Building Code(Download PDF)
The present Building Code supplements the Bylaws of the Consorzio Costa Smeralda. Its provisions, in harmony with existing zoning legislation, were formulated consistent with the general criteria underlying the zoning and development of the district: a desire to safeguard the singular nature of the places and to encourage respect for the scenic beauty of the area, also considering that architecture Is an expression of culture. Artistic creation, the quality of the structures and their harmonious inclusion in the surrounding environment are in the publicinterest To this end, the Architectural Committee expresses opinions on the architectural, formal and compositional aspects of construction projects, assessing their inclusion in the territory and taking autonomous action regarding the quality of the projects submitted for its consideration.Art. 1 - WORKS SUBJECT TO THE CODE
The following works are subject to thepresent code:GROUP A
Any party intending to execute any of said works must comply with the provisions of the present Building Code and,to ascertain the conformity of the relative projects for the works indicated in the foregoing groups, must obtain the written approval of the Consorzio Costa Smeralda, expressed by the Architectural Committee and/or its delegated bodies, in conformity with the powers of attorney and the procedures established by the Architectural Committee.
Applicants must make a request on the special form made available from the Secretariat of the Architectural Committee and addressed to the Consorzio Costa Smeralda, accompanied by two copies of the design drawings, signed by the landowner and the designer. The Consorzio Secretariat is available for any information required.Art. 3- EXAMINATION OF PROJECTS ACTION TO PREVENT VIOLATIONS
Projects must be presented prior to the meeting of the Architectural Committee within the terms established for each type of project. The projects will be examined by the Committee within 90 days from receipt of the application. The owner or his representatives, by written request, may ask to be heard during the Committee meeting. The Committee reserves the right, however,to accept or reject said request. After examining the project, the Architectural Committee will express a favourable or unfavourable opinion. In the first case,the Committee, by means of prescripts, may request variants and/or modifications to the project presented. In this case, to obtain Consorzio authorisation, new types must be produced that comply with the prescriyts requested prior to initiating the works. The project may not be presented again until the modifications and/or variants formulated by the Committee with the aforesaid prescripts have been made.ln special, sufficiently justified cases,the ArchitecturalCommittee may express a deferred opinion. A stamp will be affixed to the approved project with details on the approval and a copy of said details will be returned to the owner or his representative. Before issuing an authorisation to initiate the works, the Consorzio member must indicate the name of the company to which he intends to contract the execution of the project.Art. 4 - VALIDITY OF APPROVAL
The approval of a project accorded by the Architectural Committee will automatically lapse unless work has begun within one year unless renewed. Renewal, barring causes of force majeure, can be granted only once for an additional year, and said renewal, as the presentation of the renewal request, will require payment of a fee twice that paid at the first presentation of the project. Once that renewal has expired, the project must be presented again ex novo with the same workups and elevations required for the first presentation, since the situation of the places couIdhave changedin the intervening two yearsArt. 5 - VARIANTS
Any modification to the project initially approved must be submitted for approval to the Consorzio, which may request the presentation of new documentation.Art. 6 -BEGINNING OF WORK
The owners, or the project manager in their stead, must inform the Architectural Committee of the date work is to begin and permit the Committee representatives to perform all the necessary inspections.Art. 7 - CONSTRUCTION WORK DURING THE HIGH SEASON
To limit disturbing noises during the high season, the Board of Directors, at the suggestion of the Architectural Committee, issues rules regarding the reduction or suspension of building activityArt. 8 - EXCAVATING WITHTHEUSE OF EXPLOSIVES
Anyone needing to perform excavation work with the use of explosives must respect the following rules, in addition to existing Italian law:
lt is absolutely prohibited to deposit construction materials,refuse or other on the land,roads or lots adjacent to the lotwheretheworkis being executed. If the contingent reasons (e.g.excavation or unloading of building materials), residues of same are deposited on the roadway, the contractor must arrange immediately to remove them and clean the roadway daily. Should the contractor failtoobserve the foregoingprovisions,the owner willis sue a formalwarning and givehim three days' time to comply. If that timeperiod expires without compliance,orders willbe issuedto suspend the work,as provided in Art.17. In this same case, the Architectural Committee may inform the Consorzio Board of Directors of the situation, and a penalty may be inflicted on the owners,within the terms set forthin Art.17B.Art . 10 - TRASH, PEST CONTROL MEASURES
If is forbidden to dump trash of any type, including debris and earth, which must be disposed of in conformity with existing laws. Consequently, property owners must have their trash picked up regularly by theservice created for that purpose and sustain the relative charges. Each property owner must take adequate measures, with the appropriate means, to controlmosquitoes,flies and rodents. Otherwise, the Consorzio Costa Smeralda can order the necessary measures taken by its own servicesat the expense of the non-performing members.Art . 11 - FIRE-PREVENTION MEASURES
Each building must be equipped with an appropriate fire extinguisher, which must be maintened in proper working order. The Consorzio may send a representative to ensure the existence and proper working order of the extinguisher. lt is forbidden to store inflammable materials anywhere in the Costa Smeralda, barring special authorisation from the Consorzio, which shall determine the necessary safety measures to be taken. All fireworks or open fires are prohibited, even those to eliminate refuse from deforestation and other, barring special authorisation from the Consorzio, during the dry season, i.e. generally from 15 May to 15 October.Art. 12 - ADVERTISING AND SIGNWORK
Throughout the area of the Costa Smeralda it is prohibited to display advertising billboards of any kind.The posting of announcements or advices of general and particular interest and private signwork must adhere to the specific rules set forth in this Code.Art. 13 - OUTDOOR LIGHTING
All projects of outdoor lighting must follow the specific rules set forth in this Code.Art. 14 - CAMPING
Camping and temporary or mobile dwellings, and particularly the presence of tents,caravans and such,are absolutely prohibited.Art. 15 - ANTENNAS
In intensive structures such as hotels,villages,houses or apartments,theatres or other large building, television broadcasts must be received by means of centralised antennas. When various users are installed in said structures, each user shall be obliged to connect to the centralised antenna. The installation of individual television antennas is only permitted for isolateddetachedhouses. The location of said antennas must be approved by the Consorzio Bodies.Art. 16 - HANGING OUT OF LAUNDRY OR OTHER
lt is forbidden to hang laundry or other on windows, doors, roofs, terraces, gardens or other places visible from roadways or other public areas. Every project should include a reserved and concealed area for the specific purpose of hanging laundry.Art. 17 - VIOLATIONS AND PENALTIES
Should a project be executed without the approval of the Architectural Committee, the Consorzio manager shall immediately contact the property owner to obtain the interruption of work. Should the owner refuse, the Consorzio manager, at the instructions of the Board of Directors, shall apply to the judicial authorities, within legal terms,to obtainthe restorationof theproperty at the expense of its owner. Should a project be executed without observing the terms and conditions of the approved project, the Architectural Committee shall formally invite the owner to modify the project so that it observes the aforesaid terms and conditions. In any case, the judicial authorities may be asked to order the suspension of works if they are in progress. However, if the owner fails to heed the invitation within the reasonable period of time indicated, the ArchitecturalCommittee shall report this to the Consorzlo manager for the measures set forthinpara.1 of this articleArt. 17B
Independent of the aforesaid procedure to suspend and/or demolish, Consorzio members failing to comply shall be required to pay the Consorzio a fine of up to one-fifth to purchase price of the property on which the work is being built or the value of the property as assessed by the Registry Office, in cases of gratuitous property transfers. The Board of Directors of the Consorzio Costa Smeralda- which is empowered to levy the fine and determine its amount, at the request of the Architectural Committee- may reduce the amount onthe basis of justifications advanced by the non-complying owner. The provisions of this and the preceding article shall also apply to projects for, the internal transformation of buildings or portions of buildings subject to the approvalof the Architectural Committee according to Art. 1, para. 2 of this Code.Art. 18 - ARCHEOLOGICAL OR HISTORICAL DISCOVERIES
In the event that elements of paleontological, archeological artistic or historical interest are discovered in the area of the Costa Smeralda, the finder, property owner, project manager or contractor shall be obliged to report the discovery immediately to the competent authorities and to the Architectural Committee. These objects may be placed in a particular museum of the area, with the agreement of the authorities.Art. 19 - ADDITIONS TO THE CODE
The Architectural Committee shall have the power to suggest additions and other amendments to the provisions of this Code to the Board of Directors of the Consorzio, so that they may be approved as prescribed in Art. 25 para.7 of the Consorzio By-laws.Art. 20 - MUNICIPAL BUILDING CODE
All projects subject to the issue of the municipal building permit must first be submitted to the Architectural Committee for approval and must comply with the Municipal Building Code.
The primary objective of the procedures Indicated in the text that follows, regarding subdivision plans, the final instruments of urban development, is to achieve acorrent relationship between environment and construction. The articles in this chapter are not intended to constitute an authentic code but represent a method that will offer the designer optimal planning options for the land to be developed and the Architectural Committee of the Consorzio Costa Smeraldaa controlsystem that is easy to apply. Past experience and increasingly advanced, sophisticated technology enable the Architectural Committee of the Consorzio Costa Smeralda to examine urban development plans more scientifically and thus rationaliseany action on the natural environment to the maximum, obtaining an "urban development product" that is compatible with all the environmental components. Computer technology permits the Committee to perform numerous advance checks, including three-dimensional ones, and thus conduct an in-depth analysis of the area, with an indication of the optimal choice available for the positioning of volumes and the layout for roads. The fundamental elements that make these checks possible are the data from the plana-volumetric survey of the area to be subdivided. These elements are thus utilisedand indispensable for proper studies of the subdivision planArt. 21 - AREAS SUBJECT TO SUBDIVISION PLANNING
All the Consorzio areas for which urban development of any sort is planned are subject to subdivision planning, which reflects the procedures indicated above and complies with regionaland municipal codes.Art. 22 - APPLYING FOR APPROVAL
Anyone intending to develop the areas indicated in Art. 21 is required to present a subdivision study In advance to the Architectural Committee of the Consorzio Costa Smeralda. The application, accompanied by two copies of the design, signed by the owner and the designer, must be addressed to the Consorzio Costa Smeralda and must be received at least 60 days before the examination meeting of the ArchiteturalCommittee. All applications received late will be examined at the successive meeting.Art. 23 - DETAILS OF PROJECTS AND ATTACHMENTS
The Architectural Committee will examine: A) the preliminary project or B) the finalproject
To examine the preliminary project of a subdivision plan, the following documents are necessary:
To obtain final approval of the subdivision plan, the following documents must be presented, in addition to the those required for the preliminary project (if said preliminary project was not previously submitted) and those required by the Municipal Building Codenot listed herein:
Any type of change required by local authorities,or decidedby the developers, in subdivision plans previously approvedmust be approved in advance by the ArchitecturalCommitteeof the Consorzio CostaSmeralda. Therefore, before signing the convention with the municipalgovernment, the developer must submit all the documentation subject to said convention to inspectionby the ArchitecturalCommittee Secretariat. The Secretariat willreturnsaid documents with its stamp of approval, which will constitute an automatic authorisation to proceed with the stipulation of the convention.Art. 25 - EXECUTION OF SUBDIVISION PLANS
Before implementing their subdivision plans, developers must deposit with the Secretariat of the Architectural Committee an integral copy of all the documents signed by the parties and included in the convention stipulated with the municipal government.When it has been confirmed that these plans are identical to those approved by the Architectural Committee, the approval previously issued by the ArchitecturalCommittee willbecome executive
Primary urban development works are the most important components of a subdivisionand thus of urban development. Aware of this importance, the Architectural Committee of the Consorzio Costa Smeralda has drawn up the procedures to be followed, for the purpose of endowing future developments with adequate infrastructures that reflect the need for quality, maximum utility and flexibility and, above all, permit simple, economical long-term operations. Respect for the environment must be one of the chief objectives sought in the design phase and,even more, in the execution phase of infrastructure works.Art. 26 - CLASSIFICATION OF WORKS
Primary urban development works comprise the following general infrastructures:
The application, accompanied by two copies of the design,must reach the Consorzio Costa Smeralda at least 30 days before its examination by the Architectural CommitteeArt. 27 – ROAD SYSTEM
The particular orography of the Consorzio area and the need for total respect of the landscape and ecology make the road system one of the most important and delicate infrastructures in the urban development of the area.
The entire distribution system of the various areas (standards and building lots) is a function of their accessibility and thus the road system.The choice of layout is the first and most important task of the preliminary study in a subdivision plan.
This indicates that a road network must pass through two successive phases of planning,explained further on.
In general,the study of roads must follow these generalcriteria:
In this phase the following elements must be defined:
This phase of design is undertaken after the preliminary design has been ap proved,as above. In this second phase all the elements of the road infrastructure must be defined indetail,and particularly
The final design must therefore be accompanied by the following documentation:
The size of areas designated for public parking or public use is dictated by municipalregulations. In real terms,their size and location must be evaluated in terms of the effective needs of theentire subdivision. Therefore, barring special cases, the amount of public parking in an entire subdivision must be designed as a whole, though the locations may be separate. The following documentation of the design must be presented for approvalby the ArchitecturalCommittee:
One fundamental rule in the water distribution system is to avoid using the inlet piping to the storage reservoirs as the distribution system. The primary line must feed only the general storage reservoirs, from which all the distribution systems then branch out. This principle necessarily implies a general study of the entire Consorzio area, in which the main elements of evolution hinge on the water resources available and the necessary function of urban development.
With these conditions, it is evident that future subdivision plans must be precededby a general "water" plan already finalised. In this specific case, the water distribution design for a subdivision must include indications, above all, on the availability of water and the demand at times of maximumuse,which are restrictive. Barring exceptions for special cases,all piping and channeling must be underground.
The design documentatio nmust consist of:
The design of the sewer network and systems must conform to applicable existinglaws. Generally speaking, no new single septic tank systems are permitted. Rather, each subdivision must be provided with a sewage collection network, connected to the generalsewage collection systems or a treatment plant with discharge facilities for the treated water. Barring exceptions for special cases,all piping and channeling must be under ground. The design must therefore be accompanied by the following documentation:
In the latter instance,indicate whether they are used for irrigation of park areas, in which case the design must be provided.Art. 31 - POWER DISTRIBUTION NETWORK AND ACCESSORY WORKS
The design must comply in accordance with the law and the distribution network must be buried. The design,with prior electricpower supplier approval,must contain:
The design must comply in accordance with the law and the network must be buried. The design,with prior telephone service provider approval,must include:
In any case, given the development of new technologies, the Commettee reserves the right not to approve a project submitted of its approval if it could cause damage to human health or to the surrounding.Art. 33 - EXECUTIVE PHASE OF THE WORK
In order to permit the necessary inspections by the Consorzio Costa Smeralda, the executive design of the work and the technical description, included in the construction contract (with the exclusion of all references to costs and prices), must be presented to the Secretariat of the Architectural Committee of the Consorzio for conformity approval, which must be issued along with the authorisation to begin work.Art. 34 - INSPECTION PHASE OF THE WORKS
Regardless of the obligations indicated in the convention and the authorisations necessary under law, all infrastructural works must undergo technical inspection before they can be released for use under normal operation. As far as the interest of the Consorzio Costa Smeralda is concerned, the inspection report must indicate that the design realised corresponds to the design approved, as well as the normal checks and tests required by laws and regulations. A copy of the report must be sent to the Consorzio Costa Smeralda, which will issue a "conformity to design" certificate within the purview of its competence and responsibility. The inspector must be acceptable to both parties, and in case of disagreement the choice will be entrusted to the National Council of Engineers and Architects,or to another organisation as agreed.Art. 35 - OPERATIONAL PHASE OF THE WORKS
To allow the Consorzio a certain control over the operation of the works, the operations listed below must be authorised in advance by the Architectural Committee.
The Consorzio Costa Smeralda reserves the right to require the analysis of domestic water, of sewer systems and any other analysis relating to environmental protection.
The volumes of buildings must not exceed the volumetric projections indicated for each lot or those specified in the purchase deeds, if the building indexes indicatedin those documents are lower.Art. 37 - HEIGHTS AND DISTANCES
The height of each building, and its distance from the boundaries and other adjacent buildings must be those indicated in the Municipal Building Code or in the approved subdivision plan or in the deed of purchase.ln any case, the most restrictive conditions will be applied. The Architectural Committee reserves the right, however, to replace said provisions with more restrictive criteria, in harmony with the municipal regulations, if in examining a project it encounters specialsituations that affect the panorama or naturalbeauties or that regard problems of generalinterest.Art. 38 - MEASUREMENT METHODS
The height, surface area and volume of each building shall be measured according to the rules set forth in the Municipal Building Code.Art. 39 - DETAILS OF ATIACHED PROJECTS
The Architectural Committee will examine A) the preliminary project or B) the finalproject. The Consorzio Costa Smeralda must receive the application with two copies of the project at least 15 days before the Architectural Committee examines the project.
A) Preliminary project
The Architectural Committee may, at the request of the owner, examine a preliminary project for a construction to give anindicative impression of it. For condominium complexes, hotels, etc., it is advisable to break the preliminary project downinto the following phases: Phase 1
Except as provided in Art. 40 below, the following documents must be annexed,in duplicate copy,to the application for final approval:
It should include the following documents:
Said routes, after their installation and before being buried, must be measured and set to paper,as an update to the project plan map.
The Architectural Committee may request graphics in addition to the ones cited above and greater details on the construction,such as a model and detail map of the vegetationand rocks existing in the areaof construction. Barring special cases, the drawings and annexes, properly folded, should measure21x31 cm. In addition to presenting the foregoing graphic material, the applicant must erect a profile of the construction on the site, with a sufficient number of poles with dimensions and tied together by tape to indicate the mass of the building. In particular, the roofing structures must be particularly evident. The plan and elevation of said poles must be shown on a plan map at scale 1:100,or other suitable scale, and the significant data of each pole shown in table that will be an integral part of the project. In order to discern the boundaries of the lot on the ground, along with the profile of the building, poles must be installed at the corners of the lot and the top coloured so they can be differentiated from the profile poles.Art. 40 - PROJECT ACCEPTABILITY
The final opinion of the Architectural Committee is normally dependent on the possibility of examining all the project documentation specified in Art. 39 above. Failure to present the project documentation cited in paragraphs d), Q, g), h)and i), as well as the profile of the building mass with relative documents, willnot permit the project to be forwarded to the Architectural Committee for its examination, so the project willnot be received by the Committee secretariat. Excluded from this rule are projects for minor works, such as restructuring, arbours, accessories equipment, etc., which can be accepted on the basis of that documentation necessary to identify the works, though the Committee secretariat reserves the right to request additional information.Art. 41 - BEGINNING CONSTRUCTION
The owner,or project manager in hisstead, must advise the Architectural Committee of the date the works are to begin and allow the representatives of said Committee to perform all the inspections necessary. The owners shall also be obliged to request, a jobsite layout plan of the contractor. Said plan, along with the advice of the construction startup date must reach the Secretariat of the Architectural Committee 15 days before said constructionis scheduled to begin.
The jobsite layout plan shall consist of a plan view (scale 1:200) indicating:
This jobsite plan will be examined, and within 15 days regular authorisation to begin construction will be issued,with any instructions deriving from the examination of the jobsite plan.Before work may begin, said instructions must beimplemented and the following steps taken:
The contracting firm shall be obliged to post a sign at the jobsite with all the technicalindications. Said sign, which for technical and aesthetic reasons must by of uniform size and characteristics for all the jobsites on Consorzio land, will be supplied by the Secretariat of the Consorzio Costa Smeralda or by another office of that organisation. The installation of signs to replace the aforesaid sign is prohibited.Art. 42 - OPEN SPACES
The open spaces around all the construction sites must be properly ordered and maintenedArt. 43 - LANDSCAPING
See the regulations contained in chapter 6 of th1s Code, and particularly articles 50-57 and relative annex.Art. 44 - ARCHITECTURAL AESTHETICS
Insofar as possible, constructions excessively different from a traditional type of Mediterranean architecture should be avoided. In evaluating the conformity of projects to this rule, the Architectural Committee will keep to the creative criteria of Mediterranean architecture. The bodies of the buildings must be in harmony with the topography of the land, and overly rigid lines and forms that fit in poorly with the coastal landscape must be avoided.Art. 45 - FACADES,PERIMETER WALLS,MATERIALS AND COLOURS
All traditional and other building materials will be permitted, but naked stone or rustic stucco is recommended for facades and native stone tor perimeter walls. Overly bright colours that don't blend with the surrounding environment should be avoided. All the walls of the structures, banisters, etc.must be in colours that match and harmonise with those of neighbouring buildings.The materials and painting of building facades, perimeter walls and visible inside walls must be kept in good condition and repair. Instances of noncompliance will be reported to the Consorzio Board of Directors for appropriate action.Art. 46 - ROOFS,CHIMNEYS AND PENTHOUSE ROOFS
The roofs of the buildings, whatever their form,should have inclinations of less than 16 degrees from the horizontal,if they are of considerable surface area. Roofing materials should be selected from the following list: bent tiles,natural ocher or coated, or stone roofing, reeds or palm fronds and the forms of roofing garnished with sod and covered with vegetation. lt is prohibited to cover roofs or penthouse roofs with sheetmetal, zinc, asbestos cement, plastic,etc. Chimneys must be of traditional Mediterranean types, with outside of brick or stone or stucco,excluding any industrial varieties.Art. 47 - EXTERNAL ACCESSORIES
The external accessories, such as garges, laundry rooms, etc., must be adjacent to the main constructions, so as to form an organic whole, barring exceptions for special cases, which will be examined individuallyArt. 48 - OUTSIDE PAVING
Outside paving (pavements, walkways, terraces, etc.) must be paved with traditional local materials, such as granite, brick or pebblesArt. 49 - STONE CLADDING
Outer stone cladding must be applied in a rustic manner with local stone, solidly walled but without external plastering
The following regulations were formulated to reflect the firm resolve of the Consorzio to preserve the dominion of natural vegetation over newly planted vegetation and greater determination to safeguard the ecology and natural appearance of the area, with particular reference to the flora and unusual rock formations,which are often compromised by humanintervention. Though these regulations do not prohibit the introduction of landscaping elements different from those naturally existing (different types of plants, masonry landscaping work, etc.),their purpose is to avoid excessively violent clashes between the local landscape and the works created by man.Art. 50 - AREAS SUBJECT TO LANDSCAPING AND GARDENING RESTRICTIONS
Any owner or manager of the following areas shall be obliged to keep them in decorous condition,throughproper landscapingand gardening :
Anyone undertaking the following works shall be required to present a design to the Architectural Committee ofthe Consorzio Costa Smeralda:
Anyone intending to undertake projects described in Art. 51 above must present an application for approval, on a special form, to the Consorzio Costa Smeralda, tendays before the meeting of the ArchitecturalCommittee. The application must be accompanied by the following documentation, duly signed by the owner and the designer:
a)Plan view (scale at least 1:100) of the lot or land involved,indicating,in the same scale, a contour plan ofthe site ofthe landscaping or gardening work. This contour plan must indicate not only the precise position of junipers or other important plants,such as those indicated in appendix A, but also the location of allintendedlandscaping and gardeningwork, including outdoor lighting and the type of lamps used. This plan view must also indicate:
b)At least two sections (scale 1:100) of the tract of land shown as indicated in paragraph A and perpendicular to the contour levels, sufficient to illustrate changes in the natural lay of the land (excavations, fills, walls, drive/walkways, etc.), as well as an adequate number of sections to illustrate the landscaping work in greater detail;
c)Elevations and sections of the drive/walkways with actualdimensions.Art. 53 -TERMS FOR PRESENTING PROJECTS AND COMPLETING WORKS
All those who have completed construction but not landscaping and gardening shallbe obliged,at the request of the Consorzio Costa Smeralda, to present a project of those works within the time limit indicatedby the Consorzio in its request. Landscaping and gardening projects must be completed within a period of one year from the date construction is completed, or within the time period indicated by the Consorzio, barring special exceptions that will be examined on a case-by-case basis.Art. 54 - MAINTENANCE
All property owners or managers involved shall be obliged to maintain the landscaping and gardening works in a decorous manner through the necessary maintenance and cleaning operations. Garden cuttings and other waste may not be incinerated during the period 1 June to 30 September, unless proper facilities are available. Waste incineration must in any case be performed with all the precautions necessary to avoid spreading of the flames or disturbance to neighbours. Garden cuttings must be accumulatedin specialauthorised dumpsites.Art. 55 - PLANT TYPES
So that the newly planted vegetation will blend in with the natural flora, the developed areas have been classified as follows with regard to the creation of new gardens:
A)Areas with spontaneous natural vegetation
The spontaneous vegetation must be safeguarded and generally favoured along the shore, along roads, along long boundaries and generally where the naturallandscape must be kept intact.In these areas it is forbidden to fell spontaneous, valued trees. but it recommended that they be pruned or similar to thin and invigorate existing trees, also avoiding visual obstruction of important scenic views, due to the excessively thick tree growth
B)Areas with mixed vegetation
These areas are generally located in the interior of lots immediately adjacent to type A areas.In these areas underbrush can be cut and existing plants can be supplemented with other plants chosen from the list in Annexes A and B.
C)Areas of newly planted, intensive gardens
These areas are generally located around the building.These gardens can planted with vegetation different from the spontaneous varieties of the zone. The plant types indicated in annexes A, B and C are particularly recommended for these areas.
D)Areas of collective interest
For areas of particular collective interest (sports facilities, parks, etc.), and when the soil morphology and flora permit, the Architectural Committee reserves the right to apply special exceptions that permit the realization of these works, making said realization subject to the landscaping of the adjacent areas.
In the aforesaid areas it is prohibited, however, to plant any of the plant types included in Annex D,barring exceptions considered on a case by-case basis.Art. 56 -VIOLATIONS AND PENALTIES
In the areas indicated in Article 55 above,it is prohibitedto plant any plant types not characteristic to the Gallura region and more specifically to the Costa Smeralda district. If landscaping or gardening is done without the approval of the Consorzio bodies, the Board,at the request of those bodies,may act pursuant to articles 17 and17bis of this Building Code.Art. 57 - MUNICIPAL BUILDING CODE
All the designs required by this Code, before they are submitted for examination to the local authorities concerned, must first be approved by the Architectural Committee.Nonetheless,they must conform to the regulations of the Municipal Building Code
The plants indicated in the following appendices are indicative and represent the most common types. Nevertheless, the Architectural Committee reserves theright to suggest and approve other types of plants not included in this lists.
The plants listed below are recommended for all the areas indicated in Art. 55.
|Ilex acquifolium||English holly|
|Juniperus phoenicia||Phoenician juniper|
|Juniper usoxycedrus||Male juniper|
|Quercus Ilex||Holm oak|
|Quercus suber||Kork oak|
|Tamarix africana||Tamarisk Wild pear|
SMALL TREES AND SHRUBS
|Myrtus Communis||Common myrtle|
|Phillyrea latifolia||Mock privet|
|Pistacia lentiscus||Mastic tree|
|Vitex agnuscastus||Agnus castus|
BUSHES AND VINES
|Ferula communis||Giant fennel|
|Opuntia Ficus-indica||Pricly pear|
|Passiflora coerulia||Passion flower|
The various types of cactus are also suggested for ground cover on escarpments,excavation traces,etc.
The plants listed below are suggested for the Band C areas indicated in Art.55
|Juniperus virginiana||Red Cedar|
|Olmus campestris||English elm|
SMALL TREES AND SHRUBS
|Myoporum puntctatum||Bastard sandalwood|
|Chamaerops (humilis)||Hemp palm|
BUSHES AND VINES
|Vite vergine americana|
|Lonicera Japonica Halliana||Japanese honeysuckle|
|Cineraria Marittima Ficus repens||Ficus repens|
The plants listed below are suggested for the C areas indicated in Art.55.
|Parkinsonia aculeata||Jerusalem thorn|
|Prunus lusitanica||Lauro del Portogallo||Portuguese Laurel|
SMALL TREES AND SHRUBS
|Aucuba Japonica (varietis)||Aucuba|
|Elaeagnus pungens aureo varigata||Buckthorn||Hibiscus rosa-sinensis||Rose of china|
|Hibiscus siriacus||Syrian hibiscus|
|Lagerstromia indica||Crepe myrtle|
|Mahonia aquifolium||Oregon grape|
|Raphiolepis umbellata ovata||Japanese hawthorn|
|Bouganvillae ( varieties)||Bouganvillae|
|Hedera (varieties)||Ivy||Hydrangea Hortensia||Hydrangea|
|Jasminum (varieties)||Jasmin Red|
|Lantana camara||Sage White|
|Plumbago capensis||Leadwort False|
|Rhyncospermum Jasminoides||Jasmine Rose|
In these zones it is permitted to plant fruit trees typical of the region.
SIGNS, AWNINGS, ADVERTISING POSTERS, SPORT FACILITIES AND SIMILAR AND OTHER WORKS OF A GENERAL NATURE
The following regulations are intended primarily as general provisions useful for the presentation and examination of the installations covered by this Code. In this field, it is difficult to set standards in terms of either graphics or colours, as the variable arenumerous, especially in the areaof signs, including the type of activity, the place it is conducted, the architectural appearance of the property,the trademark of the requesting firm,etc. lt is possible, however, to set down general guidelines which can govern the procedure for presenting applications and better rationalise the positioning of certaininstallations. The Architectural Committee must evaluate the request in each case in relation to the places and circumstances.Art. 58 - NSTALLATION TYPES
These regulations shall apply to the following installations:
Anyone intending to install or display elements included in Art. 59 above must request approval from the Architectural Committee of the Consorzio Costa Smeralda, presenting a specific application accompanied by the following documentation:
a) Name and address of the applyingperson or company.
b) Indication of the type of activity conduced (only for shops or other activities).
c) Graphic of the logo or trademark, if any, relating to the activity (only for shops and other activities).
d) General plan view of the area, indicating the building where the activity is conducted or the residential unit.
e) Floorplan ofthe premises where the activity is conducted or the residence.
f) Photograph ofthe elevation of the building,limited to the entrance to the premises where the sign or awning is to be installed.
g) Drawing of the sign, with details of the mounting and other information necessary to exactly depict the sign.
h) Drawing of the awning or abrochure of same.
i) Specitications of the type and technique of the lighting system for the sign and the lighting devices.
l) Technicalreport withindication ofthe materials used, colours and other elements of the signor awning.
a) Name and address of the applicant.
b) Indication of the type of event,the organisers and the sponsors,if any, and the location ofthe event.
c) Duration of the event.
d) General plan view of the area where the installations are to be made:
This applies particularly to the fencing off of areas where awnings, platforms and such will be erected.The following documentation must be presented:
a) Name and address of the applicant
b) Indication of the type of event,the organisers and sponsors, if any, and the location of the events.
c) General plan view of the area intended for the installations.
d) Plan of the layout of the installations.
e) Technical report indicating the type of elements, their material and colours, the duration of the event and other information useful for a technical examination of the project, including a description of the lighting equipment, if any, specifying the type and technique of the lighting and the lighting devices.
This category includes:
For the types and materials, refer to those in current use. The documentation required is the same as for signs.Art. 60 -SPECIALREGULATIONS
|a) Materials:||Except for specialcases,the use of plastic is discouraged|
|b) Illumination :||Except for special cases, luminous signs are excluded, signs may be lighted by indirect or reflected light.|
lt is absolutely forbidden to post these signs on windows (even internally), doors or externalwalls of the building to which they refer. Information of this type is only permitted on special bulletin boards that can be installed,with prior approval by the Architectural Committee, along walkways and inpublic areas.
To avoid or minimise disturbance to Consorzio members deriving from the noise, vibrations and engine emissions of electrical generation units installed in the Consorzio area, the Architectural Committee of the Consorzio Costa Smeralda has deemed it necessary to issue the following regulations, which each Consorzio member concerned must observe in the mutualrespect of the peace andquiet of Consorzio members living in the area adjacent to the unit.Art. 62 - INSTALLATION TYPES
Electrical generator installations may be of two types,according to their use:
a) This type of installation is temporary in nature and refers particularly to construction sites where connection to the electric power system is not possible
These are installations belonging to the general utilities of a building and thus of an emergency nature. The units in question are utilised primarily in public structures (hotels, offices, infrastructures,etc.). Both types of installation must ensure the least possible disturbance and thus must comply with the following regulationsArt. 63 Presenting application to the Archictural Committee
Anyoneintending to install an electricalgenerator group of any type,even tem porarily, in the area of the Consorzio must present a formal written request to the Consorzio Costa Smeralda. The followingdocumentationmust be attached to the application:
a) Extract of the subdivision plan showing the lot and/or building where the group is to be installed.This extract must indicate the surrounding building in the area subject to problems caused by the generator group and their use (residential, hotel, media, etc.).
b) Manufacturer's brochure indicating all the specific characteristics of the group at minimum andmaximum running speeds. The applicant must also furnish all the technical guarantees regarding the building where the generator group is to be installed,the consequences of noise,vibrations, emissions,temperature,etc
c) Complete drawings (plan view of the lot (scale 1:200), floorplans,elevations, sections and details (at least scale 1:50) of the generator room, with indication of the materials used for soundproofing,their quality and method of applicationand calculationof the sound absorption. The design must also contain indications about the system for absorbing engine vibrations and treating emission gases. .Art. 64 - INSPECTIONS
When the installation is completed, before the generator group is put Into operation, a copy of any official permits issued by public control agencies for such equipment must be delivered to the Secretariat of the Architectural Committee.in any case, the generator group cannot be installed without the prior approvalof the Consorzio's ArchitecturalCommittee. The degree of sound pressure produced by the generator group to be installed must not exceed 35 decibels, measured at the boundary of the property on which it is installed,at maximum group running speed. The owner of the group must measure the decibel output with the proper in strumentation, at his own expense and in the presence of a representative of the Consorzio Costa Smeralda, and said measurement must be made at the time of day when the natural environmental noise of the area is at its lowest level. Furthermore,the direct exhausting of emission gases into the air is prohibited: they must pass through filters that minimise their toxic content. Regarding temporary installations in continuous use by construction firms,the regulations concerning work during the high season must also be observed. To provide an example, the attached table, take from a manual on applied acoustics, provides a classification of noises, measured in decibels, and their respective levelof sound pressure.