Summary of Wyncrest Architectural Standards

This summary is not all to be construed as all the subdivision covenants and  restrictions but a summary for all who are considering Wyncrest as a place to build. 

A complete copy of the  covenants and architectural standards are available from the approved builders or developer in Wyncrest

The Architectural Committee for Wyncrest has established these “ Guidelines”  for specific types of construction and improvements on land subject to the Declaration,  and includes but not limited to any new residence , addition, exterior alteration, or change to an existing building with such changes to be compatible with the design character of the original building.  Any new detached structure (if permitted) shall be compatible with the existing structure.

1. Minimum Building Size

The minimum building square footages of the living area of residences in Wyncrest are to be found in the “Guidelines” of its Architectural Control Committee which are available from the Declarant and presently are:

• 1,800 square feet for a single story residence;
• 2,400 square feet in the aggregate for a multi story residence with no less than 1,200 square feet at the ground level.

As long as the economy allows the developer is predisposed to require higher than the minimum square footage requirements without relinquishing the right to allow those projects that meet the minimums.

All of these minimums exclude garages, basements, verandas and open porches and decks.

2. Garages and Driveways

No dwelling shall have less than a full size 3-car attached garage, unless otherwise approved by the Committee.  All garages must have drywall applied to all walls and ceilings with seams taped and be painted. All driveways must be concrete or an acceptable alternate, as approved by the Committee.  Extensions, widening, or re-routing of existing driveways must have the approval of the Committee prior to construction.  No asphalt driveways will be permitted.

(a)  Accessory Buildings

No mini barns, storage sheds, outbuildings, or similar structures, will be permitted in the subdivision. Accessory pool, hot tub/spa houses may be approved by the Committee as long as they have a roof and exterior color scheme similar to the main residence and the design is architecturally compatible with the residence. This decision is at the sole discretion of the ACC.

3.  Foundations

All dwellings shall have a crawl space or basement style foundation: No concrete slab or wood foundations are allowed.

Builder /owner acknowledge that a minimum bottom of footing elevation is shown on the recorded plat. This minimum elevation must be maintained and have the elevation certified by a firm selected by the Developer before Johnson County will do the county’s footing inspection.  This certification must be done BEFORE requesting county inspections and any placing of concrete. This inspection will only be required on the “Short wall “footings. Basement wall footings will not require the inspection and certification.   

4. Sump Pump Discharge 

All lots are to have a designated discharge location for the residences sump pump to outlet and discharge. This location will be provided by the developer or can be located on the approved construction plans on file with the Johnson County Planning Department. It is mandatory that any one constructing a residence in Wyncrest locate and discharge their sump pumps at this designated location.

5. Sidewalks

The owner/builder is responsible for providing all sidewalks on subject lot as shown on the submitted and approved plot plan.  Sidewalks shall be 4’ wide concrete with broom finish, tooled edges, and expansion joints placed against driveways and previously poured sidewalks.  Plans are available from the Committee upon request.

6. Roof Pitch and Shingles

The minimum roof pitch shall be 8/12 unless architectural design requires less and such design is approved by the Committee as part of the approval process.

All shingles must be a minimum 30 year warranty dimensional shingle and must be as approved by the committee during the application process.

All homes primary rooflines shall have overhangs and eaves on all sides. Dormers or other architectural details, if deemed to be architecturally enhancing by the committee may be excluded from the overhang requirement.

7. Exterior Appearance

All homes built in the subdivision shall consist of a MINIMUM exterior wall finish material of 80% brick, stone, EIFS (eg. Dryvit or Sto) or other masonry product, on ALL floors exclusive of windows, doors, porches, dormers, trim and gable areas.

All windows and frames must be of wood construction but may be covered with aluminum or vinyl cladding.

No aluminum or vinyl siding will be allowed on any dwelling. Gutter boards, belt boards ,soffits and porch ceilings and porch beams may be covered in aluminum.

8. Prohibition of Used Structures

All structures constructed or placed on any Lot shall be constructed with substantially all new materials, and no used structures shall be relocated or placed on any such Lot.

9. Fences, Walls, and Screening

No fence or screen will be approved if its installation will obstruct necessary site lines for vehicular traffic.  No dog runs or animal pens shall be permitted. Undue obstruction of view or other amenities from adjoining properties will be taken into consideration by the Committee when reviewing for approval.  Fences in general shall not be located any closer to the front of the home than the rear foundation line of home. In the instance of a corner lot no fence shall be approved that is any closer to the street than the building setback line as shown on the recorded plat.  The committee may limit or mandate the amount of yard that may be fenced. The Committee shall have the right to require additional landscaping on the exterior side of all fencing in a lot (i.e., on the sides of such fencing facing away from the house on such lot).  Fences may be privately installed, but must be constructed to professional levels of quality.  Any approval does not exclude the requirement in the law to avoid an attractive nuisance.

(a.) Height Restriction.   The Committee, will approve fences up to four (4) feet in height, which otherwise meet these guidelines.  The Committee will give consideration, however, to a variance in this height limit where clearly unique circumstances exist.  The use of six (6) foot fences around small patio areas or pools in the back yard of a home in order to secure privacy for the immediate area may be permitted.  The fence height for a pool must meet the local ordinance requirements. 

(b.) Materials and Finish.

(1.) Only fencing with the appearance of wrought iron will be approved, at the sole discretion of the Committee, if it is located in an area where the environmental or visual integrity of the community is not lessened, and subject to the Committee’s right to require landscaping on the exterior sides thereof.

(2.) Fencing is to be constructed or wrought iron or aluminum. The committee will not approve any application for installation of wood, vinyl or chain link fencing.

(3.) All fencing or screening shall have both sides finished.

(4.) Walls above grade should be constructed of natural stone, masonry, or attractive timber.  (Railroad ties, or rough timbers will not be allowed.)

(5.) In no way shall walls or fences alter or interfere with the approved  drainage  plans .

(6.) Retaining Walls

Retaining walls must be architecturally compatible with the exterior of the home (i.e., stone, brick, or milled timber).  Railroad tie retaining walls or rough sawn timbers will not be allowed.

10. Landscape Materials and Requirements

All homes are required to have a minimum planting of shrubs and trees.  All trees and shrubs are to be located behind the street right of way and no farther than 10’ behind the rear foundation lines farthest point.
The committee shall at their sole discretion interpret these guidelines so as corner lots are to have two fronts and side yards.

The minimum shrubbery requirement  includes:     

1. 10 shrubs with 18 to 24” spread.

2. 6 shrubs 3-4’ in height.

3. 5 flowering plants.

The minimum shrubbery requirement applies as well as the additional requirement of four (4) 2” caliper trees one of which is to be of a flowering species and additionally three (3) conifer trees 6’-8’in height.

No Owner shall be allowed to plant trees, landscape or do any gardening in any of the Common Landscape Areas, except with express permission from the Board. Each Lot Owner shall provide reasonable landscaping on his Lot including, at a minimum, suitable foundation landscaping. All landscaping plans are subject to Committee approval in accordance with the guidelines and procedures promulgated by the Committee. The Committee may, in its discretion, modify such plans to promote the integrity and the aesthetic appearances of this subdivision. Finished grading of all yards must be completed within 15 days after the dwelling is constructed, weather permitting, and all yards must be seeded or sodded with grass within ten days after the completion of finish grading, weather permitting.  Trees provided by Declarant, if any, will be protected by Owner during construction and replaced within‑30 days if damaged or if a tree dies on Owner Lot.

11. Lawns and Maintenance

All front and side yards shall have an automatic inground sprinkler systems installed. All yard areas are to be seeded as the minimum requirement.  All established lawns are required to be fertilized and weeded as necessary to ensure a maintained appearance at all times. Seeding or sodding of lots is permitted. When seeded all lawns shall be seeded with turf type ryegrasses or turf type fescues. No wide blade grasses or contractor mixes will be allowed. Examples of approved mixes are CISCO Executurf mixes, or John Deere’s Landscape Select mixes.

12. Play Equipment

Children’s play equipment, such as sandboxes, swings, slides, and non permanent tents, shall not require approval by the Committee provided such equipment is no more than six (6) feet high, and is maintained by the lot owner in good repair (including painting), and every reasonable effort has been made by the lot owner to screen or shield such equipment from view of adjacent lot owners. All equipment even if not requiring approval shall be located by the rear foundation lines of each residence. Equipment higher than six (6) feet shall require approval of the design, location, color, material, and use by the Committee.  No metal swing sets are permitted.

 13. Swimming Pools

Swimming Pools must have the approval of the Committee before any work is undertaken. No above ground swimming pools shall be allowed, provided nothing herein shall preclude installation and use of hot tubs, spas, Jacuzzis or similar apparatus with prior approval of the Committee. Permanent backyard pools will be approved by the Committee only after careful consideration of the potential effect of such a pool in neighboring properties. An application for the construction of a swimming pool will not be considered unless the application is accompanied by an application for acceptable fence or other safety protection and landscape design approval. The design of such fence shall conform to county or municipal regulations for such fencing. Use of plantings in the vicinity of the proposed pool may be required to soften the effect of sound and required pool fencing, on adjacent properties.

14. Tennis Courts, Racquetball Courts, Paddle Ball Courts, Basketball Goals, Etc.

Tennis courts, racquetball courts, paddle ball courts, squash courts, basketball courts, and proposed lighting for any such area and other recreational or sporting facilities will be approved by the Committee only after thorough consideration of the potential effect of such a structure on the property and it’s effect on neighboring properties. The Committee will not approve non‑baffled lighted courts or facilities. An application for the construction of any such facility will not be considered unless the application is accompanied by an application for an acceptable fence and landscape design approval. It is recommended by the Committee that any such fencing be of an open composition in order to blend in with the surrounding properties and soften the effect on adjacent properties.

All basketball backboards or any other fixed game and play structures shall be located behind the front foundation line of the main structure and within Lot set‑back lines unless otherwise approved by the Committee. The Committee must approve the location and type of basketball goals.  No moveable/ portable basketball systems will be allowed. All mounting posts for the basketball goals shall be black and have a permanent in ground mounting system. Backboards of all basketball goals shall be a translucent acrylic material.  All poles shall be permanently mounted in the ground, no moveable posts shall be allowed. The Committee reserves the right to approve or disapprove the location of all basketball goals.  No basketball goals shall in any way be attached to the residence. In no way shall the basketball backboard or play structure be attached to the residence.

An application for the construction of any such facility will not be considered unless the application is accompanied by a drawing seeking approval of an acceptable fencing and landscape design. 

15. Clothesline, Garbage Container, Tanks, Etc.

All clothes, sheets, blankets, rugs, laundry clotheslines, garbage container, mechanical equipment (except a/c and heat pump units), and other similar items on Lots shall be located or screened so as to be concealed from view of neighboring Lots, streets, and property located adjacent to the Lot.  Outside clotheslines will not be permitted.  Fuel storage tanks will not be allowed.  All rubbish, trash, and garbage shall be stored in appropriate containers approved by the Committee hereof and shall regularly be removed from the Properties and shall not be allowed to accumulate thereon. No Owner shall burn or permit burning out‑of‑doors of garbage or other refuse.

16. Artificial Vegetation, Exterior Sculpture, and Similar Items

No artificial vegetation shall be permitted on the exterior of any portion of the Properties except as approved by the Architectural Control Committee.  Exterior sculpture, fountains, flags, and similar items must be approved in accordance with Article VIII of this Declaration.

17. Other Exterior Attachments

No Owner shall cause or permit anything to be hung or displayed on the outside of the windows of his or her Dwelling Unit or placed on the outside walls of any building, and no awning, canopy, shutter or other attachment or thing shall be affixed to or placed upon the exterior walls or roofs or any other parts of any building without the prior consent of the Committee unless otherwise expressly authorized herein, or in any recorded subdivision plat, or by the rules, regulations and guidelines of the Committee.

18. Mailboxes, Address Markers, and Front Door Locks

All mailboxes will be provided by builder or owner and shall be the standard mailbox design, type and color as designated by the Developer. Such mailbox shall be purchased thru the developer or a designated third party and shall be installed when possible (in the sole opinion of the Developer), using one post for two or three mailboxes to minimize the total number of mailbox posts along the street frontage with exact location at the sole opinion of the developer.

All homes are to have a stone address marker that is visible from the street. The address marker will be purchased from the developer or from an approved vendor list so that a standard style will appear through out the subdivision.

All exterior front doors shall have a handle set style of door lock with thumb latch on the exterior.

19. Air Conditioners and Heat Pump Units

All air heating/cooling units or other like utilities that are outside of the residential structure must be located at the side or rear of the home.  If the unit is on the side of the home and is visible from the street, than landscaping shall be provided to screen units from view. No window air conditioners or thru the wall heat pumps shall be permitted.

20. Exterior Satellite Dishes & Antennas

The size, shape and location on the Lot of satellite receiving dishes and antennas shall be no larger and no more restrictive than allowed by law, (Federal Communication Commission, FCC) If an acceptable quality signal can be achieved with a single satellite dish and/or a single antenna, no lot shall have more than one satellite dish and one antenna without the prior approval of the “Committee”.  To the extent that acceptable reception may be obtained, any satellite dish or antenna shall be attached to the house and installed to, or in the rear area of the house. The “Guidelines” may impose requirements (which do not impair reception or result in significant additional expense) for painting, or screening of satellite dishes and antenna, location, and other restrictions on antenna and satellite dishes.

21. Energy Conservation Equipment

No solar energy collector panels or attendant hardware or other energy conservation equipment shall be constructed or installed on any Lot unless it is an integral and harmonious part of the architectural design of a structure, as determined in the sole discretion of the Committee pursuant to Article VIII of this Declaration.

22. Lighting 

All exterior lights, including, but not limited to, security and landscape, must be approved in accordance with Article VIII of this Declaration.

23. Private Water Systems

Private water systems will not be allowed unless the system receives ACC approval and is permissible by law.

24. Parking and Prohibited Vehicles

(a) Parking. Vehicles shall be parked only in the garages or in the driveways, if any, serving the Lots, Parking (of automobiles only) is allowed on dedicated streets only when an Owner has a social function and the invited guests will not be able to park on such Owner's Lot. No overnight parking on streets shall be permitted.

25. For Sale Signs

The Declarant and/or Association shall approve all signs deemed appropriate by the Committee advertising properties for sale, which signs shall be uniform in design and placed as the Committee shall determine proper.

26. Diligence in Construction

Every building whose construction on any Lot is begun shall be completed within a 300 day period after the beginning of such construction unless circumstances beyond the reasonable control of the builder and/or Owner prevent such completion.  No improvement which has partially or totally been destroyed by fire or otherwise, shall be allowed to remain in such state for more than three (3) months from the time of such destruction or damage.  The Declarant and/or Homeowners Association shall have standing authority to seek an injunction to order the removal of any materials and partially completed structures in violation of this covenant.

27. Miscellaneous

(a.) All construction trades performing work on any structure or other improvement on any lot in the property subject to the Declaration will be expected to do their work in a professional manner, and in accordance with all standards published and recognized by the trade councils of their respective industries, and it shall be understood that all work performed on such property shall be of such quality. 

Since the Architectural Control Committee is not comprised of licensed architects or engineers and serve gratuitously for the benefit of the Wyncrest  Community, their approval does not waive the owner (and Builder) from complying in all respects with applicable ordinances, building codes and these “guidelines” nor is the Committee responsible for any on going inspections to assure compliance.

The Wyncrest Architectural Control Committee reserves the right to change or modify this form as it deems necessary.