Looking to buy a home in Kensington Estates in Chillicothe, Ohio? Below you'll find the official covenants and restrictions for the subdivision. These HOA guidelines outline property rules, building requirements, and neighborhood standards that all homeowners must follow.
Review these restrictions carefully to understand fencing rules, architectural requirements, vehicle restrictions, and more before purchasing a home in this community.
Key HOA Rules for Kensington Estates
- Single-family residential use only
- Minimum 2-car garage (max 3-car)
- No commercial vehicles, boats, or RVs outside enclosed garages
- No livestock; household pets allowed
- Architectural approval required before building or modifications
- No temporary structures used as residences
- Lots must be maintained, mowed, and kept clean
- Fences, pools, and exterior changes require approval
Official Covenants & Restrictions Document
Covenants and Restrictions for Kensington Estates Subdivision
For the mutual protection and benefit of lot owners in Kensington Estates Subdivision, the following conditions and restrictions shall apply:
1.
Architectural Control and Approval
1.01 Submission of Plans to Architectural Committee. No building, house, or other structure shall be erected, placed or altered on any lot in the subdivision until the construction plans and specifications and the plan showing the location of the structure have been approved by the Architectural Committee as to quality of workmanship, materials, harmony of external design with existing structures and as to locations, topography and finished grade elevations. The Architectural Committee shall consist of Richard P. Johnson, Jr., Mark R. Crosier and James K. Cutright. The Committee may designate a representative to act for the Committee in the event of death or resignation of any member or members of the Committee. The remaining member or members shall have full authority to designate a successor or successors. The members of the Committee are not entitled to compensation for services performed pursuant to this covenant, however the Architectural Committee may charge and collect a reasonable fee for the review of plans submitted for approval including any fees and reasonable expenses which may be charged by the Committee's architect in connection with the review of the plans, and the Committee may rely on its architect in the interpretation of the standards set forth in this instrument.
1.02 Basis for Disapproval of Plans by the Architectural Committee. The Architectural Committee may disapprove any plan submitted to it for any of the following reasons:
a. Failure of such plan to comply with any of the provisions contained in this instrument;
b. Failure by the applicant to include in such plan such information as reasonably requested by the Committee;
c. Reasonable objection by the Committee to the site plan, exterior design, appearance of materials of any structure, including without limitation, colors or color scheme, finish, proportion and style of architecture;
d. Incompatibility (as reasonably determined by the Committee) of the proposed construction or alteration with existing structures within the Subdivision or any existing or planned developments adjacent thereto or any future phases of the Subdivision;
e. Failure of the proposed construction or alteration to comply with any applicable zoning, building, health or other governmental laws, codes, ordinances, rules and regulations; and
f. Any other matter, which, in the reasonable judgment of the Committee, would render the proposed construction or alteration thereof inharmonious or incompatible with the general plan of improvement of the Subdivision, including any possible adverse impact on the use and enjoyment of the owners of other lots in the Subdivision ; without limitation, and by way of illustration only, the site location of proposed dwellings and the height thereof, shall be a factor in the approval of the Committee so as not to impair the views from other owners of lots in the subdivision.
1.03 Cooperation with Owner. In all cases, the Architectural Committee shall, if requested and if practicable, make reasonable efforts to assist and advise the applicant so that acceptable plans can be prepared for approval a structure or other improvement on a lot.
1.04 Approval by the Committee; Revocation of Approval. Upon approval or qualified approval of any plans submitted, the Architectural Committee shall (1) notify the applicant in writing of such approval or qualified approval, which notification shall set forth any qualifications or conditions of such approval, (2) file a copy of such plans as approved in the Committee's permanent records (together with such qualification or condition, if any), and (3) if requested by the applicant, and at the applicant's expense, provide the applicant with a copy of such plans bearing a notation of such approval or qualified approval. Approval of any such plans shall not be deemed a waiver of the right of the Committee to disapprove similar plans or any of the features or elements included therein if such similar plans, features or elements are subsequently submitted for approval by other lot owners. Once plans have been approved for the construction of a structure or improvement on a lot, such approval may not be revoked unless the Architectural Committee reasonably determines that the work currently being performed is not in substantial conformity with the approved plans.
1.05 Written Approval; Failure of Architectural Committee to Act. The Committee's approval or disapproval, as required in these covenants, shall be in writing. In the event the Committee, or designated representative, fails to approve or disapprove within thirty (30) days after plans and specifications have been submitted to it, or in any event, if no suit to enjoin the construction has been commenced prior to the completion thereof, approval will not be required and the related covenants shall be deemed to have been fully complied with.
1.06 Right of Architectural Committee to Inspect Construction. Any member of agent of the Architectural Committee may, at any reasonable time or times, upon not less than twenty-four hours notice to the owner thereof enter onto such lot to inspect the structure or improvement for the purpose of determining if such construction is in accordance with the plans and specifications therefor approved by the Architectural Committee.
1.07 Architectural Committee's Standards. Attached to these Covenants and Restrictions and incorporated by reference are the Architectural Guidelines which shall guide the Committee and its agents in the approval or disapproval of plans submitted to the committee.
the committee. It is the intention of the Committee to provide a high degree of architectural integrity through the use of these standards.
1.08 No Liability of Architectural Committee. No action taken by the Architectural Committee or any member or agent thereof, including the Committee's architect, shall entitle any person to rely thereon, with respect to conformity with laws, regulation, codes or ordinance, or with respect to the physical or other condition of any structure or improvement constructed on any lot. By the acceptance of a deed conveying a lot in Kensington Estates to an owner or owners, as the case may be, such owners agree and stipulate that the Architectural Committee, any member thereof, any agent and/or employee thereof, shall not be liable in any form to any owner fin connection with any submission of plans, or the approval or disapproval thereof, whether or not it is for such owner(s)' submission or that of another lot owner, including without limitation, mistakes in judgment, negligence or nonfeasance.
1.09 Addresses. Each submission to the Committee shall contain the address to whom the approval or disapproval thereof shall be addressed and the Committee shall use such address for the correspondence required in this instrument. All submissions and other correspondence addressed to the Committee shall be addressed as follows, unless the Committee causes a change thereof to be recorded:
Kensington Estates Architectural Committee 76 West Second St. Chillicothe, OH 45601
2. USE
Each and every lot shall be used for residential purposes only. All lots in Kensington Estates Subdivision shall be restricted to use one single family residence only, and must have at least a two car, and not more than a three car garage. No structure of a temporary character, trailer, basement, tent, shack, garage, barn or other outbuilding shall be used on any lot at any time as a residence either temporarily or permanently.
No animals, livestock, or poultry of any kind shall be raised, bred or kept on any lot, except that dogs, cats, or other household pets may be kept, provided that they are not kept, bred or maintained for any commercial purposes.
No noxious or offensive activity shall be carried on upon any lot, nor shall anything be done thereon which may become an annoyance or nuisance to the neighborhood.
No lot shall be used or maintained as a dumping ground for rubbish. All incinerators or other equipment for the storage or disposal of such material shall be kept in a clean and sanitary condition.
No commercial vehicles, campers, boats or vacation vehicles, construction or like equipment, or mobile or stationary trailers of any kind shall be kept on any street or any lot of the Subdivision, except in a garage completely enclosed.
3. CONSTRUCTION REQUIREMENTS
No building material shall be stored on any lot for a period of more than sixty (60) days prior to the commencement of an improvement, or for more than fifteen (15) days after said improvement has been completed. All improvements to any lot shall be completed within a reasonable time and said construction period shall in no event exceed six (6) months, except in the event of specific written approval by the Architectural Committee.
During construction, all lots must have adequate provision for and use a container for trash and debris storage and removal.
4. BUILDING SETBACK LINES
All structures shall conform to the building setback lines shown on the recorded plat.
5. EASEMENTS
An easement and right of way as indicated on the recorded plat is reserved in, over, and through the areas denoted on said plat for the installation, construction and maintenance swales, ditches, trenches, poles, wires, conduits, and necessary attachments in connection therewith for the transmission of electricity, telephone and cable service, for laying and maintaining water mains, storm drainage systems, sanitary sewers and for all other utility purposes.
A 10' easement and right of way as indicated on the recorded plat between Lots 25 and 26 is reserved for pedestrian access to and from the adjacent Chillicothe Country Club for owners of subdivision lots and their invitees.
6. SEEDING AND MOWING
All lots shall be fully seeded with grass or sodded in their entirety, whenever practicable. Ornamental or vegetable gardens and beds are permitted provided that they are consistent with the landscaping in the neighborhood. All lot owners shall keep their lots mowed and free from all noxious weeds and grasses ; if any lot owner fails to do so, Kensington Development, LLC, may in its discretion have the lawn mowed and the charges for mowing shall be paid by the lot owner. Nothing in this restriction shall require the Kensington Development, LLC, to maintain any lots in the subdivision.
7. LIGHTING AND MAILBOXES
No house shall be erected on any lot in the Subdivision unless there is installation in conjunction therewith of an outside yard light and mailbox. The owner of the said light and mailbox shall keep the same in good repair and working condition at all times and shall have the same approved by the Architectural Committee as set forth herein. No exterior lighting requiring above ground wires or poles shall be permitted.
8. FENCES
Detailed plans showing the location on the lot of such structure shall have been submitted to and approved in writing by the Architectural Committee as set forth in Part I, above, prior to the installation of any fences.
9. SIGNS
No sign of any kind shall be displayed to the public view on any lot, except one sign of not more than eight (8) square feet to advertise the sale or rental of the property or to announce the building company during construction or the name of the Subdivision.
10. SATELLITE DISH AND OTHER ANTENNAE
No satellite dish antenna shall be installed in any front yard or any side yard, nor shall any antenna of any nature in excess of five feet at the largest measurement be installed on the house or anywhere on the lot without prior written approval of the Architectural Committee.
11. DRIVEWAY
Before excavating for construction on site, a temporary driveway with gravel must be installed. All houses must have permanent driveways made of a solid hard surface, such as concrete, pavers, asphalt or macadam.
11. SWIMMING POOLS
Before installation of any swimming pool, detailed plans showing the location on the lot and elevation and specifications of the pool and ancillary buildings shall be submitted to and approved in writing by the Architectural Committee as set forth in Part I, above.
12. LIMIT OF RESTRICTIONS
These covenants and restrictions run with the land and shall be binding on all parties and persons with any right, claim, title or interest on any lot in the Subdivision for a period of thirty (30) years from the date these covenants and restrictions are recorded, after which time said covenants and restrictions shall be automatically extended for successive periods of ten (10) years unless and instrument signed by a majority of the then owners of the lots has been recorded, agreeing to change said covenants and restrictions in whole or in part.
13. ENFORCEMENT
In the event a violation of any of the covenants or restrictions herein, it shall be lawful for any owner of any of the lots in the Subdivision to prosecute any proceedings at law or in equity against the person or persons violating or attempting to violate any of such covenants or restrictions and either to prevent such violations or to recover damages for such violation. In no event shall Kensington Development, LLC, its members, agents, managers, or any member of the Architectural Committee or its designee be liable to any individual for its enforcement or failure to enforce these covenants and restrictions.
14. SEVERALBILITY
Invalidation of any one of these covenants by judgment or court order shall not affect any of the other provisions which shall remain in full force and effect.
KENSINGTON ESTATES
ARCHITECTURAL GUIDELINES
CHILLICOTHE, OHIO OCTOBER, 2007
GENERAL DEVELOPMENT STANDARDS
Architectural Styles:
Midwestern Vernacular The character of Midwestern Vernacular architecture evolved throughout the mid- to late 19th and early 20th century and makes reference to a broad range of styles. Greek Revival references incorporate simplicity and permanence of form while retaining versatility, while “farmhouse vernacular” is characterized by Gothic influences and verticality of proportion common to Early Victorian examples. The Midwestern Vernacular style reiterates local forms.
Colonial Revival Late 19th century examples of the Colonial Revival style draw inspiration from Renaissance, Georgian, and Neoclassical styles, as evidenced by symmetrical, tightly organized, and well-defined exteriors and restrained ornamentation. Surfaces tend to be pale and smooth; clapboard siding is typical of the Colonial Revival style.
Classical Traditional early American styles such as Colonial, Federal, and Georgian fall under the heading of Classical. Although individual styles evolved throughout the late 17th and whole of the 18th century, Classical residences are characterized by precision in execution, balanced, symmetrical compositions, and careful attention to detail. Main blocks of residences are often finished in brick, although regional variations employing alternate materials such as stone or clapboard do occur. Entry surrounds integrate the Classical Orders through use of columns or pilasters with pediments.
GENERAL DEVELOPMENT STANDARDS
European Country
Inspired primarily by provincial country homes in France, American examples of the European Country style first appeared in the 1920s. Characterized by the use of stone and stucco as cladding materials, the European Country style also employs deep recesses and reveals for doors and windows as well as steeper roof pitches and flared eaves. Forms tend to be simple and rectangular and tall, well-proportioned windows are common, resulting in a simple, elegant residence.
American Period Revival
The late 19th and early 20th century saw the emergence of American Period Revival styles, including Shingle Style and Craftsman. These styles tend to be informal yet disciplined and employ simpler massing and vernacular forms. Broad gables and gambrels are common, as is the incorporation of porches and balconies. Traditional cladding materials are used and include cedar shakes or shingles, wood, and stucco. Fenestration is characterized by horizontal window groupings, shed or arched dormers, and glass is often incorporated in the front door.
GENERAL DEVELOPMENT STANDARDS
Permitted Massing:
GABLE: Gable spanning the short dimension of the main house block enhances street presence.
HIPPED: Reduces roof massing; ideal for floor plans with more of a square proportion.
GAMBREL: Provides interior volume in a story-and-a-half exterior.
Key Principles
Street Presence
Proportions and Purity of Form
Clean Intersections
Prohibited Massing:
GABLE: Gabled roof spanning the long dimension of the main block results in awkward proportions.
GABLE: When utilized with a square floor plan, the gabled roof results in awkward proportions.
CONTINUOUS WALLS: Interrupt the pure form of the object/main house block.
CONTINUOUS ROOF LINES: Interrupt the pure form of the object; applies to all sides of a home.
OVERLAPPING FORMS: Disintegrate the clarity of the massing.
DESCENDING FORMS: Disintegrate the clarity of the massing.
GENERAL DEVELOPMENT STANDARDS
Massing and Garages:
STORY-AND-A-HALF shown with side-loaded garage: A gable or gambrel roof is typical of story-and-a-half massing and results in a home that is comfortably scaled.
TWO STORY GABLE ROOF shown with rear-oriented side-loaded and accessory front-oriented garage: When employed on narrower lots, side-loaded garages shall be located to the rear of the main house block; an accessory garage may be oriented to the street.
TWO STORY HIPPED ROOF shown with court-loaded garage: Court-loaded garages result in a larger entry court in front of the main house block and are a viable option for narrower lots. A hipped roof provides the ability to control the scale of a larger home by incorporating a flat portion at its top. Roof pitches on all elements should be the same to preserve the integrity of the massing and overall composition.
TWO STORY GABLE ROOF shown with front-loaded garage: Front-loaded garages are required to be set back a minimum of ten feet from the front face of the main house block. Single bay doors are required. Front-loaded garages that occur forward of the front face of the main house block and three car front-loaded garages, as illustrated below, are prohibited..
GENERAL DEVELOPMENT STANDARDS
Windows and Shutters:
Window Requirements
Window grids are to be proportionally similar on all windows with vertical orientation.
Light cuts with equivalent horizontal and vertical dimensions are permitted provided that the window maintains an overall vertical proportion.
Window surrounds and/or trim appropriate to the architectural character of the residence are required.
Typical Window Types and Proportions:
DOUBLE HUNG: Typical of Classical and Colonial Revival styles; American Period Revival; appropriate for all styles.
CASEMENT: Typical of Classical and Colonial Revival styles.
ARCHED TOP: Typical of European Country styles; also appropriate for Midwestern Vernacular.
GENERAL DEVELOPMENT STANDARDS
Shutter Requirements
Sized to fully cover the adjacent window
Shutters that are operable or appear as such shall utilize approved shutter hardware (s-clips and hinges)
While shutters are to be used consistently on all elevations, they should be used judiciously and not on every window.
Appropriately sized operable shutters (caption)
Approved Shutter Types:
RAISED PANEL: Classical and Colonial Revival styles
FLAT PANEL: European Country and Midwestern Vernacular styles
LOUVERED: Midwestern Vernacular styles; some Classical and Colonial Revival examples (2nd floor)
BOARD & BATTEN: European Country and American Period Revival styles
GENERAL DEVELOPMENT STANDARDS
Doors and Entries:
Five Pillars of Entry Design
Pediment/Entablature: entry pediments shall be classically detailed and proportioned
Transom: light cuts shall be consistent in scale and proportion to the rest of the residence
Door: front doors shall be of a style appropriate to the architectural character of the residence
Stoop: stoops shall be constructed of a natural material; the use of brick or bluestone is encouraged
Railing: railings are to be integral with the architecture and character of the residence. They are not to be treated as an independent feature.
Front doors and entries may provide the residence with an additional touch of personality. Special care shall be given to the design and detail of such elements and shall be based on the fundamental principles of the Classical Orders.
The design of front doors and entries shall be an area of specific focus for the Architectural Review Committee during the design review process.
GENERAL DEVELOPMENT STANDARDS
The image at left is a strong example of the relationship between the front entry and the stoop and railing. The proportion of the door itself is echoed in the entry surround and pediment.
Certain architectural styles, for example, European Country or Midwestern Vernacular, allow for heavier entryways and more deeply recessed doors. Classical principles of proportion still apply in the design and detailing of this type of surround.
GENERAL DEVELOPMENT STANDARDS
The Classical Orders
TUSCAN
DORIC
IONIC
CORINTHIAN
COMPOSITE
The Classical Orders referenced above provide a starting point for developing the design of a front entry with particular regard to the fundamental principles of scale and proportion.
The diagram on the facing page illustrates the manner in which the characteristics and proportions of the Doric Order may be used to generate an entry porch or surround.
GENERAL DEVELOPMENT STANDARDS
Gates and Gateposts:
Gate and Gatepost Requirements
Gateposts are required and shall be located at the intersection of the public sidewalk and the brick sidewalk running from the front door. Gateposts shall be located on either side of the driveway for residences with court-oriented garages.
Gateposts shall integrate with the standard landscape hedge.
The design of gates and gateposts shall be appropriate to the architectural character of the residence. For example, the iron gate and stone piers pictured below are appropriate for European Country styles but may not be appropriate for Classical or Colonial Revival styles.
Typical Entry Gates include:
Curved Rail
Iron Gate & Stone Piers
Painted Wood Picket
GENERAL DEVELOPMENT STANDARDS
Brick and Stone Piers Brick or stone piers may be appropriate for Estate Lots, Manor Lots, and some Park Lots. Masonry piers may be freestanding or used in combination with an entry gate. The pier material shall coordinate with the primary masonry material used on the residence.
Wood Posts Wood posts shall be detailed in a manner appropriate to the architectural character of the residence. When wood posts are freestanding, they shall portray the appearance of solidity.
GENERAL DEVELOPMENT STANDARDS
Special attention should be given to the incorporation of the gateposts and gates with the landscape hedge and brick sidewalk.
The relationship between the residence, front entry, and gateposts should be taken into account when considering a gatepost's design.
200700011440
KENSINGTON PARTNERS LLC
C/O CUTRIGHT & CUTRIGHT
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