CREEKWOOD CHAPPELLE PHASE 2 RSL ALLDRITT HOMES, BUILDER ARCHITECTURAL REQUIREMENTS March 15, 2013

Transcription

1 CREEKWOOD CHAPPELLE PHASE 2 RSL ALLDRITT HOMES, BUILDER ARCHITECTURAL REQUIREMENTS March 15, INTRODUCTION This document outlines the Alldritt Homes, Builder Architectural Requirements for the RSL housing in Creekwood Chappelle, Phase Two. This document is intended to enhance and supplement the current Creekwood Chappelle Phase 2 RSL Minimum Architectural Design Requirements and the Creekwood Chappelle Phase 2 RSL Landscape and Exterior Requirements as prepared by the Delcon Creekwood VI Ltd. In the event of a conflict between the Builder Architectural requirements and the Developer Architectural requirements, the Developers requirements will govern. The Builder must ensure that all homes adhere to the Creekwood Chappelle Phase 2 RSL Minimum Architectural Design Requirements and the Creekwood Chappelle Phase 2 RSL Landscape and Exterior Requirements and the Creekwood Chappelle Phase 2 RSL Alldritt Homes, Builder Architectural Requirements. Each Purchaser must inspect the condition of the local improvements installed by the Vendor, including but not limited to the curbs, gutters, sidewalks, etc., in, on or around the lot prior to commencement of construction in order to determine if any of these local improvements are damaged. Written notice of any damages must be submitted to the Vendor prior to purchasing the lot, failing which, costs for repairing damages for same shall become the sole responsibility of the Purchaser of the lot. These requirements may not be altered, amended or varied without approval of Delcon Creekwood VI Ltd. The Vendor, the Architectural Consultant, their servants, agents, contractors, appointees, shall not be held responsible or liable for the accuracy, enforcement or compliance with these Guidelines to any Owner, Purchaser and/or Builder within the subdivision. Formal standards for development will be those as established in the City of Edmonton Land Use Bylaw. Conformity with these requirements does not supersede the required approval process of the City of Edmonton. It is not the purpose of this process to check for compliance with applicable governing statutes and requirements. Incomplete submissions may be returned without review. Any changes to approved plans must be approved in writing prior to implementation.

2 -2- Creekwood Chappelle, Phase 1 RSL, Alldritt Homes A Final Inspection will be required for all homes, refer to the Creekwood Chappelle Phase 2 RSL Minimum Architectural Design Requirements and the Creekwood Chappelle Phase 2 RSL Landscape and Exterior Requirements for the Final Inspection Process. 2.0 SITING, MASSING AND SIZE Formal standards for development will be those established by the City of Edmonton Land Use Bylaw. Conformity to this outline does not supersede the required approval process of the City of Edmonton. Homes will have a consistency of apparent volume. As such, house width and sizes must relate logically and proportionately to the lot and neighboring houses. Minimum building width of the dwelling must be within 2 feet of the building pocket, with the exception of pie shaped lots where discretion may be used for the massing requirements. Exceptions will be allowed if dwelling is within 4 feet of the building pocket with a 2 foot extension or setback on the garage. Siting should reflect careful consideration of lot characteristics, relationship and orientation. Building mass, siting and style can be adjusted on a lot to lot basis to enhance the streetscape. Similar elevations may not be duplicated within three lots or directly across the street. Repetitive use of elevations should be monitored to ensure interesting streetscapes. If a model is repeated on the adjacent lot, it must be modified to look like an entirely different house. If the model is repeated one lot over, it must have more difference than similarities. Where the rear elevations are high visibility, the repetition requirement will be applied to both the front and rear elevations. Please refer to current Phase 2: RSL Lot Sales Plan to identify high visibility lots requiring special design consideration. Homes with an oversized (24 +) garage must include articulation in the form of a front facing window. Refer to the Creekwood Chappelle Phase 2 RSL Minimum Architectural Design Requirements for the minimum roof pitch requirements. Refer to the Creekwood Chappelle Phase 2 RSL Minimum Architectural Design Requirements for homes on corner lots.

3 -3- Creekwood Chappelle, Phase 1 RSL, Alldritt Homes Refer to the Creekwood Chappelle Phase 2 RSL Minimum Architectural Design Requirements for homes where rear elevations are highly visible such as parks, storm water management facilities (wet/dry ponds), walkways or roadways. Please refer to current Phase 2: RSL Lot Sales Plan to identify highly visible lots requiring special design consideration. Lots backing onto the Utility Corridor are only required to include 6 battens (trim) on the second floor of the rear elevation. The Utility Lots are defined as: a) Lots 95 70, Block 6, Plan MATERIALS, FINISHES AND STYLE Window Styles and Placement: Must have vertical orientation and may be ganged together. Rectangular or elypse transoms are suited. Small, square and oval windows may be featured. Window grills may be a variety of traditional patterns. Stone and Brick Profiles: Stone or brick may be applied in a stacked application. Slate and stone tile are not suited. Exterior Cladding: Siding and Stucco are permitted. The following are examples of design elements that should be incorporated in a coordinated fashion, in addition to window treatments, a minimum of two (2) of the following are required: a) Feature windows such as a rakehead, half round, etc.; b) Bay/boxout/cantilevered windows; c) Porches and railings d) Brick and stone details; e) Columns and/or pillars; f) Gable shadow boards; g) Other details such as keystones; h) Other appropriate architectural elements. It is encouraged that more than two (2) of the required above-noted features should be incorporated. The Developer highly encourages verandahs and covered porches and masonry on garage corners. Entrance Treatment: A porch or veranda covered at the first level. The front door must be the same as the trim color or an additional accent color. Refer to the Creekwood Chappelle Phase 2 RSL Minimum Architectural Design Requirements for roof material requirements.

4 -4- Creekwood Chappelle, Phase 1 RSL, Alldritt Homes Fascia boards are to be minimum 6 with roof overhangs proportionate to the design and in no case less than 1 6. Bays, box outs and cantilevers on visible elevations must include their own roof line. The height of exposed parging will be restricted to 2 maximum on all visible elevations. 24 returns will be incorporated for brick, stone and detailing. Stone is required on the exterior of the home and must be a minimum of 4 in height and a minimum of 50 ft 2. Colors will not be repeated on adjacent lots (wall cladding, fascia and trim). The use of a third accent color is required. Also refer to the Creekwood Chappelle Phase 2 RSL Minimum Architectural Design Requirements for exterior cladding colour restrictions. 4.0 DRIVEWAYS, GARAGES AND WALKWAYS Attached front drive, double garages are required, located in accordance with the street furniture plan. Driveways and front walkways are to be poured concrete, paving stone or an approved equivalent. Also refer to the Creekwood Chappelle Phase 2 RSL Landscape and Exterior Requirements for driveway and front walkway requirements. The overhead garage door will be painted to match the wall cladding color.

5 CREEKWOOD CHAPPELLE PHASE 2 RSL - LANDSCAPE AND EXTERIOR REQUIREMENTS March 15, INTRODUCTION This document outlines the minimum requirements for landscape and exterior amenities for the RSL housing in Creekwood Chappelle, Phase Two. Each Purchaser must inspect the condition of the local improvements installed by the Vendor, including but not limited to the curbs, gutters, sidewalks, etc., in, on or around the lot prior to commencement of construction in order to determine if any of these local improvements are damaged. Written notice of any damages must be submitted to the Vendor prior to purchasing the lot, failing which, costs for repairing damages for same shall become the sole responsibility of the Purchaser of the lot. These requirements may be altered, amended or varied by the Vendor, Delcon Creekwood VI Ltd. at its sole and absolute discretion, and without any prior notice. The Vendor, the Architectural Consultant, their servants, agents, contractors, appointees, shall not be held responsible or liable for the accuracy, enforcement or compliance with these Landscape and Exterior Requirements to any Owner, Purchaser and/or Builder within the subdivision. Restrictive covenants(s) are registered on title of each lot. Formal standards for development will be those as established in the City of Edmonton Land Use Bylaw. Conformity with these requirements does not supercede the required approval process of the City of Edmonton. It is not the purpose of this process to check for compliance with applicable governing statutes and requirements. Incomplete submissions may be returned without review. Any changes to approved plans must be approved in writing prior to implementation. 2.0 APPEARANCE DURING CONSTRUCTION The Builder and/or Purchaser are required to keep their lot(s) clean of garbage, debris, free of weeds and orderly during construction of the house and landscaping. The Builder and/or Purchaser are responsible for cleaning and removing any mud, clay, topsoil and debris that is tracked onto the streets or lanes from the lot(s). Builders and/or Purchasers found negligent will be back charged for the clean-up carried out by the Developer.

6 -2- Creekwood Chappelle, Stage 2, RSL 3.0 LOT GRADING Lot grading is to be consistent with the approved Subdivision Grading Plan. The costs of obtaining proper grading and drainage are the responsibility of the Builder and/or Purchaser. Grade variations should be absorbed within the building mass to minimize steep slopes and contrasts between lots. All plot plans and stake outs must be done by the Designated Surveyor to ensure consistency in establishing building elevations throughout the subdivision. Retaining structures are the responsibility of the property owner and must not compromise the grading design and drainage of the lot. 4.0 DRIVEWAYS AND FRONT WALKWAYS Front sidewalks and driveways, including aprons between the front curb and the sidewalk are to be poured concrete, paving stone equivalent or approved alternative. Width of driveway is restricted to width of garage. 5.0 LANDSCAPING Front and rear yard landscaping must be completed within twelve months of occupancy. The requirements outlined below identify the minimum requirements for each lot: a) Approved final grade certificate from the City of Edmonton; b) A minimum of 4 depth topsoil in the front and rear yard; c) Sod or approved synthetic turf in the front yard of all lots. Lots backing or flanking highly visible locations, such as parks, storm water management facilities (wet/dry ponds), and walkways must also have sod or approved synthetic turf in the rear yard; d) A minimum of one (1) tree in the front yard: coniferous trees are to be a minimum of 5-0 height and deciduous trees are to be a minimum of 1 1/2 Caliper; and e) A minimum of nine (9) shrubs in a prepared bed. In the event that perennials are planted in lieu of shrubs, four (4) perennials will be considered equivalent to one (1) shrub. If a purchaser chooses to include synthetic turf in the front yard, the purchaser must submit to the Developer for review the specifications of their chosen synthetic turf. The specifications must be submitted fourteen (14) working days in advance of the desired construction start date and construction shall not commence until written approval is granted. The Developer reserves the right to deny approval of the synthetic turf at their discretion. Synthetic turf adjacent to natural sod will not be allowed without a distinct border between the styles of turf. Various forms of landscape edging and the installation of undulating rock/mulch beds are acceptable practices for meeting this requirement.

7 -3- Creekwood Chappelle, Stage 2, RSL These beds are required in addition to the minimum landscaping requirements set out above. The objective of the landscape requirements is to achieve greenery in all front and rear yards. For purposes of these landscape requirements, a typical front yard landscape will be assumed to include, at minimum, sod or approved synthetic turf, a tree and a prepared shrub bed with nine shrubs. Purchasers will be permitted to include shrub bed mulch within the prepared shrub bed. With the exception of the shrub bed mulch in the prepared shrub bed, large expanses of hard surface landscaping (included, but not limited to: mulch, rock mulch, wood mulch, concrete, asphalt, paving stones, and rock-scapes) will not be permitted. If a purchaser does not wish to include sod or synthetic turf in the front yard, the Purchaser must submit a detailed professional quality landscape design plan(s) to the Developer for review; the landscape design must include enough greenery to achieve the objective of the landscape requirements. The plan(s) must identify at minimum the common name of all proposed plant material coded to each individual plant, information outlining the intended hard surfacing, and labeling of any other items on the plan. The plan(s) must be draw to a 1:100 or ¼ /1-0 scale. Two (2) copies of the plan(s) must be and sent via mail or courier to the office of the Developer. The plans must be submitted fourteen (14) working days in advance of the desired construction start date and construction shall not commence until written approval is granted. 6.0 ACCESSORY BUILDINGS Where visible from a public adjacency, accessory buildings must be consistent in design, style, finish and colour with the house. All accessory buildings are subject to the City of Edmonton landuse and related approvals by City of Edmonton. 7.0 FENCING Fencing on lots, other than fencing provided, is the responsibility of the Purchaser to construct. If the Purchaser constructs a fence, it shall comply with the design requirements and colour(s) set out for the Creekwood Chappelle subdivision, as noted in the construction Details A and B below. All sideyard and rear yard fencing must either be Overlap Wood Screen Fence or Black Coated Chain Link fence.

8 DETAIL A -4- Creekwood Chappelle, Stage 2, RSL

9 -5- Creekwood Chappelle, Stage 2, RSL DETAIL B Slats are not permitted in the mesh of any chainlink fencing. Maintenance of all fencing on the lot including fencing constructed by the Developer is the responsibility of the Purchaser.

10 -6- Creekwood Chappelle, Stage 2, RSL 8.0 ACCESSORIES An address plaque in a standardized style specific to the neighbourhood will be required on every home, as specified by the Developer. The cost to supply and install the plaque will be the responsibility of the Builder and/or Purchaser. 9.0 RECREATION EQUIPMENT AND COMMERCIAL VEHICLES Recreation vehicles and commercial vehicles in excess of ¾ tonne capacity shall not be stored on any property for more than 48 hours unless in a garage DEPOSITS To ensure compliance with the landscaping and exterior requirements, the Purchaser is required to provide a $ deposit to the Builder. The deposit will be refunded to the Purchaser, by the Builder, on satisfactory completion of the house construction and the Landscape and Exterior Requirements. Satisfactory completion will be determined by the Architectural Consultant through a Final Inspection and Final Approval process. Final Approval will not be granted, and the security deposit cannot be released until the Builder and Purchaser have met the requirements of Section FINAL INSPECTION A Final Inspection Application Form must be prepared by the Builder on behalf of the Purchaser and forwarded to the Architectural Consultant. All applications must include the following information: a) Completed Final Inspection Application form. b) One copy of the final plot plan prepared by Designated Surveyor at 1:300. c) Construction completed, exterior and site works complete in accordance with these requirements and as per the house plan approval. d) Landscaping completed satisfactorily, as per the requirements outlined in this document. e) Rough grade certificate and approved grading inspection report from the City of Edmonton, Drainage Branch. f) Water valve exposed and marked. g) Sidewalks, street, gutters and curbs in clean condition. The Final Inspection Applications will be accepted from May 15 th September 30 th. Scheduling of Final Inspections cannot be guaranteed after September 30 th. Following the Final Inspection, a copy of the Final Inspection Report will then be forwarded to the Builder, with a copy to the Developer for appropriate action. Failure to comply with the requirements outlined in this document will require correction of any deficiencies and a re-inspection. A fee of $ per house will be required with each re-inspection; the Builder must provide a cheque with the request for the re-inspection.

11 CREEKWOOD CHAPPELLE PHASE 2 RSL MINIMUM ARCHITECTURAL DESIGN REQUIREMENTS March 15, INTRODUCTION This document outlines the minimum architectural design requirements for the RSL housing in Creekwood Chappelle, Phase Two. Each Purchaser must inspect the condition of the local improvements installed by the Vendor, including but not limited to the curbs, gutters, sidewalks, etc., in, on or around the lot prior to commencement of construction in order to determine if any of these local improvements are damaged. Written notice of any damages must be submitted to the Vendor prior to purchasing the lot, failing which, costs for repairing damages for same shall become the sole responsibility of the Purchaser of the lot. These requirements may be altered, amended or varied by the Delcon Creekwood VI Ltd. at its sole and absolute discretion, and without any prior notice. The Vendor, the Architectural Consultant, their servants, agents, contractors, appointees, shall not be held responsible or liable for the accuracy, enforcement or compliance with these Landscape and Exterior Requirements to any Owner, Purchaser and/or Builder within the subdivision. Restrictive covenants(s) are registered on title of each lot. Formal standards for development will be those as established in the City of Edmonton Land Use Bylaw. Conformity with these requirements does not supersede the required approval process of the City of Edmonton. It is not the purpose of this process to check for compliance with applicable governing statutes and requirements. Incomplete submissions may be returned without review. Any changes to approved plans must be approved in writing prior to implementation. A Final Inspection will be required for all homes, refer to the Creekwood Chappelle Phase 2 RSL Landscape and Exterior Requirements for the Final Inspection Process.

12 - 2 - Creekwood Chappelle, Phase 2, RSL 2.0 HOUSE DESIGN, MATERIALS & ARCHITECTURAL DETAILS MINIMUM REQUIREMENTS Homes on corner lots must have variation of the wall planes (i.e., build-outs) on the flankage (street) side. Homes on corner lots must be designed to suit these high visibility locations. Appropriate wall heights, window placement and detail treatments will be consistent with the front elevation. Two storey models will incorporate features to diminish mass at the flanking corner elevation, including roof lines to separate the first and second levels. Such elements may include setback of the upper floor, dormers, and/or projections with appropriate roof lines. All corner lots on collector roads will be highlighted for exceptional treatment. Rear elevations of homes backing onto highly visible locations such as parks, storm water management facilities (wet/dry ponds), walkways or roadways must include large windows and avoid large flat expenses of wall through the use of build-outs, varied rooflines, decorative louvers/vents, window treatment of shutters, 6 battens (trim) or shadow sill build-out is required. Battens (trim) to be in a colour contrasting the siding colour. Walkout lots backing onto parks, walkways and storm water management facilities (wet/dryponds) require decks to be built during construction of the house. The minimum roof pitch for the primary roof is to be 6:12. Secondary roofs, such as garages, build-outs and verandas are to have a minimum roof pitch of 5:12. Roof pitches that are less than the above mentioned may be reviewed on an individual basis and are subject to location, overall house design, window placement/size and view from highly visible locations. Mandatory roof material is to be one of the following: a) BP Harmony Weathered Rock Shadow Black Twilight Grey Antique Wood b) IKO Cambridge Dual Black Harvard Slate Weatherwood Driftwood c) Or approved alternative.

13 - 3 - Creekwood Chappelle, Phase 2, RSL Exterior Cladding: the following colours are not permitted as exterior cladding (siding, stucco, board & batten, vertical siding, flat panel, shakes) on the exterior of the house. a) Pinks b) Peaches c) Mint Greens d) Forest Greens e) Harvest Gold Yellows 3.0 LANDSCAPING AND EXTERIOR REQUIRMENTS Refer to the Creekwood Chappelle Phase Two RSL Landscape and Exterior Requirements for the detailed requirements for both Builders and Purchasers. a) Appearance During Construction b) Lot Grading c) Driveways and Front Walkways d) Landscaping e) Accessory Buildings f) Fencing g) Accessories h) Recreation Equipment and Commercial Vehicles i) Deposits j) Final Inspection