RIVERSONG - PHASE 3 ARCHITECTURAL DESIGN GUIDELINES

Transcription

1 ARHITETURAL DESIGN GUIDELINES REPORT NOVEMER 16, 2010

2 I I G R O U P R E P O R T TALE OF ONTENTS 1. THE OMMUNITY OF RIVERSONG PHASE 3 RIVERSONG Architectural Theming of RiverSong Phase APPROVAL PROESS Application Process P rel i m i n a ry r e v i e w F o rm a l a p p l i c a t i o n s u b m i s s i o n ZONING REGULATIONS Setbacks uil d i n g En v e l o p e Sit i n g M i n i m u m h a b i t a b l e f l o o r a r e a e x c l u d i n g b a s e m e n t s ARHITETURAL DESIGN GUIDELINES Repetition uilding Form and Massing G a rag e s D riv e w a y s a n d S i d e w a l k s Roof d e s i g n a n d p i t c h F ro n t P o r c h e s o rn e r Lo t s Rea r E l e v a t i o n s o n a m e n t i y s p a c e s Wa l k o u t L o t s uilding Materials olou rs P rim a r y w a l l m a t e ria l s Se c o n d a ry Wal l M a t e ri a l s M a s o n ry Roof Mate r i a l s F ro n t E n t ry Doo r G a rag e Doo rs... 8 November 16, 2010 Page i.

3 I I G R O U P R E P O R T TALE OF ONTENTS (ONT D) Rai l i n g s T rim a n d s o f f i t s Windo w s Ext e rio r L i g h t i n g Reta i n i n g w a l l s LANDSAPING Security Deposit ompletion of Landscaping Landscape Requirements Fencing DISRETION Discretion No Right to Enforce Right to Amend APPENDIX A Architectural Homes Styles APPENDIX Formal Application Process APPENDIX Town of ochrane Land Use ylaw APPENDIX D Approved Wall olours APPENDIX E Marketing Plan APPENDIX F Typical Fencing Detail APPENDIX G Tree Planting Plan November 16, 2010 Page ii.

4 ARHITETURAL DESIGN GUIDELINES 1. THE OMMUNITY OF RIVERSONG RiverSong is a master planned community located in the south eastern quadrant of ochrane Alberta. RiverSong is situated on the escarpment above the ow River and will take advantage of river, woodland, and mountain views. The RiverSong community totals 340 acres with approximately 100 acres dedicated to environmental reserve which will have pathways for residents to use for walking running and cycling. In addition, municipal reserve land has been strategically located throughout RiverSong that will provide parks for each neighbourhood and access throughout the community. When the community is built out, there will be approximately 1250 single family homes in addition to multifamily units which will target a wide spectrum of the housing market. Each Neighbourhood will have architectural guidelines to ensure that the ONTEMPORARY HERITAGE vision for this community is emulated. The goal in RiverSong is to develop homes with architecture that draws on traditional architectural elements while addressing the needs of contemporary living and modern building materials. 2. PHASE 3 RIVERSONG Phase 3 of RiverSong is located south of River Heights Drive 106 single family (R-1) lots and 26 semi detached (R-2) lots. November 16, 2010 Page 1

5 2.1 Architectural Theming of RiverSong Phase 3 ARHITETURAL DESIGN GUIDELINES The Architectural theme of the exterior of homes in RiverSong is intended to be a contemporary interpretation of Heritage style architecture. Homes should draw on the flavour of traditional craftsman, prairie, georgian, and colonial styles fused with clean, simple, bold detailing and colour contrast. old and simple wide trims, corner battens, window bands, shadow boards, porch columns and fascias that are WHITE in colour will punctuate contrasting darker siding colours and black roofs. Windows and strong trim details will be very important on the homes at RiverSong. The houses should be well grounded and if stone is used, it should look like a structural element. Homes will be strong simple lined versions of the heritage styles that are appropriate to and harmonious with ochrane s unique heritage and setting. A selection of Architectural styles that the RiverSong theme will emulate is located in Appendix A. 3. APPROVAL PROESS 3.1 Application Process P R E L I M I N A R Y R E V I E W To achieve the desired ontemporary Heritage look in RiverSong, designers are encouraged but not required to create preliminary renderings or sketches of elevations to the Design oordinator for preliminary review to ensure that they are on the right track. The Design oordinators will assist the designers with notes and sketches if required and return the plans stamped reviewed. A preliminary review of the placement of the home on a home site is highly recommended, to ensure compatibility with neighbouring homes. All approved home sites are available to be viewed on the website F O R M A L A P P L I A T I O N S U M I S S I O N uilders will have to submit their plans to the Design oordinator for architectural review and confirmation of compliance with these architectural guidelines before they will be permitted to apply to the Town of ochrane for a building permit. The design coordinator will require the following information submitted via Plot Plan (1:200 scale) showing the following: Lot size uilding envelope Setbacks Lot coverage November 16, 2010 Page 2

6 ARHITETURAL DESIGN GUIDELINES Easement and utility rights of way Property and house corner grades onstruction Drawings (1/4 =1 ; 3/16 =1 ) ompleted Architectural exterior selections uilders can submit applications online using.pdf files only. This process eliminates printing and courier costs, as well as cuts down on return time. Please contact II Group for information regarding usernames and passwords for builders submitting for architectural approval in RiverSong. Please contact passwords@archcontrol.com to obtain your personalized password and usernames. A chart with the Formal review process can be found in Appendix. 4. ZONING REGULATIONS 4.1 Setbacks U I L D I N G E N V E L O P E In order to maintain continuity, the homes in RiverSong will have to be located within a buildable area called the uilding Envelope. Setbacks will follow the Town of ochrane Land Use ylaw. The R-2 section as well as General Rules section from the ochrane Land Use ylaw has been included for your convenience only in this document as Appendix. The builder is responsible for ensuring they are aware of current bylaw requirements S I T I N G Houses should be placed perpendicular to the road, rather than angled in the lot, not parallel to one of the side property lines, whenever possible. The streetscape will flow more smoothly if the homes are positioned in a radial manner on curved roads. The line of houses on the street should follow the natural curve of the street M I N I M U M H A I T A L E F L O O R A R E A E X L U D I N G A S E M E N T S R-1 Lots Two storey ungalow Minimum 1100 sq ft. Minimum 800 sq ft. R-2 Semi Detached Lots Two storey ungalow Minimum 1100 sq ft. (per side) Minimum 800 sq ft. (per side) November 16, 2010 Page 3

7 5. ARHITETURAL DESIGN GUIDELINES ARHITETURAL DESIGN GUIDELINES 5.1 Repetition For the single family homes, the same elevation shall be separated by 3 lots on the same side of the street and will not be permitted directly across the street. This may be altered at the Design oordinators discretion if it can be shown that the two elevations in question are located so as not to be visible together from any angle. While similar house plans and elevations are inevitable, it is possible to vary the design by changing exterior elements. If it is felt that the adjacent houses are too similar the Design oordinator will request the applicant to make design changes. For the semi detached homes, each semi detached building (2 units) must be separated by at least 2 buildings with a different front elevation. Every third building may repeat. All the exterior colour schemes must be approved. olours cannot be repeated within 3 lots on the same side of the street and will not be permitted directly across the street. Approved siding colours by Manufacturer are located in Appendix D. Any colour that is not noted on this list may be accepted if a colour sample is submitted for approval to the Design oordinator. 5.2 uilding Form and Massing G A R A G E S All semi detached (R-2) homes will require a single front attached garage. The garage is not meant to detract from the architecture of the home and is intended to be designed to enhance the façade. The garages may be connected and located in the center of the unit or they may be separated and placed on the outer edges of the unit. It is encouraged that the wall between the garage door and the front entry porch of the (R-2) homes not exceed 14 feet. This will make the garage look more like part of the design and not an addition to the home. When this distance is exceeded, the design must incorporate some sort of detailing along the garage wall such as a window, or batten detailing. Rear detached garages will be required for all single family homes that side onto a street. This will include lock 14 Lots 8, 37, 38, and 77 lock 16 Lot 38 lock 17 Lots 13 and 14 These rear detached garages must be constructed at the same time as the principle building and must use the same exterior materials as the principle building. These garages must also incorporate a carriage style garage door. All other single family homes do not require a garage. If a rear detached garage is submitted with the house plans by the builder, it will be reviewed by the Architectural oordinator. If a Homeowner is building a detached garage, it does not need to be reviewed by the Architectural oordinator but it must meet all of the rules of the ochrane Land Use ylaw and a building permit is required. All detached garages are to use the same exterior materials as the principal building. arriage style garage doors are not required for the remainder of the detached garages that are listed above. November 16, 2010 Page 4

8 ARHITETURAL DESIGN GUIDELINES D R I V E W A Y S A N D S I D E W A L K S At minimum driveways on the R-2 lots must be broom finished concrete with a deep tool joint required as per engineer s request that is a maximum of five feet into the driveway from the existing concrete sidewalk or curb. Exposed aggregate and stamped coloured concrete will also be approved and is highly encouraged. orders of exposed aggregate or stamped coloured concrete will also be approved. Driveway length must be a minimum of 6.0 meters from property line to the face of the garage wall. Desirable driveway slopes are between 3% and 7% Maximum driveway slope is 10%; minimum is 2% Driveways should be the full width of the garage itself, not the width of the garage door. Sidewalks are to consist of the same material as the main part of the driveway and are to be poured concurrent with the driveway. Sidewalk stones are not permitted. R-1 lots will not require a driveway. All R-1 lots, except for those flanking a side street, will require as a minimum, a 20 x 20 gravel parking pad that is accessed from the lane. Parking pads are to be built using a pressure treated wood edging on three sides R O O F D E S I G N A N D P I T H A minimum 6:12 roof pitch is required for any roof facing the street and any gables are to have a minimum 8:12 roof pitch. All chimney flues visible from highly visible locations such as the front or flanking street or any open space must be boxed in with the same finish as the main body of the home. Stone or brick chimneys are highly encouraged. himney boxes or flues on the front elevation will not be permitted F R O N T P O R H E S ontemporary Heritage homes should incorporate a front porch on the front face of the home. Any such porch is to be substantial in depth, a minimum 6 feet from the main face of the home. If a design is submitted that does not have a front porch but has adequate detail and massing it may be accepted at the Design oordinators discretion. Architectural elements that emulate the ontemporary Heritage style in RiverSong are; Simple and substantial columns extended to grade level (minimum 8 X 8 ) Exposed rafter tails rick or stone skirting rick or Stone bases only on the columns, not full brick or stone old and simple triangular knee braces supporting the porch roof The underside of front porches is to be screened in with an appropriate and complementary material so that the space under the deck is not visible. November 16, 2010 Page 5

9 ARHITETURAL DESIGN GUIDELINES Poured in place and Pre-cast concrete steps are permitted as long as they match the driveway and sidewalk leading to the home. If the driveway is exposed aggregate then the step and walkway is to be exposed aggregate. The use of exposed aggregate or coloured concrete is encouraged. Variances to sidewalk material are subject to review and approval by Design oordinator O R N E R L O T S orner lots that side onto a street or open space will require substantial additional treatment. The side elevation should be well articulated with various architectural elements appropriate for the overall design of the house. Such elements may include box outs, chimneys and fully detailed windows, shadow bands, belly boards, porch or verandas that wrap around from the front of the house. Lots requiring this side elevation treatment are: lock 13 Lot 86. lock 14 Lots 8, 37, 38, 55, 56, 77. lock 16 Lot 38. lock 17 lots 2, 13, 14, and 25 orner lots will also require rear elevation detail R E A R E L E V A T I O N S O N A M E N T I Y S P A E S Rear elevations that are visible to open space will require an extra level of detail. All windows on the rear elevation should be the same style as the front. All decks for homes that back onto amenity spaces must be built at the initial time of construction and must be shown on the building plans. Deck columns for these homes must be a minimum size of 12 x 12 and are encouraged to extend from grade through the deck and terminate at the railing level. olumns are to be of a simple design and be clad in the same material as the house. olumn bases can be clad in masonry. If masonry is used elsewhere on the house, any column masonry is to be of the same material. Any box outs or masonry on the base is to be a minimum of 3 feet in height. Decks on open spaces should be skirted in with smart board and crezone or smart panelling when the top of the deck is less than three feet off the ground. November 16, 2010 Page 6

10 ARHITETURAL DESIGN GUIDELINES Gable roofs on the rear elevations of amenity homes should have the same detail as the gables on the font elevations W A L K O U T L O T S lear three storey rear elevations on walkout lots will not be permitted. There needs to be articulation in the wall heights to help ground the building. This can be accomplished by staggering the upper floor or by adding different roof elements between the main and upper floor. Decks on amenity space must be built at the initial time of construction and shown on the building plans. Walkout decks that are not visible to open spaces may be built in the future by the homeowner. The Homeowner is to ensure all future deck columns are at minimum 12 x12 extending from grade to the underside of the deck joist. olumns are to be of a simple design and be clad in the same material as the house. olumn bases can be clad in masonry. If masonry is used elsewhere on the house, any column masonry is to be of the same material. uilders are to note on the drawings that the Homeowners are aware and understand the future deck requirements. All semi detached walkout lots must build a deck at the time of construction and must be shown on the building plans. Deck olumns must be a minimum size of 12 x12 extending from grade to the underside of the deck joist. 5.3 uilding Materials O L O U R S Dark bold contrasting colours are the central theme to emulate the ontemporary Heritage Home styles in RiverSong. Approved colours and manufacturers can be found in Appendix D. Variances can be reviewed and approved by the Design oordinator. Secondary colours: each home is permitted to have one secondary colour that is complementary to the main body colour of the home. This colour may be used on accent materials such as shakes or gables treatment. All secondary colours will be approved at the discretion of the design coordinator P R I M A R Y W A L L M A T E R I A LS Wider (double 5 ) and darker Vinyl siding or omposite siding will be the primary wall material for all homes Phase 2. ased on product availability, a smaller profile may be approved as long as it is a bevelled profile. Dutch lap profile vinyl siding is not permitted S E O N D A R Y W A L L M A T E R I A L S Secondary wall materials may consist of cedar shakes, vinyl shakes, composite shakes, smart panel, or board and batten detailing. omposite siding with a smaller lap profile may also be used as a secondary wall material. November 16, 2010 Page 7

11 ARHITETURAL DESIGN GUIDELINES M A S O N R Y Masonry will not be required on homes in RiverSong. However should it be used, it must be used in portions reflecting structural integrity. There will be no minimum amount of stone or brick required but the placement of the material must ground the home and act as a structural element. All stone or brick must wrap at least two feet around all corners. The following masonry will be approved in RiverSong. rick ultured or real stone Masonry colours must complement the cladding material and colour R O O F M A T E R I A L S Any roof material is to be black in colour. Acceptable materials include architectural asphalt shingles, real or faux slate, rubber and clay tile. Examples of acceptable roofing materials and colour are; Dual lack (P 30 Harmony Z or IKO ambridge 30 or approved equivalent) Alternate roofing materials may be approved by the design coordinator. Samples will be required prior to consideration by the Design oordinator F R O N T E N T R Y D O O R Front entry doors must be painted a contrasting deep/vibrant colour or white. Double, front entry doors are allowed providing there is adequate space for them and does not result in the front elevation aesthetics being compromised G A R A G E D O O R S Must be contemporary versions of arriage House or Renaissance door with simple lines that are compatible with the home designs. Material may be aluminum or wood and should match the main body colour or the trim colour of the home. November 16, 2010 Page 8

12 ARHITETURAL DESIGN GUIDELINES R A I L I N G S Rails will be required as per the Alberta uilding ode. Front porches and rear decks should have railings in a style to match the architectural theme. Acceptable railing materials include (depending on architectural style): Wrought Iron / Aluminium Wood (painted or stained) Glass (rear only) omposite T R I M A N D S O F F I T S Modern trim materials used in a traditional manner will assist the houses in RiverSong to appear traditional and timeless. Designers are asked to put a great deal of effort into the trim detailing on each elevation. All trim is to be white to contrast with the darker coloured cladding. Trim will be required on all elevations of all homes in RiverSong. All corner boards are to be a minimum of 3 inches wide when using vinyl and a minimum of 4 inches wide when using smart board, or composite materials. Window trim on side elevations does not have to match the profile of the front and rear elevation but as a minimum should be 4 wide on all four sides of the window. Shadow boards or cornices, if incorporated in the design, must be used in all open gable ends where the wall meets the soffit on every elevation. Trim must sit proud of the wall material they are designed within. When a composite material trim is used on a stone wall, the trim must be built out at least ½ proud of the stone. White flashing is to be used over trim. The fascia on open gables on the front and other highly visible elevations is encouraged to be constructed with a composite material but aluminum will be permitted. All other fascia may be aluminium. All fascia must be a minimum of 8 inches in height. Rainware should be limited on exposed elevations. Downspouts should take place on side and rear elevations of homes only. Rainware is to be white in colour. asement windows that are at a lower elevation do not require trim W I N D O W S Windows must be vertically proportioned. Window treatment is required on all elevations. November 16, 2010 Page 9

13 ARHITETURAL DESIGN GUIDELINES asement, double-hung, and single-hung are appropriate window types and may be incorporated with non functional windows to create more elaborate window designs. Sliding windows in bedrooms will be acceptable, but still require decorative treatment. If muntin bars are used on the front elevation, they are not required on the rear or side elevations. Skylights, if used, should be black in colour to match the roofing and should have a flat profile. Skylights should be incorporated on rear elevation and should not be visible from the street E X T E R I O R L I G H T I N G Pot lights or light fixtures with a contemporary look in keeping with the theme are encouraged for the garage and the front entry. All light fixtures selected shall complement the architectural style of the home R E T A I N I N G W A L L S Where retaining walls are required, they are to be constructed using natural materials such as sandstone, pressure treated wood or segmental blocks. Wing walls which are built as extensions of the foundation wall may be constructed with concrete. uilding permits are required in the Town of ochrane for any retaining wall over 3 feet in height. Retaining walls are the responsibility of the builder whose home design necessitates a retaining wall. 6. LANDSAPING 6.1 Security Deposit It is highly suggested (but not mandatory) the uilder obtain a security deposit from the homeowners to guarantee rear yard landscaping is completed within the year in order to obtain the town of ochrane s final grade approval in order to obtain a final inspection. 6.2 ompletion of Landscaping Is to be within one year of occupancy 6.3 Landscape Requirements The front yard of the home is to be completed with the following requirements; A minimum 6 of topsoil & natural Sod. No synthetic sod will be accepted. The Developer will provide each Phase 3 laned detached lot (excluding all duplex lots) with one (1) tree planted in the front yard, once the lot has been graded and loamed and the home is occupied. The homeowner is responsible for contacting MD Landscaping at to have the tree planted and the order must be placed with MD Landscaping within one (1) year of the occupancy date. If the homeowner does not wish to have a tree planted in their front yard, they must notify the developer. The trees selected and provided will be at the discretion of the developer and will be in accordance November 16, 2010 Page 10

14 ARHITETURAL DESIGN GUIDELINES with the Riversong Phase 3 tree planting plan shown in appendix G. If there is not enough room in the front yard to accommodate a tree, there will be no substitute provided by the developer. No FULL front yard, hard surface landscaping will be considered. Xeriscape front yards maybe considered but must be designed by a Landscape Architect and approved by the Design oordinator. 6.4 Fencing All fencing in Riversong is to be coordinated in design and colour and is to be built in accordance with the Typical Fencing Detail shown in appendix F. If a lot has a chain link fence in the rear yard, then the side yard fencing may be a black chain link fence that matches the Developer s specification. If a wood privacy fence is desired for more privacy, this will be permitted however the last 8 feet of the fence that ties into the chain link fence must be dropped to 4 feet in height. Any interior fencing is to be overlap board wood screen, standard wood screen, built as per appendix F. lack chain link fencing will be allowed as an interior fence on lots that have chain link fencing on the rear property line provided by the developer. Rear yard fencing on open spaces may be provided by the developer and will consist of 4 high black chain link fencing. It is the responsibility of the uilder to inform the Homeowner that it is their full responsibility to maintain any fence installed by the developer. 7. DISRETION 7.1 Discretion Not withstanding anything else set out in these guidelines, Tamani ommunities and II Group s design coordinators may apply their respective judgements when considering and approving anything regulated or controlled by these guidelines. In so doing, the Developer and its consultants may provide waivers of or relaxations to any matter set out in theses guidelines in their sole and absolute unfettered discretion. In case of disagreement, Tamani ommunities will render a final decision. 7.2 No Right to Enforce Only the Developer may enforce the guidelines, no purchaser of a lot in RiverSong may enforce these guidelines. 7.3 Right to Amend The Developer may from time to time amend these guidelines as it sees fit in its sole and absolute unfettered discretion. J:\28187_RvrsongPh3n4\10.0 Reports\urrentReports\Phase 3\LTP_riversong_phase3_ doc November 16, 2010 Page 11

15 ARHITETURAL DESIGN GUIDELINES APPENDIX A ARHITETURAL HOME STYLES

16 ARHITETURAL DESIGN GUIDELINES

17 ARHITETURAL DESIGN GUIDELINES :

18 ARHITETURAL DESIGN GUIDELINES

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20 ARHITETURAL DESIGN GUIDELINES APPENDIX FORMAL APPLIATION PROESS

21 ARHITETURAL DESIGN GUIDELINES RiverSong Review and Approval Process TASK Prepare and submit preliminary design and completed application Preliminary plan review by the Representative and comments back to the Applicant omplete detailed design incorporating revisions Submit site plan, house plans, and exterior finishes to the Representative for final review and approval. Plans are to be submitted electronically via Approved plan receives Reviewed and Accepted Stamp Issue Grade Slip uilding Permit Application to The Town of ochrane. c/w opy of Site Plan and Grade Slip Issue uilding Permit Pre onstruction Report to be completed on Footing heck by Surveyor Final Inspection by the Developer identify deficiencies Resolve deficiencies Final Acceptance Notice RESPONSIILITY (uilder) Optional (II) Group (uilder) (uilder) (II) Group (II) Group (uilder) Town of ochrane (uilder) (uilder) Tamani ommunities (uilder) Tamani ommunities

22 ARHITETURAL DESIGN GUIDELINES APPENDIX TOWN OF OHRANE LAND USE YLAW (FOR ONVENIENE ONLY)

23 SETION GENERAL REQUIREMENTS FOR RESIDENTIAL DISTRITS OJETS PROHIITED OR RESTRITED IN A RESIDENTIAL DISTRIT No person shall be allowed to keep or maintain on a lot: a) a commercial vehicle with a gross vehicle weight (GVW) rating in excess of 4,500 kg for longer than is reasonably necessary to load or unload the vehicle; b) any recreational unit in the front yard: (i) except from May 1 to October 20 of any given year, when A) such units may be parked or kept on the private front driveway; ) a maximum of two (2) units will be allowed; ) all portions of the unit are set back a minimum of 1 m from the back of the sidewalk or the curb, where there is no sidewalk; and D) the unit(s) shall be parked parallel to the driveway; c) an industrial or construction vehicle except when such a vehicle is required pursuant to a development or building permit for that lot; d) any object or chattel that is unsightly or tends to affect adversely the amenities of the District. In accordance with the Act, the designated officer may order the owner to remedy unsightly or dangerous structures or property In addition to Section (b), a person may keep or park one (1) recreational unit in the rear or side yard of a lot year-round GARDEN SUITES A garden suite is considered incidental and subordinate to the principal residence and shall: a) comply with all Alberta uilding ode and other Provincial and Municipal regulations; b) be at-grade and not exceed 40% of the gross floor area of the principal residence to a maximum gross floor area of 80 m²; c) have a minimum gross floor area of 30 m²; d) have a maximum lot area coverage of 60%, when combined with all other buildings on the lot, notwithstanding Sections and ; e) not exceed one (1) storey in height; f) not exceed the maximum density prescribed for the subdivision in which it is located or a maximum of 10% of the number of existing lots in that subdivision, whichever is less; g) be placed to the rear of the principal building with a minimum separation distance of 1.83 m from any other accessory building and the principal building; 41

24 h) notwithstanding provisions elsewhere in this ylaw, have a minimum side yard setback of 1.2 m or, in the case of a corner lot, 3 m on the street-side; i) notwithstanding provisions elsewhere in this ylaw, have a minimum rear yard setback of 1.2 m; j) comply with applicable architectural guidelines and be compatible with the neighbourhood; k) have full utility services through service connections from the principal residence The registered owner of the lot shall: a) be limited to one (1) garden suite or one (1) accessory suite; b) not subdivide title to the garden suite or accessory suite AESSORY SUITES The registered owner of a lot shall be limited to one (1) accessory suite or one (1) garden suite, as outlined in Section An accessory suite shall: a) be accessory to the principal residence; b) comply with the Alberta uilding ode and all Municipal and Provincial regulations; c) create minimal structural changes to the front exterior of the principal building, which shall appear as a single dwelling unit; d) not exceed 40% of the gross floor area of the principal dwelling; e) have a minimum gross floor area of 30 m²; f) have full utility services through service connections from the principal residence; g) not exceed the maximum density prescribed for the neighbourhood in which it is located or a maximum of 10% of the number of existing lots in that neighbourhood, whichever is less An accessory suite may be located in an accessory building Notwithstanding provisions elsewhere in this ylaw, in the case of an accessory suite located above the ground floor of an accessory building, the following shall apply: a) The maximum height of the accessory building measured from the finished grade to eave line shall be 4.5 m; b) The roof pitch of the accessory building shall be a minimum of 4:12, match or complement the roof pitch of the principal residence, or shall be to the satisfaction of the Development Authority; c) The accessory suite shall have an entrance separate from the entrance to the accessory building, either from a common indoor landing or from the exterior of the structure; d) The accessory building shall have a minimum rear yard setback of 1.2 m and a minimum side yard setback of 1.2 m. 42

25 REQUIREMENTS FOR MULTI-UNIT DWELLING DEVELOPMENTS All multi-unit dwelling developments shall provide amenity space for the residents to the satisfaction of the Development Authority. This amenity space may be private, communal, or a combination of both Where a multi-unit dwelling development is providing private outdoor amenity space for each dwelling unit, the amenity space shall be designed to provide visual privacy and be comprised of one (1) or both of the following: a) Patios and ourtyards: A minimum width or length of 2.4 m and a minimum area of 7.4 m² for each dwelling unit located at or below grade; b) alconies and Porches: A minimum width or length of 1.5 m and a minimum area of 4.5 m² for each dwelling unit ommunal amenity space shall be designed for the recreational use of all residents of the development. The area shall be indoor or outdoor space or a combination thereof, including but not limited to landscaped courtyards, public skating areas, swimming pools, fitness rooms, party rooms, games rooms, and children's play areas complete with equipment Landscaping of a lot for a proposed development shall be in accordance with Table The principal entry for every dwelling unit, except apartment units, must be separate and directly accessible to ground level The arrangement of the buildings in a dwelling group should strive to maximize privacy and is subject to the approval of the Development Authority FRONT YARD SETAKS In a new subdivision, the front yard setbacks of principal buildings shall be varied in order to maximize the visual amenity of the streets and neighbourhood The driveway accessing an attached or detached garage whose vehicle entry door faces a street shall have a minimum length of 6 m, measured from the property line to the closest point of the vehicle entry door ONTROLLED APPEARANE In examining a proposed use, due regard shall be given to the compatibility of the proposed use with existing uses on or adjacent to the site of the proposed use The façade of buildings shall be maintained to the standard shown on the site plan and elevation drawings approved by the Development Authority To ensure that manufactured homes in the R-1 and R-2 Districts are consistent with the buildings in the neighbourhood, these buildings shall be finished to the following standards: a) the height of the main floor above grade to be consistent with the height of the main floor of buildings in the immediate area; b) a minimum 4:12 roof pitch; c) exterior finishing materials used on the roof and exterior walls to be consistent with those used on the buildings in the immediate area; 43

26 d) a minimum 400 mm roof overhang or eaves; e) a maximum 3:1 length-to-width ratio; f) a minimum 6.7 m width; g) a permanent foundation; h) removal of the hitch and running gear. 44

27 SETION RESIDENTIAL SINGLE-DETAHED DWELLING DISTRIT (R-1) LAND USE RULES PURPOSE AND INTENT The purpose and intent of this District is to provide for single-detached residential development. New neighbourhoods will be designed to provide for integrated and varied lot sizes. A limited number of these lots may also contain accessory suites or garden suites LIST OF PERMITTED AND DISRETIONARY USES PERMITTED USES Dwellings, Single-Detached Home-ased usinesses, Minor Fences Parks Playgrounds Sales/Lot Information entres Show Homes Signs as listed in Table DISRETIONARY USES Accessory uildings Accessory Suites Accessory Uses Antenna Structures ed and reakfast Accommodations hild are Services Garden Suites Home-ased usinesses, Major Public and Quasi-Public Installations and Facilities Religious Institutions Signs as listed in Table MINIMUM REQUIREMENTS LOT AREA a) Dwellings: 300 m², provided that the plan of subdivision meets the following requirements: (i) A maximum of one-third (1/3) of all the residential lots within a plan of subdivision are less than 320 m² each; (ii) A minimum average lot area of 350 m² for all lots within a plan of subdivision is maintained; and (iii) All corner lots shall have a minimum area of 390 m²; b) All Other Uses: At the discretion of the Development Authority LOT WIDTH a) Dwellings: 9 m; b) All Other Uses: At the discretion of the Development Authority. 45

28 FRONT YARD a) On Lots Fronting on ollector and Arterial Streets: 6 m; b) All Other Lots: 4 m SIDE YARD: LANED LOTS a) Principal uildings: (i) Street Side of orner Lot: 3 m; (ii) All Other Lots: 1.2 m. b) Accessory uildings: (i) Street Side of orner Lot: 3 m; (ii) All Other Lots: 610 mm SIDE YARDS - LANELESS LOTS a) Principal uildings: (i) With Attached Garages: 1.2 m; (ii) Without Attached Garages: one (1) unobstructed 3 m; the other 1.2 m; (iii) Street Side of orner Lot: 3 m. b) Accessory uildings: (i) Street Side of orner Lot: 3 m; (ii) All Other Lots: 610 mm REAR YARD a) Principal uildings: 7.5 m; b) Accessory uildings: 1.2 m MAXIMUM LIMITS UILDING HEIGHTS a) Principal uildings: 12 m; b) Accessory uildings: 5.5 m and one (1) storey, except as provided elsewhere in this ylaw LOT OVERAGE a) All Residential uildings (Principal and Accessory): 55%; b) All Residential Accessory uildings: 20%; c) All Other Uses: At the discretion of the Development Authority NUMER OF DWELLING UNITS: 1, except as provided in Sections and

29 ARHITETURAL DESIGN GUIDELINES APPENDIX D APPROVED WALL OLOURS

30 Approved Hard oard colours for RiverSong ARHITETURAL DESIGN GUIDELINES James Hardie omposite Siding Khaki rown Woodstock rown Monterey Taupe Timber ark Mountain Sage oothbay lue Evening lue hestnut rown Traditional Red ountrylane Red Iron Gray Harris ream Frosted Green Tuscan Gold Parkside Pine Heathered Moss

31 Approved vinyl siding colours for RiverSong ARHITETURAL DESIGN GUIDELINES VYTE Nantucket Spring Meadow Lakeshore lue astle Stone VYTE Expressions Harbour Smokestone Shoreline Redwood Forest Gentek Sequoia Flannel lassic rown olonial Venetian Red Windswept Smoke Midnight Surf Moonlit Moss Harvest Wheat Dark Drift Saddle rown Royal olorscapes Hampton lue harcoal Gray Rustic Red Natural edar Heritage lue ountry Green hesapeake Green Sage Waterford Timbercrest Mitten AT Umber Evergreen harcoal Pecan rick obalt Academy Grey Richmond Red Grenadier Green Khaki rown Annapolis lue Aviator Green hestnut rown

32 ARHITETURAL DESIGN GUIDELINES APPENDIX E MARKETING PLAN

33 9.30m [30.5'] RIVER HEIGHTS OULEVARD LANE 12.14m [39.8'] 12.39m [40.7'] m m m [26.2'] m [26.0'] [26.0'] R ESENT R IV ER HEIGHT S m [26.0'] 7.92m [26.0'] 7.93m [26.0'] 8.02m 8.10m 8.00m [26.0'] [26.6'] 7.93m 8.00m m [26.0'] m [26.8'] * 7.93m 8.17m [26.0'] m [26.8'] * [26.8'] 8.17m [26.8'] PHASE THREE LOT STATISTIS House % of Overall Width Quantity Developed 20' (R-2) 8 4.9% (R-2) % % 24' 3 1.8% RIVERSONG PHASE 3 MARKETING PLAN MARKETING PLAN % 100% 4 26' TOTAL 8.85 LEGEND: SEMI-DETAHED RESIDENTIAL (R-2) SINGLE FAMILY RESIDENTIAL (R-1) EXISTING RESIDENTIAL m [26.8'] 9.30m 9.30m 9.30m 9.30m 9.30m 9.30m 9.30m m 9.23m [30.5'] [30.5'] [30.5'] [30.5'] 14 [30.5'] 9.30m FUTURE SINGLE FAMILY RESIDENTIAL FUTURE MULTI-FAMILY RESIDENTIAL EXISTING MUNIIPAL RESERVE FUTURE ENVIRONMENTAL RESERVE * [30.5'] 9.28m [26.8'] 9.17m [30.5'] [30.5'] [30.3'] [30.4'] 9.28m m 8.17m 9.17m [30.1'] [30.4'] 9.30m 9.17m [26.8'] * [30.1'] [30.1'] [30.5'] m 9.30m [30.1'] MR 8.32m [30.7'] [30.5'] m [27.3'] m LANE 72 [30.5'] [30.7'] m LANE ' LANE m [31.7'] m [27.3'] 9.68m [32.9'] 52 [31.7'] m [26.8'] m LANE [31.7'] m [26.8'] 9.68m [31.7'] MR m [26.8'] 9.68m [31.7'] m * LEVEL LOT (REGULAR ASEMENT) LOWER REAR GRADE (REGULAR ASEMENT) LOWER REAR GRADE (WALKOUT ASEMENT) ELEVATED REAR GRADE GRADE ADJUSTMENT ON ONE SIDE 2.5m REGIONAL PATHWAY SIDEWALK ANADA POST MAILOX A 6.75 * LANE R IV ER HEIGHT S 436 G R EEN m [26.8'] 9.68m [29.9'] * [31.7'] ' 8.13m [26.7'] m [30.8'] m * STREET LIGHT FIRE HYDRANT [32.0'] RIVER HEIGHTS RESENT ' LANE LANE MR LANE RIVER HEIGHTS GREEN ' 20' 20' 20' 20' 20' 20' 20' 26' 7.31m 7.32m 7.92m [24.0'] [24.0'] [26.0'] SINGLE PHASE PAD MOUNTED TRANSFORMER A* 9.16m [30.1'] TEMPORARY SINGLE PHASE SWITHING UILE (2-3 YEARS) 12.08m A 9.55 [39.6'] TELUS VAULT (FLUSH WITH GROUND) 7.92m 7.32m 7.31m 7.32m 7.31m 7.31m 7.29m [26.0'] [24.0'] [24.0'] [24.0'] [24.0'] [24.0'] [23.9'] 9.68m 10.08m A [31.8'] [33.1'] * 24' 24' A * * * * * * A A A 3 WAY JOINT USE PEDESTAL (POWER, TELEPHONE, ATV) ATH ASIN UTILITY RIGHT OF WAY 1.2m HAIN LINK FENE * A A POST & ALE FENE PHASE OUNDARY LOK NUMER 11 A m [43.8'] 12.93m [42.4'] 38 24' A ' 12.78m [41.9'] TYPIAL LOT LOT DIMENSIONS LOT TYPE RIVER HEIGHTS OULEVARD LOT NUMER IVI ADDRESS HOUSE WIDTH LOT WIDTH 24' DRIVEWAY/ GARAGE LOATION * * SALE 1:600 NOVEMER 2010 *Note: The information provided herein is to the best knowledge of the developer. The developer reserves the right to change plans and concepts for land, facilities, designs, building products and specifications presented on this site without prior notice J:\28187_RvrsongPh3n4\5.9 Drawings\59planning\current\ Ph 3_MP-02.dwg Nov 16' :05am TMoodie

34 APPENDIX F TYPIAL FENING DETAIL

35 TAMANI OMMUNITIES RIVERSONG TYPIAL FENING DETAIL Drawn by: GW N.T.S. J:\pre-integration\old_I\plan_cad\Tamani\o Tamani Riversong General Landscaping\2.0 - Landscape\2.0 - Working Drawings\riversongtypicalfencingdetail.dwg

36 APPENDIX G TREE PLANTING PLAN

37