One way to be a concerned neighbor if you are thinking of new construction is
to hire an architect. If you can’t justify a professional architect, ask a minimum of 20 of your
friends and neighbors for their help and opinion. Most importantly, ask your neighbors for their
advice about your remodeling. Their opinions and advice are free.  Their helpful suggestions
and answers may pleasantly surprise you.  Give your Architect a copy of these Building
Guidelines.

Still, the best way to ensure you will have a home you're proud to own and that is Compatible is to hire a registered, certified professional architect, Some "weekend designers" profess they can do the same and charge you less than the prevailing rate. But, "you get what you pay for!" The 'weekend moonlighter' will give you a real deal for $1,500 to $4,000, but past history has shown problems will persist with your builder and City Hall.

Conversely, a professional architect charges only $5,000 - $6,000 to design a Compatible 1,500-3,000 square foot addition.  Most importantly, the professional architect is legally responsible for the plans and will provide you with a “complete set of plans,” easily readable by you, your builder and contractors, and City officials. 

Most Quality Builders  will reduce their construction building time with better set of plans done by a professional architect, thus completing your project sooner.  This would also help to eliminate confusion and avoid additional costs from the builder.  An old-time general contractors maintain, "Nothing is more valuable to building a building than a great set of drawings."

Residential Architectural magazines list many reasons for hiring an architect.  Some of them are -- The house design can be tailored to fit the current and future needs of the owners  (as well as fitting in with local building codes and architectural themes), design of space-efficient, smart houses are better than ones that are architecturally out of place and too large for the site (i.e. the architect is more sensitive to spatial relationships than non-architects), creation of a near-point artistic expression of art (artistically tenable home), and there is a greater potential for the house to increase in value.

Professional architects often “save” the homeowner many dollars with high quality, better ideas and the latest state of art building methods.  There are many reasons why other cities require drawings to be completed by a registered, certified professional architect.  The $1,000-3,000 difference saved by using a non-professional is not worth the headaches from lost time and money you will encounter with inferior plans.

Ask the GCCCA for guidance!

Compatibility

Sunshine and Sunshade (an architectural term meaning where the sun would normally shine but can't, due to an obstruction)

The following are a few questions you may want to ask yourself when thinking of new construction.

How does your addition affect your neighbor's sunshade?

Does the sunshine still come through to your neighbor’s home?

Does the sunshine still come through to your neighbor’s property?

Does the sun still shine on his or her home?

Does your new addition block the sun to your neighbors?

Will your neighbor's grass, shrubs, and plants grow?

Will the growth of your neighbor's trees be hindered?

Two story homes with two-story vertical walls tend to block the sun more than one-story homes, especially those with 4:12 roof pitches.

For example, think of a two-story home or two-story duplex with the broad front lying east to West with a one-story wall on the South side. The South side neighbor will not be affected much. However, the two-story construction will affect the neighbor on the North side for two reasons --- the two-story plus vertical wall and for being on the North side of the new construction. In addition, the resale value of both homes is severely affected by the new construction.

Hidden Porches:  95% of all homes in GCCCA currently have Hidden Porches.  The intent of Frank Lloyd Wright's philosophy was that it's better to have a hidden or low key porch that opens to the "greatness" inside the home.  An ostentatious porch tends to let one down upon entering the inside . . . . a guest is expecting more!  High or ostentatious porches are NOT Compatible in GCCCA.

More on FLW's philosophy - When driving down the street in GCCCA, one sees the Trees and Environment, not protruding and ostentatious Porches.  Even the overall height of homes, gutter height, conforming neutral brick colors, lot of trees and shrubs, Compatible windows, low pitched roofs, and hip roofs tend to "let homes blend in with the environment" rather than 'fight' and 'jump out at you' when touring the neighborhood.  "Hidden Porches" was a key part of the original theme of GCCCA.

Hip Roof Front Porch:  Our neighborhood has a distinct Compatible architecture feature that is referred to as a hidden porch as noted above.  However, a few residents want a protruding front porch that is Not Compatible, invades into the front setback, and does not conform to other neighborhood homes.  The good news is that it is easy to address and design a Compatible porch.  A Compatible and architecturally feasible way to design a protruding front porch is build a Hip Roof Front Porch that is “low,” and has a Gutter Height that is the same height as the home (typically 9’ from grade).  Also, the porch cannot intrude into the 40 foot Front Setback.

Roof Overhang:  The Dearborn City Roof Overhang ordinance is 2” per foot of Side yard Setback, or 20” in the GCCCA based on a 10 foot Side yard Setback.  However, Roof Overhangs in the GCCCA vary between 24” and 42”, and those between 24” and 36”are encouraged for Compatibility.  Overhangs above 36” and up to 42” are possible on an exception basis.

Basements:   There are no rules or guidelines on basements.  However, one way to increase space for a rec room, computer room, bar & entertainment center, wine cellar, etc. is to add a basement under your new home addition.  While some may say expanding a basement does not add to the official “square footage” of the home, it does add value to your living style and enjoyment, and certainly resale value!

2nd Story Additions:   Another way to increase living space in your home is to add a second story addition, rather than covering more yard “green” space.   The GCCCA encourages Compatible second story additions.  While one-story ranch homes are optimal, adding a small, Compatible 2nd story addition may be the best choice for you and your family.  It not only adds to the official “square footage” of the home, it also adds value to your living style and enjoyment, resale value and tax base!

Columns:   Porches in our neighborhood tend to be free spanning with virtually no columns.  Often times, support of overhead roofs is not necessary, columns are “non essential”, and thus they are not required.

Columns can be barriers, eye grabbers and tend to jump out at you.  If your home structurally still requires a column, think about the following:

                Square columns are generally more Compatible than round columns.

                Minimize the size or diameter of your column.

                Minimize the number of columns used.

Architecturally designed aesthetically pleasing columns are those that are “proportional” to the rest of the home, not over-sized and over-bearing.  Square pillars simply blend in like another one of the corners of the home.  A free span with no columns is best; but if your home structurally still requires them, please incorporate a small number of small sized pillars.  Unnecessary columns “can block your view” when looking out your windows.

Window Design:   Rectangular windows are Compatible in GCCCA.

Small Window Dormers   located on the second floor of the home are Not Compatible.  Dormers point to a two-story home and our neighborhood is composed of one-story ranches.  There are a few exceptions as originally directed that provided Dormers could be added to the low overall height homes (18’-21’) located on Meadowlane Road and one block on N. Brady.  Guidelines for Dormers located on these streets are allowed if they are small in size and placed symmetrically on the roof, and serve a function.  Individually, Dormers width range between 4 feet and 5 feet wide.  The height is aesthetically proportional.  The window in the Dormer must cover of the most of the front wall of the dormer.  Further, Compatibility directs that the Roof on the Dormer be a Hip Roof so as to make it less intrusive and smaller.  Big, wide Dormers are Not Compatible anywhere in GCCCA.

Bay Windows:  Generally Bay Windows protruding into the 40’ Front Setback and 10’ Side yard Setback are allowed as long as they do not have a foundation.  Also, they should not protrude beyond the Front/Side Overhang, and/or, do not extend beyond two feet from building wall.  Also, the Roof of the Bay Window should not extend beyond the main roof of the home.  Bay Windows with foundations on other parts of home are welcome.

Skylights  are another way to direct light into your home.  However, please do not place them in front where they can be viewed from the front street.

Exterior Walls of the Home must be Brick, Masonry or Stone.

Brick Gables  are encouraged in the GCCCA.  They are predominate in all up scale neighborhoods, and our GCCCA is no exception.  Even though a few homes use aluminum or vinyl trim sparingly as an accent, homes with brick gables enrich a neighborhood; conversely, large sections of aluminum trim are predominately found in lower priced neighborhoods (cheaper to build).  Brick Gables cost slightly more to build, however, builders of spec homes know they can easily charge more, recoup their investment faster, and make more profits overall if they brick the gables instead of using alternatives.  Homes in neighborhoods with Brick Gables tend to command higher resale values.

Rear Setback & Maximum Depth of Home is covered by the Compatibility Ordinance.  In general, a home should not exceed 10’ – 15’ rearward more than either home on either side, or up to a maximum (front to rear) home depth of 45’ deep, whichever is less.  Since GCCCA residents share the view of each other’s rear lots, homes sitting deeper/rearward obviously impacts the view through the yards.

Recessed Doors are often incorporated when the Front Door is too close to the 40 foot Front Setback. Because of the 40' Front Setback requirement in GCCCA, often times it is difficult to incorporate a porch. A viable alternative is to recess your front door. Matilda Dodge's Meadowbrook Hall has one of the most famous Recessed Front Doors. Other examples are in Grosse Pointe such as 41 Provencial Road.  Some local Dearborn examples are at 22277 Long Blvd,  260 Riverlane,  234 Riverlane,  2061 Golfview, 22514 Alexandrine, 22645 Alexandrine, 431 Sylvan, and 336 Riverlane, 22904 Law.  More are located in Aviation Subdivision.

Hip Roofs are encouraged in the GCCCA. They prevail in all up scale neighborhoods, and the GCCCA is no exception. Where possible, homes with Hip Roofs tend to enrich a neighborhood; conversely, Gable Roofs are predominately found in lower priced neighborhoods (cheaper to build). Hip Roofs cost slightly more to build, however, builders of spec homes know they can easily charge more, recoup their investment faster, and make more profits overall if they use Hip Roof designs in up scale subdivisions. Homes with 4:12 Roof Pitches and Hip Roofs are aesthetically more pleasing and more Compatible than homes with Gable Roofs because they tend to push the top ridge line away from neighboring homes.  Trees can easily be planted between homes with Hip Roofs; this is more difficult, and/or, impossible with homes that have Gables. Homes in neighborhoods with Hip Roofs tend to command higher resale values.

Brick Color should be Compatible with surrounding homes, typically dark red.  Colors of the roof, and masonry and stone walls should be Compatible with surrounding homes.  Samples of exterior walls and roof must be provided to the GCCCA Plan Review Board.

Building Samples:   Architects provide exterior brick, siding and roofing samples of the actual materials proposed to be used on future homes.

Circular Driveways    are Not Compatible in GCCCA.
Less than 11% of the GCCCA homes have a Circular Drive.  The majority of the GCCCA residents voted in the 2002 Ballot "to Prohibit Circular Driveways."  It was probably the “potential for skirting the spirit of the Guideline” that led to the ultimate vote by the majority of GCCCA residents.  This is exemplified with a couple of wide, stark white, non-landscaped, and non-compatible Circular Driveways located in our neighborhood.  All Circular Driveways are Not Compatible in GCCCA, however, in the past, those that are less than 10’ wide, black asphalt or dark colored, and highly landscaped tended to be less objectionable.  Negating any one of these three criteria (narrow, dark color, & highly landscaped) leads to further degradation of the neighborhood.

Smart Homes:   High Tech Smart Homes are encouraged in the GCCCA!  Ask your architect for details.

Landscaping

Landscape Plan:   Many upscale communities require Landscape Plans in addition to Home Building Plans.  While Landscape plans and mandatory tree replacement programs are not required in our town yet, please don’t forget the importance of it.  Seeing the trees first and then the homes second is a feature that makes this neighborhood unique.  Homeowners are encouraged to restore their landscaping within a reasonable time after completion of building improvements.

Trees:   Some think trees only provide shade and drop leaves.  Beautiful trees also increase the quality of life, benefit the environment, and purify the air we breathe because trees breakdown Carbon Dioxide into healthy Oxygen!  Also, they reduce noise pollution, stabilize the soil, prevent erosion, and protect aquifers and watersheds.

The City of Dearborn offers a selection of five different species of trees and they will plant them in front of your home (easement) for $150 each. It includes a guarantee too.  The Golfcrest Country Club Estates is a neighborhood of trees and all residents are encouraged to replant trees if they are removed.  Arbitrarily cutting down of trees when in fact they do not interfere with the building plans is frowned upon in the GCCCA.  We encourage the retention of trees and other landscaping to preserve the nature beauty of our neighborhood.  Many other communities like Westland dictate by law four smaller trees are planted “if” a homeowner wants to cut down a large mature tree.  The residents of GCCCA are happy with “one for one!”

Trees located on the Easement are property of the City of Dearborn.  You must contact the City before cutting them down, even if they are dead.  The Front Yard Easement is typically 15 feet from the street curb in the GCCCA.

Tree City:  Dearborn is known as the “Tree City.”  However, there appears to be a tree removal trend of big, live, healthy, majestic trees in the GCCCA.  Please do your part in preserving our neighborhood by maintaining existing trees on your property.

Trees can flourish between one-story homes, but have difficulty living next to a two-story home.

Maintain Grade Level:  Dearborn ordinances dictate that the contour of the land cannot be changed or dug out around and surrounding the home.  The natural grade or contour of the land as now existing cannot be changed or altered by fill or excavation on lots.

Ravine:  The natural grade or contour of the land surrounding the natural Ravine in our neighborhood as it originally existed shall not be changed or altered by fill or excavation, nor shall the ravine adjoining said lots be filled, or the natural flow of water therein be diverted or obstructed in any way.

Fences are discouraged in GCCCA.  Since the inception of GCCCA, its design was with the premise of nature and its surroundings. Residents in the GCCCA have always enjoyed wide-open spaces. If you want a fence, please note a few of the GCCCA and Dearborn Building & Safety Fence Guidelines.

Permitted Types of Fences - Open air, black, see-through aluminum or ornamental iron or chain link fences, not exceeding four (4) feet in height, if required because of swimming pool, pets, etc.

Other parts of Dearborn allow 50% open fences such as cyclone, chain-link, and picket. Also, board on board privacy fences, and shadow box privacy fences are permitted in some other parts of Dearborn even though they curtail the openness of our neighborhood and Compatibility. Permitted Height of Fences in some other parts of Dearborn is five (5) feet maximum, but virtually all in the GCCCA are only four (4) feet high. In Ground Swimming Pools, and generally Above Ground Swimming Pools, require a 4' high fence surrounding the pool. Permitted Location of Fences is allowed to enclose the rear yard, and on an exception basis, a fence can be extended forward to enclose the side door.

If someone still wants a fence, almost all residents in our GCCCA neighborhood install open air, see-through, black ornamental iron fences, or in the past, chain link fences. And in both cases, they are only 4' high.

The City of Dearborn Building & Safety requires a neighbor's signature fences located on the lot line between properties.

Dearborn City Compatibility Ordinance:  While City laws allow 5' high Privacy fences, Compatibility is another City ordinance and it requires a consensus that 51% of the surrounding fences are similar, etc. Most GCCCA residents use tall Arborvitae evergreen shrubs and other types of evergreen bushes and trees to enclose their yards for privacy, etc.

Plastic & vinyl privacy fences are Non-Compatible in the GCCCA where a natural look in harmony with nature is the premise, and preferred. Surrounding neighbors dislike plastic & vinyl privacy fences and they are Non-Compatible in the GCCCA.

Non-Compatible Wooden privacy fences have fallen out of favor in other neighborhoods because they require continuous upkeep, quickly become unsightly and frequently fall into disrepair.

Privacy fences, whether plastic & vinyl or wooden, are Non-compatible and are considered barriers to sharing the view of surrounding yards. GCCCA neighbors a joining privacy fences dislike them.

NOTE: Some say 4' high plastic and wooden Privacy Fences should be allowed, as long as they are located 3' or 4' off of the lot line and use tall Arborvitae evergreen shrubs planted between the fence and lot line to hide the Non-Compatible privacy fence. The surrounding neighbors would view the shrubs instead of the fence.

Stone and Brick Landscaping Walls are becoming more popular. Occasional short lengths of small one foot high landscape wall sections are considered accents in the GCCCA "if" they match colors of the home and surroundings. However, landscape walls higher than 1' are Non-Compatible in the GCCCA.  Any style of stone or brick columns located in the front yard are Not Compatible, and often times considered dangerous and a health hazard.  Landscaped walls higher than one foot are the "un-neighborly thing to do," considered unfriendly barriers, can have an appearance of the "Berlin Wall", and sends a message to "Keep Out!"

Residents in the GCCCA have enjoyed wide open spaces. Although fences are not covered formally in the original deed restrictions, they do note, "The consensus of residents is that good neighborliness is not enhanced by further erection of fences."

Swimming Pools: There are a few swimming pools in our neighborhood. Virtually all are in ground pools and that type does not challenge the openness of our neighborhood. The City of Dearborn allows above ground pools too even though this type curtails wide open spaces.

Garages: All private garages in this sub-division must be attached to houses either directly or with breezeway, and must not be for more than three (3) cars.

Sheds are Not Compatible in the GCCCA. According to the original Deed Restrictions, "No out building of any kind will be permitted in this subdivision."

Zoning Proposals:  The issue of new construction, big foot homes, remodeling, and compatibility within the City of Dearborn and our subdivision is a subject that is being resolved.  With specific guidelines available to homeowners, all can live in harmony.  Please be a concerned neighbor and stay with this subject while the guidelines are being continually defined...

Exceptions to Compatibility

Overall Height:  Typical Overall Height of homes in the GCCCA is 16’ – 17’.   However, even though 16 or 17 feet high is Compatible, if required, an exception up to 23 feet high is permissible.

Rear Kick-in on Hidden 2nd floor additions on the rear:  2nd Floor Additions are typically kicked-in 20' on each side so that they are NOT noticeable when viewed from any angle in the street.   However, even though a 2nd floor 20’ Kick-in is Compatible, it appears a 5 foot Kick-in on each side is more practical.

Roof Overhang  exceeding 36” and up to 42” are possible on an exception basis.  This is an exception to the Dearborn ordinance.

Courtesy Guidelines

Guidelines for issues relating to construction and renovating a house are important and often are legal issues.  But to maintain a pleasant environment within our neighborhood also requires some guidelines, mostly issues of courtesy.

For example, keeping trash containers out of sight or not blocking sidewalks so residents can walk their dogs seem quite simple, but not everyone does this.  That’s why the association has added the following points, Courtesy Guidelines, so we can all know what’s expected as a GCCCA resident and how we can live together with consideration for each other.

Parking Cars Across City Sidewalks - Blocking city sidewalks with a vehicle often makes it difficult and dangerous for people to pass, especially in winter, with snow piled high on the streets.  Having to go into the street to walk past a house could prove risky.  Residents are encouraged not to block sidewalks.  In some cases, blocking the sidewalk may be considered by the city as a citable offense.  The association encourages residents to keep their vehicles in their garages.

Keeping Trailers in the Street or in Driveways - The association wants to keep the neighborhood attractive and pleasant for both those who live here and those who are driving through it.  That is why the association does not allow residents to leave trailer including vehicles parked on trailers in front of their homes. The city will also request you to move such trailers.

Even parking non-used cars in the driveway should not be considered a long-term solution.  Residents need to store these vehicles or find another place to park them.  Simply moving the trailers from one spot to another on the same street is not acceptable and could result in action by the city.

Putting Trash Containers Our of Sight - Trash containers in obvious view either in front of or behind a house are unpleasant for your neighbors.  Unsightly trash containers should be kept inside the garage, and not outside.  This helps to prevent them from being in full view for those who are passing by on the street or for neighbors who live behind your house.

This requirement is not just because of the unsightly nature of the trash, but also a city requirement because of potential for rodents and other small animals that could get into the trash.  The city may cite residents for trash containers that are not closed or appear to be vulnerable to rodents.

GCCCA Plan Review Board

These Building Guidelines are directly associated, reinforced and supported by the City of Dearborn Ordinances, 2002 Ballot Results and original Deed Restrictions.  Coupled with this is support from the Mayor Michael Guido’s Office and enforcement by Building & Safety Department of ordinances such as Compatibility.  These will go a long way to ensuring our Golfcrest County Club neighborhood is the premier place to live!

The GCCCA Board and GCCCA Plan Review Board encourage all residents to continually upgrade and enlarge their homes.  We support bigger homes that are high quality and Compatible in design.

Contact the GCCCA Plan Review Board if you would like to build an addition to your home.  Seven members of the GCCCA Plan Review Board will review your plans (three complete sets of drawings are needed including a Plot plan), and give you and City of Dearborn Building & Safety Department a recommendation within three weeks.  The GCCCA Plan Review Board takes great pride and works very hard to be consistent, fair and equitable to all homeowners when considering their proposals, and provides alternatives for those plans that have Compatibility issues.

In summary, the sun won’t shine where shade exists...