c. All property boundaries and required setbacks from those boundaries,
d. All state and county buffers identified,
e. Topographical survey (minimum two foot intervals),
f. House and garage location and orientation which, to the greatest possible extent, parallel contours of the land with minimal site disturbance as well as indicate finished floor elevations,
g. Setback requirements are as follows: Garages and carports (where allowed)-minimum 30’ from the edge of the road pavement, houses- minimum 40’ from the edge of the road pavement and all lots have a 10’ side line buffer which is to remain undisturbed. Sideline buffers do not apply is cluster home areas.
h. Driveways, walkways, and retaining wall locations,
i. Proposed grading and draining,
j. All erosion control measures,
k. Location of all existing structures on adjacent property,
l. Location of all special or irreplaceable natural features,
m. Clearing limits of construction activity, being a maximum of ten feet (10’) beyond the footprint of a building, three feet (3’) beyond the edge of approved driveway paving, and one foot (1’) beyond the edge of walkways,
n. Septic tank and drain fields identified. [Septic tank installations shall be approved by the appropriate county (Dawson or Pickens) prior to the start of construction and shall be inspected by the county health department before back filling of the tank(s) and drain field. All field lines shall be installed between trees to the greatest extent possible. No trees may be removed prior to AECD inspection and approval of the site. No trees may be removed for a view. Maximum allowable clearing width for installation of chamber systems is eight feet (8’).]
E. The Property Owner, Builder and AECD representative should agree upon the finished main floor and garage floor level elevation in relation to a designated street point and elevation. Architectural plan structure elevations must accurately reflect the approved elevation.
1. Lot corners must be accurately staked and property lines flagged. Footprints of structures (including limits of clearing), edges of driveways, parking pads, and walkways must be staked and outlined with ribbon in accordance with the location shown on the site plan.
2. The Builder must insure grading and construction accurately place the residence on the site, barring unforeseen impediments, within 6” of the agreed upon elevation.
3. The Property Owner and Builder are responsible for providing AECD with a foundation footer survey indicating the foundation footers location accurately match the approved Site Plan foundation location. The foundation footer survey should be performed after footers have been dug and corner stakes and string lines are in place. Approval of the foundation footer survey by AECD must be accomplished prior to construction commencement.
F. The Property Owners and Builder shall ensure that all articles relating to plan submittals are given to AECD for review and approval including any variance requests.
G. Enforcement of these Standards issued by the BCPOA BOD will be managed by AECD. When violations occur, the Property Owners/Builder(s) will be notified by AECD. If corrective actions are appropriate, the AECD will provide a maximum of 10 days for correction. If satisfactory correction is not achieved, the AECD will assess fines as stated in section V.H. Sub-sections 1-4 that follow delineate categories of these Standards.
1. Lot corners must be accurately staked and property lines flagged. Footprints of structures (including limits of clearing), edges of driveways, parking pads, and walkways must be staked and outlined with ribbon in accordance with the location shown on the site plan.
2. The Builder must insure grading and construction accurately place the residence on the site, barring unforeseen impediments, within 6” of the agreed upon elevation.
3. The Property Owner and Builder are responsible for providing AECD with a foundation footer survey indicating the foundation footers location accurately match the approved Site Plan foundation location. The foundation footer survey should be performed after footers have been dug and corner stakes and string lines are in place. Approval of the foundation footer survey by AECD must be accomplished prior to construction commencement.
H. Notice of an appeal of Class A or B violations shall be made in writing to the AECC via the AECD within 10 days of receipt of the written notice of the violation in accordance with Architectural and Environmental Control Standards. Further appeal of Class A or B violations may be made to the BCPOA BOD as set forth in BOD appeal procedures set forth in the BCPOA Rules and Regulations Section A. Rules and Regulations Pertaining to Property Owners, Tenants and Guests, Fining and Suspension Procedures (A.1.2).
1. Class “A” fines for Violations of G.1, G.2, G.3, or G.4 shall be assessed on a per Builder/Property Owner basis as follows:
a. First violation - $1,500
b. Second violation, or repeat of first violation - $3,000
c. Third violation will result in suspension of building privileges for ActiveBuilders.
d. For purposes of determining second and subsequent violations, a period of twelve (12) consecutive months dating from payment of the last fine assessed under the provisions of this rule will clear the record for any
Property Owner/ Builder. Following such twelve-month period, the next violation will be classified as a “first” violation.
e. Continuing violations that are not cured within the 10 days will be assessed a daily fine of $50 per calendar day beginning on the 11th day and continuing until the violation is corrected to the satisfaction of AECD.
This daily fine will be in addition to any one time fine assessed. In the event of a continuing violation, each day the violation occurs or occurs again constitutes a separate offense and fines may be imposed on a per
diem basis without further notice to the violator.
f. For violations of G.3 (moving in prior to approval of occupancy) Property Owners will be fined $3,000 for the first day of such unapproved occupancy, and $5,000 on the first day of each successive month of such
unapproved occupancy.
g. Notification of the fine assessment will be in writing from AECD to the Property Owner/ Builder of record.
2. Class “B” fines for Violation of G.4 shall be in accordance with BCPOA Rules and Regulations Section A. Rules and Regulations Pertaining to Property Owners, Tenants and Guests.
I. Site Preservation and Protection is paramount.
1. Prior to any physical disturbance of a site, special and/or irreplaceable natural features must be identified, marked, and provisions for their protection clearly established.
2. All appropriate and proper erosion control measures must be in place prior to any major disturbance of the forest floor. Silt fences must be installed prior to grading and properly maintained throughout construction until the forest floor has stabilized. Once stabilized, fences must be removed.
3. Damming or altering the course and/or flow of streams is prohibited.
4. All extra dirt must be removed or carefully stockpile that which will be needed for back filling. Excess dirt that cannot be safely handled on the site shall be removed and, if necessary, hauled back when needed. All dirt being stored on the property must be securely covered to prevent erosion problems. Dirt shall not be mounded around trees or shrubs that are to be saved.
5. Avoid damage to tree trunk or main rooting areas by construction site equipment. Limit construction site equipment access, material storage, chemical or cement rinsing and vehicle parking to non-tree areas. Avoid changes in soil levels over the rooting areas, changing water flow patterns, soil compacting, crushed roots and
mechanical damage to tree trunks, major branches and root collars.
6. Once initial grading is complete, all exposed soil shall be covered with straw in accordance with proper Best Management Practices.
7. No tree damage will be permitted prior to construction. Do not nail barriers to trees.
8. Prior to clearing of the site, the clearing limit shall be identified by marking trees with a visible ribbon/tape per the approved site plan. Specimen trees and shrubs shall be wrapped with orange tree save fence to ensure their protection and will be identified on the approved site plan.
9. Clearing limit flagging will be verified during the site location inspection.
10. Clearing limit markings shall be maintained until removal is approved by the AECD.
11. Avoid damage to tree trunk or main root areas by construction equipment.
12. No trees will be initially felled into the area beyond the clearing limits. Any work outside of the designated clearing limit must be approved by AECD.
J. Design Standards for New Single-Family Residences include the following.
1. Residential designs which respect and complement the natural Big Canoe aesthetic, the surroundings and climate of the North Georgia Piedmont and which address resource conservation are the most successful ones.
2. Standards for residential construction and detailing are contained in Appendix N – Residential Design, Construction, and Detailing.
K. Driveways and parking areas must comply with the following.
1. Promptly after grading is completed, the driveway must be graveled with a
minimum of six inches (6") of #3 or #4 stone, and cross drains and culverts must
be installed. Geotextile matting must be used under gravel on the driveway entries
for a distance of twenty feet (20') extended from roadway toward the house.
2. Driveways and parking pads may be only asphalt, colored concrete in black color
or Belgard Cambridge Cobble style pavers in Chattahoochee Blend color.
Asphalt or paving millings and similar materials are not allowed.
3. Property Owner(s) is solely responsible to achieve and maintain the color. To
maintain the black color, concrete requires frequent staining. Concrete color
samples are available for review at the AECD.
4. All driveways on a single property must be of the same material and color.
5. Driveway materials must be continuous from start to finish without the insertion
of other accent materials unless specified in Appendix I- Neighborhood
Guidelines.
6. Driveways requiring more than one curb cut are allowed in certain areas outlined
in Appendix I- Neighborhood Guidelines but are discouraged due to their
impact on the natural environment and drainage patterns.
7. Driveways interrupting drainage must use a minimum of twenty feet (20') of pipe
in accordance with the approved Site Plan and documentation from AECD.
8. Driveway grade must not exceed 25%.
9. Maximum driveway width is twelve feet (12'), and the maximum driveway flair at
the street is twenty feet (20').
10. Reflectors may be used at an entryway of the driveway. There can be a maximum
of one on each side of the driveway entrance, and the only approved color is red.
11. Effective April 10, 2023, a moratorium on concrete driveways has been
implemented. Should no changes to these Standards be made, this moratorium
will automatically end on November 30, 2023.
L. At some point in the life of a structure, Property Owners may elect to demolish a residence and rebuild or sell their property. Partial or total residential demolition within Big Canoe shall be accomplished in accordance with the following.
1. A written request for partial or complete demolition shall be submitted to AECD for approval, along with a Commencement Date and a Completion Date.
2. An AECD Permit, and a Pickens or Dawson County Permit are required prior to commencement of work. These permits must be posted on site, clearly visible from the roadway, in a weatherproof receptacle.
3. No trees or natural growth shall be removed unless approved by AECD. A Tree Protection Plan may be required. Protective fencing shall be erected around trees, natural growth, and other locations as directed by AECD.
4. Mesh fencing shall be installed along the perimeter of the demolition area for the duration of the project.
5. Contractors are to minimize air-borne dust by means of wetting down the area.
6. All debris shall be disposed of in appropriate receptacles on a daily basis and removed as required by these Standards.
7. If a partial demolition is proposed, drawings shall be submitted to clearly show the area(s) that will be demolished.
8. In the case of total demolition, all utilities shall be terminated at their entry onto the Property prior to demolition. Any buried pipes or propane tanks shall be removed.
9. The Property shall be restored to unimproved condition by means of grading and ground cover. No bare earth areas may remain. Grading shall not adversely affect neighboring properties, and proper drainage shall be established/maintained.
10. All clean-up must be completed within 15 days after the completion of demolition.
