The Architectural Review Board recommends phased documents to be submitted, including site analysis, preliminary and construction drawings. This is done to avoid unnecessary expense or time delays on behalf of the owner. Should a project be disapproved, the ARB will work with the Architect to resolve the issues that have produced the disapproval.
All documents (whether site analysis, preliminary or construction documents) must be submitted along with a completed application form (see Section 6.)
Documents must be submitted at least fourteen (14) days prior to a scheduled ARB meeting to allow enough time for thorough review. Plan size and scale shall be 1/8” = 1’0” for the site and 1/4 “= 1’0” for the building, unless the size of the house is such that another scale is necessary.
In the future, documents will be in electronic as well as hard copy. Penciled in comments will not be
considered in the review process. Documents must be submitted to the ARB along with the appropriate application fees. A full schedule of applicable fees is included in Section 5.
Site Analysis: This review will help the Architect and the owner prepare a thoughtful design, taking into account the impact of the building on the environment.
The First Submission should include:
Tree and Topographical Survey: The owner will provide a Topographical Survey prepared by a licensed land surveyor showing the location, size, and species of all trees over 6” in diameter at chest height and noteworthy small flowering trees and shrubs. Include property lines of the lot and all adjacent lots, easements, and contour lines at one-foot intervals.
Indicate wetlands and any other prominent natural features. The survey should extend as far into the adjacent areas as necessary in order to assure the designer of careful attention to all environmental issues.
Site Plan: The purpose of the Site Plan is to diagrammatically indicate the general functional layout and massing of everything to go on the lot. The Site Plan should include location of the home, significant trees, visual screening, drainage, identification of views and vistas, impact on adjacent homes, public areas and driveways, site access, utility locations and areas providing maximum privacy from neighboring houses and lots.
Following Site Analysis approval, the Owner or Architect should present to the ARB schematic designs of buildings and grounds, which may include dimensioned drawings, models and perspectives most appropriate for preliminary submittal. Initial indications about materials and colors will be helpful. Regardless of the form of presentation used, all submissions must contain the following: Schematic Landscape and Site Plan at a scale of 1:10 or larger showing the location of the house, driveway and walks, drainage plan, proposed landscaping concepts, service yard, VAC units, electric meters, propane tanks and the like, trees to be removed and visual screening plan responsive to Section 4. Floor Plans, Elevations, and Sections showing the relationship of forms and spaces, interior and exterior, to the site and landscaping.
This type of submission demands the greatest level of detail on the part of the applicant or the design professional.
Construction Documents will include the following:
Site Plan at 1/8” Equals 1’0” Scale Showing:
Footprint of any adjacent homes
Topographical one foot contours and lot corner and center spot elevations of the original grade surveyed by a licensed land surveyor, and showing his seal.
Location and type of trees over 6” in diameter measure 4 ft. above existing grade, indicating which are to be removed.
Property lines, concrete monuments and building setback lines..
Outside face of all vertical construction, including but not limited to the building, porches, decks, service yards, fences dimensioned perpendicular to the property line at the closest point.
Roof plan accurately showing the extent of overhang from the outside face of the exterior walls of a building including roofs for covered decks, screened pools, etc.
Major features on adjacent properties within 25 feet of the property line including roads, paths, marshes, lagoons, swales, culverts, golf courses, Coastal Council lines, vertical construction of buildings, decks, patios, driveways, pools, etc.
All proposed horizontal construction including driveways, parking areas, paths, walkways, pools, patios, etc.
Grading and drainage plan indicating all planned changes from existing grade with 1’0” contour lines, tree protection, culverts and swales with flow direction.
Location of service court, mechanical equipment and pool equipment.
First floor elevation, cart house, finish floor elevation, terraces, patios and deck elevations indicated above Mean Sea Level.
Location of closed loop water source heat pump bored holes (if to be included)
will include the following:
Fully dimensioned floor plan including decks, terraces, porches, pools and patios, etc. at a scale of 1/4 “= 1’0”.
Computation of heated floor space for each floor and total heated area. Exterior elevation drawings: all sides at a scale of 1/4 “= 1’0” (a nonrectangular house may require more than four elevations, or a study model).
Indication of treatment of building from finished grade to roof.
Indication of existing and finished grade on elevations.
Typical construction details, wall section, corner detail, privacy fence/wall detail, service court fence/wall detail, chimney cap detail, entry step and handrail detail and all other details necessary to explain the materials and finishes to be used on the exterior of the building.
Exterior Colors and Materials
Samples of the exterior color/finish of all materials proposed for the building and site including siding, band-boards, fascia, trim, chimney brick, roof, columns, railings, supports, porches, patios, decks, walkways, driveways, pools and planters. These color samples must be submitted on actual samples of materials proposed for use. The samples are most important to both the owner and the Board in evaluating the eventual appearance of the house, as color chips often vary greatly from actual applications.
The applicant must have the site surveyed and stakes and strings placed to indicate the location of the proposed vertical and horizontal construction. All concrete corner monuments shall be made visible. The sides and rear property lines shall be strung and shall remain strung until construction has been completed. All trees proposed to be removed shall be flagged in red with no other trees flagged (except a florescent green flagged bench mark).
After the Architectural Review Board has received all the required information, the project shall be reviewed in meetings as required. When the project is approved, the ARB will prepare a Bloody Point ARB Approval Agreement. Upon execution of this document, by the property owner and the ARB, a Bloody Point Certificate of Plan Acceptance will be issued within five (5) days, and should be prominently displayed at the site along with the Beaufort County Building Permit. Construction should be completed within one year of the date of issuance of the Bloody Point Certificate of Plan Acceptance. Failure to substantially complete the project within one year may result in need to file application.
NOTE: The Certificate of Plan Acceptance is not a “building permit”.
If the project is disapproved, a letter stating the reason for disapproval shall be sent to the applicant. Revised plans may be resubmitted resolving the reasons for disapproval or the applicant may appeal in accordance with the covenants and restrictions for Bloody Point
Landscape Plan Approved
Prepare to 1/8” = 1’0” scale on a copy or overlay of the site plan and Landscape plan showing the location bounds and sizes for all plant materials, mulches, planting beds, non-living ground covers, other miscellaneous landscape materials and irrigation. For all plant materials including trees, shrubs and ground covers, graphically depict each in a scale representation equal to mature plant and label each type using the botanical name for genus, species and variety. Provide a separate listing on the landscape plan, or detached, an associated plant symbol with specified plant size, in height, spread and container, botanical name, common name and quantity used. Landscape plans must be received three to four months before construction is scheduled to be completed. After the ARB has received all the required information, the landscape plan shall be reviewed. The ARB, in its sole judgment, will determine at final inspection of said landscape installation if the landscape plan design intent has been met. This holds particularly true for landscaping that is used for screening purposes.
The purpose of the on-site preconstruction conference is to bring the contractor into the process before construction begins, to explain the rules and regulations and make sure that plans for site access, construction fencing, drainage and grading, on-site storage of construction material, tree protection, impact on adjacent common property and the like are acceptable. This conference must be successfully completed prior to any clearing, site preparation, material deliveries, or beginning any construction work. Pre-Construction Conference Participants: The follow people should be at the review: ARB Representative Owner of lot and/or Architect Contractor The contractor must stake out the area as accurately as possible and identify the all trees in the final plans.
Post-construction Conference and Documents
No external changes to the approved project shall be allowed without submittal of request for design change to the ARB for approval. No work on such changes shall be performed until the ARB renders its decision on the proposed changes. Internal changes without any effect on the exterior of the building do not require approval. During the construction process, the ARB and/or its representatives shall visit the site to determine that work is proceeding in compliance with the approved plans
When the applicant has completed construction, s/he shall submit The Letter of Completion to the ARB Administrator (along with photographs), signed by the owner (or the owner’s agent) and the Builder, certifying that all construction has been completed in accordance with the plans approved by the ARB – including any Board approved changes. The ARB and/or its representatives will review the construction for compliance within fourteen (14) days after receiving said letter. Following the inspection, the certificate of construction acceptance will be reviewed.
If the Board determines that them improvements and landscaping are in accordance with the approved Bloody Point Plantation, Daufuskie Island, South Carolina Guidelines for Design and Construction 30 submissions, the ARB will issue a Certificate of Construction Acceptance.
The construction sign shall be removed at the time of issuance of the Certificate of Construction Acceptance. If the Board finds that the construction has not been completed in accordance with the approved documents, the Board will notify the applicant in writing, stating the reasons, for noncompliance. The applicant must then correct the deficiencies and resubmit a new letter of certification.