Manning Village Design Guidelines. Cameron Communities

Transcription

1 Manning Village Design Guidelines Cameron Communities June 2014 EO

2 TABLE OF CONTENTS 1.0 THE COMMUNITY OF MANNING VILLAGE DESIGN THEME STATEMENT MUNICIPAL STANDARDS BUILDING MASSING & SITING Setbacks/Separation Space Siting & Site Coverage Building Heights, Roof Pitch, Overhangs & Massing House Sizes House Elevation Repetition BUILDING MATERIALS Roof Materials Exterior Finishes Masonry Exposed Concrete Walls/Meters ARCHITECTURAL DETAILS & COLOURS Elevations/Detailing Trim, Soffits & Fascia Front Entrances Rear Elevations Side Elevations Chimneys Windows Columns Accessories Colours DRIVEWAYS, GARAGES & ANCILLARY BUILDINGS Sidewalks & Driveways Garages... 9 June 2014 Page i.

3 TABLE OF CONTENTS (CONT D) 7.3 Garage Doors Ancillary Buildings &/or Garden Sheds LOT GRADING LANDSCAPING/FENCING Trees/Sod Fencing Retaining Walls SUSTAINABILITY INITIATIVES OTHER IMPORTANT GUIDELINES Signage Recreation Equipment & Commercial Vehicles Inspection of Improvements Appearance During Construction APPROVAL PROCESS Initial Submission Changes to Plans LANDSCAPE AND SECURITY DEPOSITS Landscape Deposit Security Deposit Security Deposit Return Procedure Appendix A - Lotting Plan Appendix B - Fence Detail June 2014 Page ii.

4 1.0 THE COMMUNITY OF MANNING VILLAGE Cameron Communities Manning Village development is located in the heart of North Edmonton s Manning Drive area at 144 Avenue and Ebbers Boulevard. This community offers residential opportunities with that connect to open spaces and is convenient to commercial/retail development. Manning Village is designed to be a small, vibrant, pedestrian oriented village that is walkable and friendly. These Design Guidelines are developed to guide and detail a Contemporary Heritage Village vision for this community. These homes are to draw on traditional architectural elements while addressing the needs of contemporary living and using modern building materials. This style incorporates clean and simple detailing that take elements of older architectural styles and repurpose them in modern homes. The building materials are to be selected for maximum durability and minimum maintenance. These design guidelines apply to the lots identified in Appendix A. 2.0 DESIGN THEME STATEMENT The architectural theme of the exterior of homes in Manning Village is intended to be a contemporary interpretation of Heritage style architecture that emphasizes the following: Street friendly front facade design; Clean and simple lines; Bold house colours with contrasting white trim. Tidy front yard landscaping. Homes should draw on the flavour and inspiration of the styles of Heritage, Craftsman, Arts and Crafts, Neo-Traditional and Transitional fused with clean, simple, bold detailing and colour contrast. Victorian style detailing will not be permitted. The various design styles will be brought together by the use of similar building materials and steeper roof lines. Windows and strong trim details will be very important on the homes in Manning Village. Bold and simple wide trims, corner battens, window bands, shadow boards, porch columns and fascias with contrasting siding colours, white trim and dark roofs will embody the style of this community. Masonry is mandatory on all homes, giving homes a visually grounded look. Homes will be strong simple lined versions of heritage styles that are appropriate to and harmonious with the small town village inspired setting of Manning Village. Most lots abutting a road, park, walkway or public space may be designated as an enhanced elevation treatment for one or more elevations in addition to the front elevation. The lots requiring enhanced elevations are identified in Appendix A. June 2014

5 3.0 MUNICIPAL STANDARDS Formal standards for all development in Manning Village will be those as established in the City of Edmonton Zoning Bylaw. Conformity with these design guidelines does not supersede the required development approval process of the City of Edmonton. 4.0 BUILDING MASSING & SITING 4.1 Setbacks/Separation Space Minimum setbacks for all front, side and rear yards are to conform to those established by the City of Edmonton Zoning Bylaw. 4.2 Siting & Site Coverage The maximum site coverage for all homes must meet the requirements of the City of Edmonton Zoning Bylaw. Homes are to be sited to complement the overall streetscape and ensure compatibility with adjacent lots. The siting of the homes are to reflect the attributes of topography, views, exposure to sunlight and privacy considerations, with a view to contributing to a street friendly environment. 4.3 Building Heights, Roof Pitch, Overhangs & Massing The maximum building height to be as per the City of Edmonton Zoning Bylaw. The minimum roof pitch is to be determined by the chosen architectural style, but is to be a minimum of 6:12 on the upper floor. Lower slope roofs will be acceptable on lower floors (such as porches, verandahs and garages) subject to design details. Visible gable ends are also to have a minimum of 6:12 roof pitch. All overhangs are to be a minimum of 18, except over a cantilever, bay or boxed out window where the minimum overhang required is 12. The roof lines on any home must be consistent or complimentary to the house design. The massing of homes should be consistent with the area and neighbouring homes. 4.4 House Sizes Designs are required to have depth and a variety of roof lines. Front elevation massing and detail are critical elements of the design of the homes. Houses are to have a consistency of mass and volume within the streetscape. As such, houses widths and sizes must relate proportionately and logically to the lot width and neighbouring houses. Homes will be reviewed on their individual merits of design, massing, proportion and compatibility. June 2014 Page 2

6 All homes are to use the full width of the available building area where possible. The front attached garage may be offset to fill the width of house pocket. Any other variances will be at the sole discretion of Cameron Communities. 4.5 House Elevation The front entry way of homes are to be designed to be close to the ground. No home is to have more than 4 risers at the front elevation. Any variance will be at the sole discretion of Cameron Communities. 4.6 Repetition The same elevation shall be separated by 2 lots (i.e., XOAX) on the same side of the street and will not be permitted directly across the street. This may be altered at Cameron Communities discretion if it can be shown that the two elevations in question are located so as not to be visible together from any angle or use of materials and colours materially differentiate the two elevations. 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, design changes may be requested. For semi-detached lots, same (mirror image) house elevations are not acceptable for adjoining homes. 5.0 BUILDING MATERIALS 5.1 Roof Materials The roof materials are to be as follows: IKO Cambridge asphalt shingles - Dual Black or Driftwood; or BP Rampart asphalt shingles Twilight Grey. 5.2 Exterior Finishes The primary wall materials are to be vinyl or composite siding (hardiboard - concrete composite or smart board) or approved equivalent. All siding to be Traditional/Clapboard profile where the minimum exposure is to be 3 and the maximum is to be 4½. Dutch lap or designer profile vinyl siding is not permitted. Stucco will not be permitted either as a main body material or a trim material. Secondary wall materials may consist of cedar shakes, masonry, composite or high quality vinyl shakes, smart panels or boards, or board and batten detailing. Composite siding with a smaller lap profile may also be used as a secondary wall material. The maximum height of parging is 2-0 on all elevations. June 2014 Page 3

7 5.3 Masonry Masonry detailing is required on homes in Manning Village on both the garage and some portions of the house. At minimum, masonry is to be incorporated on the base of columns, at a height of 4-0. For homes with front attached garages, stone is to be incorporated on the sides of the overhead garage door, at a minimum height of 4-0. The details should reflect structural elements and should complement the architectural style and colour scheme. All masonry must wrap at least 2-0 around all house corners and be at least 3-0 in height. All masonry features are to incorporate a 6 trim element to provide a transition from the masonry to the siding material. Minor variations may be considered by the Cameron Communities where other extraordinary design elements are included. Acceptable masonry includes authentic stone or cultured stone, or brick. Masonry colours must complement the cladding material and colour. 5.4 Exposed Concrete Walls/Meters No higher than 24" of concrete walls are to be exposed above grade though a maximum height of 18 is encouraged, where reasonably possible. Higher concrete walls are to be clad with the predominant siding material. Electrical and gas meters are to be on rear or side elevations. 6.0 ARCHITECTURAL DETAILS & COLOURS 6.1 Elevations/Detailing All homes in Manning Village should incorporate a front porch, portico or verandah on the front face of the home. Any such porch or portico should be a minimum of 4-0 from the main face of the home, however, 6-0 depth are highly encouraged. If a submitted design does not have a front porch or portico but has adequate detail and massing, it may be accepted at the discretion of Cameron Communities. Front porches or porticos are mandatory on all homes fronting onto Ebbers Boulevard. 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. Exposed or unfinished crezone panels are not acceptable. June 2014 Page 4

8 The Contemporary Heritage style in Manning Village will be informed and inspired by the architectural styles of Heritage, Craftsman, Arts and Crafts, Neo-Traditional and Transitional with the following key architectural features and details: Wide white trim; Simple, well proportioned roof lines; Carefully proportioned or symmetrical front façades and gables; Moderate to steep pitched roofs (minimum 6:12); Modern interpretations of classic elements such as pediments and columns; Porticos, verandahs or small symmetrical porches; Narrow proportioned windows with shutters or substantial trim details on front elevations or other elevations designated for enhanced treatment; Exposed rafter, brace and bracket details; Masonry skirting and bases; Windows and doors with long vertical panes; Porches or porticos with large square or round columns; Columns with masonry bases/supports; Single and substantial columns that extend to grade level; Gable dormers and gable ends. 6.2 Trim, Soffits & Fascia Modern trim materials used in a traditional manner will assist the houses in Manning Village 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 contrast with the chosen predominant cladding on the house. Trim will be required on all front and enhanced view designated elevations of all homes; Trim material is to be wood or composite, metal clad, or an approved equivalent; Window trim on enhanced view elevations should match the profile of the front elevation but as a minimum should be 5 wide on all four sides of the window; Shadow boards or cornices, are encouraged for all front and enhanced view designated open gable ends where the wall meets the soffit; Corner boards are to be a minimum width of 3 (75 mm) and all corner boards are to be white; June 2014 Page 5

9 Trim must project beyond the wall material they are designed within. When a composite material trim is used on a masonry wall, the trim must be built out at least ½ beyond the masonry; Open gables on the front and other highly visible elevations should be constructed with composite material, metal or wood trim details; All fascias must be a minimum of 8 in height; Rainware is to be limited on exposed elevations. All rainware is to be prefinished and be white in colour. 6.3 Front Entrances Front entrances are to create an impression of quality through the incorporation of canopies, verandahs, porticos or porches in keeping with the selected architectural style. Angled and side entries will be permitted but should be designed in such a way to be visible from the street with minimal recess. All front entrance doors are to be of high quality. Metal doors are to be painted to match or complement siding colours. Bold door colours are mandatory. White doors will not be permitted. Wood doors should be stained to complement the house colours. All doors are to incorporate glazing, either as part of the design of the door, or as a sidelight or transom window. Stairs are to be precast concrete, cast-in-place concrete or wood constructed on site. If wood stairs are used, the vertical surfaces of the wood at a minimum is to be stained or painted to match or complement the trim colour. The horizontal surface of wood stairs and deck are not required to be stained or painted. Open stair treads will not be acceptable. Unfinished crezone panels on stairs are not acceptable. 6.4 Rear Elevations Rear elevations that are visible to open spaces, walkways or roadways will require an extra level of detail. All windows on the rear elevation should be a similar style as the front elevation. Window styles, patterns and trim details are to be similar to as the front elevations for homes backing onto open space, walkway, parks, ponds or main road (i.e., lots designated as enhanced view elevations). For homes that back onto Manning Drive, the upper storey windows are to have 6 width trim detail. For this area, the rear elevations will be closely monitored to ensure that a variety of rooflines and styles are incorporated to avoid repetition and monotony. June 2014 Page 6

10 All decks for homes that back onto amenity spaces (designated as enhanced rear elevations see Appendix A ) or are on walkout lots must be built at the initial time of construction and must be on the building plans. All exposed deck posts are to be a minimum dimension of 8 x 8. Gable roofs on the rear elevations of homes that back onto amenity spaces should have similar design details as the gables on the front elevations. Clear three storey rear elevations on walkout lots will not be permitted. Articulation must be provided 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. 6.5 Side Elevations Lots designated as enhanced view side elevations as often found siding onto a street, walkway or open space will require additional design treatment with the same level of design detail as the front elevation. 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 or trim boards, porch or verandas that wrap around from the front of the house. The lots where enhanced side elevations are required are identified in Appendix A. 6.6 Chimneys All chimney flues, if any, must be boxed in with the same finish as the main body of the home. Masonry chimneys are highly encouraged. 6.7 Windows Windows are to be carefully proportioned and window treatment is required on all elevations. The design and placement of windows should be in keeping with the selected architectural style. Wherever possible, the size of windows should be maximized in keeping with architectural theme of the home. Unless otherwise specified, casement, double-hung, single-hung, vertical sliding, horizontal sliding and awning are appropriate window types and may be incorporated with non functional windows to create more elaborate window designs. If muntin bars are used, they should be of solid materials, not tape. Sliding windows are not permitted. Skylights are not permitted on roof slopes that face the front street. June 2014 Page 7

11 6.8 Columns Strong, broad, square or round columns are a key architectural element and all homes must have at least one column on the front elevation at the front entrance. Columns should show structural integrity and have a rich level of detailing to reflect the style of the home. All columns must have 4-0 height masonry with a minimum base diameter of 16, with no part of the column less than 7 in diameter. All columns are to have trim details at the base and top. Smartboard trim is highly encouraged. Full height masonry columns will not be acceptable. 6.9 Accessories Deck railings will be required as per the Alberta Building Code. Front porches and rear decks should have railings in a style to match the architectural theme. Acceptable railing materials include (depending on architectural style): metal; wood (stained or finished to match home); metal framed glass and; composite materials. Deck corner posts are to be a minimum of 4 square with the detailing to match the architectural style. Exposed light fixtures shall complement the architectural style of the home. Recessed pot lights or light fixtures with a contemporary look in keeping with the theme are encouraged for the garage and front entry. House number plaques, supplied by Cameron Communities, are to be located on the front garage elevation or at the front entry door. Rainware should be limited on exposed elevations. Downspouts should be placed on side and rear elevations of homes only. The downspouts are to be oriented in accordance with the lot grading plan. Rainware is to be white in colour. No brass accessories are to be on the exterior of any home including exterior lights, house numbers and mailboxes Colours Bold and contrasting colours are the central theme to emulate the Contemporary Heritage Home styles in Manning Village. Exterior colours should be compatible and harmonious with the colors and surrounding homes. All the exterior colour schemes must be approved. Siding colours cannot be repeated within three (3) lots on the same side of the street and will not be permitted directly across the street. A colour sample may be requested for approval by Cameron Communities. The predominance of any one siding colour within any portion of the area will not be permitted. June 2014 Page 8

12 Secondary colours: each home may 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, gable treatment or the front door. All secondary colours will be approved at the discretion of Cameron Communities. Only darker colours will be allowed. No light taupe or beige tones will be permitted. Pastel colours such as peach, pink, pale blue, yellow or pale green will not be permitted. 7.0 DRIVEWAYS, GARAGES & ANCILLARY BUILDINGS 7.1 Sidewalks & Driveways Driveways are to be concrete with broomed finish at minimum. Stamped coloured concrete or exposed aggregate finish will also be approved and is highly encouraged. Borders of stamped coloured concrete or exposed aggregate will also be approved. Brick or unit pavers are not acceptable. Front walks are to consist of the same materials as the main part of the driveway and are to be poured at the same time as the driveway. Precast concrete sidewalk stepping stones and blocks are not permitted. At minimum, the front walk is to be 4-0 in width. 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 Cameron Communities. 7.2 Garages All single family homes with front attached garages are to have a 2-car attached garage at minimum. The garage should look more like part of the house design and not an addition to the home. The design should incorporate some detailing along the garage walls such as windows or batten detailing. Rear access garages are to be finished in the same materials and finishes as the house. All rear garages with elevations exposed to the street are to have an additional level of detail including trim detailing and a window on the exposed elevation. All garages are to be sited on the lot in conformity with the approved Subdivision Garage Plan for Manning Village. June 2014 Page 9

13 7.3 Garage Doors For homes with front attached garages, the garage door will be a key design feature of the house. Garage doors must be a standard raised panel door or an upgraded design style to match the proposed architectural style of the home. Glazing is mandatory for all garage doors of homes with front attached garages. Doors with fanlight or sunburst design details will not be permitted. The maximum distance between the top of garage door and the garage eave line is not to exceed 18. Where the design exceeds this dimension, the use of additional architectural detailing will be required. Gable ends will be required to incorporate appropriate detailing. The door may be metal or wood and should match the main body colour of the home. White garage doors are not acceptable. Garage doors are to be a minimum of 16 ft. width and not exceed 20 ft. If two (2) garage doors are used, each door is to be a minimum of 9 ft. in width. All rear detached garages are to have doors with a raised panel detail at minimum; however, glazing will not be required. 7.4 Ancillary Buildings &/or Garden Sheds If the building or shed is visible from neighbouring lots, wall finishes and colours must complement or match the house, while roof materials are to match. Metal or plastic garden sheds are not acceptable. Sheds with OSB or plywood cladding are not acceptable. Garden sheds with natural cedar cladding or siding are acceptable. 8.0 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. All plot plans are to be prepared by the Designated Surveyor. The staking out of the home will be jointly carried out by the Builder and the Designated Surveyor. 9.0 LANDSCAPING/FENCING 9.1 Trees/Sod A minimum of one (1) tree, six (6) shrubs, and sod are to be planted by the builder and/or homeowner in the front yard. Grass seed is not permitted - sod must be used in all yard areas. The tree is to be a minimum of 2 caliper deciduous or 6 ft. height evergreen or coniferous. Measurement for caliper size will be taken 1'-0 above root ball. Smaller sizes will not be accepted. All trees and shrubs are to be nursery grown. June 2014 Page 10

14 Homeowners are encouraged to provide additional high quality landscaping in front yards, such as perennial plantings, shrubs/annual beds, rockery, feature gardens, etc. All landscaping is to be completed by the Builder or homeowner within 12 months after rough grade certificate approval or 24 months from building permit, whichever is sooner. Corner lots must have the landscaping adjacent to both street elevations completed under the same timeline. 9.2 Fencing All rear and side yards must be fenced with such fencing as to match the approved subdivision fence details in colour and style as per the attached details in Appendix B. Fencing is the responsibility of the builder and/or homeowner to construct and maintain. Fencing to be completed within 24 months of occupancy certificate or 30 months from building permit, whichever is sooner. 9.3 Retaining Walls Retaining walls should be limited to a maximum exposed height of 0.9 m (3-0 ). Retaining walls higher than this should be designed in a stepped fashion to reduce the visual impact of the wall. All retaining walls are to be constructed to compliment the exterior building finishes and blend with the landscape. Timber retaining walls will not be acceptable. Any retaining walls are the responsibility of the Builder and/or purchaser and are to be constructed completely within private property lines SUSTAINABILITY INITIATIVES A variety of sustainability initiatives and practices relating to home design and construction will be encouraged in Manning Village. The following are sustainability initiatives that are encouraged on all homes: Energy Star rated appliances; Energy Star rated high efficiency heating and cooling systems; Low flow and dual flush toilets; Recycling of cardboard/paper waste materials during construction; Programmable thermostats; Tankless on-demand hot water heaters; Connection of downspouts to water barrels; Drought tolerant landscaping; Low toxic paints and finishes; Low flow shower heads and faucets; Solar hot water systems; Waste water heat recovery systems; Hot water re-circulating systems; Use of sustainable harvested wood; and Triple pane or low E windows. June 2014 Page 11

15 11.0 OTHER IMPORTANT GUIDELINES 11.1 Signage All For Sale, builders and construction signs are to be in the approved standard format. Both temporary and permanent signage will be co-ordinated and approved by Cameron Communities Recreation Equipment & Commercial Vehicles All off-street and on-street vehicular parking is to meet the requirements and standards of the City of Edmonton Bylaws Inspection of Improvements Each Purchaser and/or Builder must inspect the condition of the Municipal Improvements including but not limited to the curbs, gutters, curb cocks, sidewalks, street lamps, fencing, paved roadways or other utility services for the purpose of providing services to the lots prior to the commencement of construction in order to determine if these Municipal Improvements are damaged. Written notice of any damages must be submitted to the Vendor prior to commencement of construction. Otherwise, the cost of repairing the damages to Municipal Improvements shall become the sole responsibility of the Purchaser Appearance During Construction The Purchaser and/or Builder is required to keep their lot clean and orderly during construction and shall have an onsite dumpster. There will be no burning of garbage. Purchasers and/or Builders found negligent will be back-charged for clean-up carried out by Cameron Communities. Concrete trucks are encouraged to clean out at their respective plants. designated for clean out at the Cameron Communities discretion. A lot may be 12.0 APPROVAL PROCESS 12.1 Initial Submission The Builder and/or Purchaser shall submit the following information to the Designated Design Consultant: complete set of drawings of the house; a plot plan identifying lot grades, floor elevations, setbacks and house location prepared by the Designated Land Surveyor; materials and colour samples, as required; completed Application Form for House Plan Approval. Incomplete submissions may be returned without review. June 2014 Page 12

16 The Designated Design Consultant shall review the complete initial submission and recommend approval or rejection of the application based on the adherence of the plans to the guidelines, within 5 business days of application. Cameron Communities will make the final decision as regards to the approval or rejection of the application. A copy of the application form and a marked up set of plans shall then be made available to the Builder or Purchaser. No stakeout will proceed until the Initial Submission has been approved by the Designated Design Consultant. If final approval on the Initial Submission is pending on the final colour selections alone, then conditional approval and stakeout may be granted until the final colour selections are finalized but this must be requested in writing and approved by the Designated Design Consultant Changes to Plans Any changes by the Builder and/or Purchaser from approved plans must be submitted to the Designated Design Consultant for approval in writing prior to being undertaken LANDSCAPE AND SECURITY DEPOSITS 13.1 Landscape Deposit The Landscape Deposit will be paid to ensure, inter alia, compliance with these guidelines. The amount of the Landscape Deposit to be paid will be: a. $5, for each Lot purchased pursuant to the Lot Purchase and Sale Agreement; or b. If the Purchaser forms part of the Vendor's builder group (which determination is to be made by the Vendor in its sole discretion), the sum of $2, for each Lot which sum will be paid to the Purchaser (builder) by each homeowner as set out in the Standard Terms and Conditions. The Landscape Deposit will be held and dealt with in accordance with the Standard Terms and Conditions. Completion of fencing is not a requisite to the final inspection, however if fencing is in place at time of final inspection it will be assessed for compliance with the guideline spec. Noncompliance will be treated as a deficiency, affecting the refund of landscaping deposit. Upon completion of landscaping, the Purchaser shall call for inspection by the Vendor's Consultant. If upon inspection the Vendor's Consultant determines that the landscaping has not been satisfactorily complied with, there will be a charge of $ deducted from the Landscape Deposit for all re-inspections required. Upon approval of the landscaping requirements herein and satisfaction of other terms relating to the Landscape Deposit, subject to deductions made, the Vendor will refund the Landscape Deposit to the Purchaser, or if the Landscape Deposit is collected by the Purchaser from its homeowner, the Vendor will authorize the Purchaser to release the Landscape Deposit. June 2014 Page 13

17 13.2 Security Deposit The Security Deposit will be paid to the Vendor to ensure, inter alia, completion with these guidelines, including: a. Confirmation that there is no contravention of the architectural requirements in these guidelines; and b. To verify that no damage has been made to the Improvements and addition damage to curb stop- water valve, sidewalks, curbs and gutters, driveway aprons and asphalt, boulevard landscaping and trees, rear gutters and walkways, light standards, fire hydrants, cathodic protection points, grading and drainage swales, and fencing. The amount of the Security deposit will be: a. $7, for each Lot purchased pursuant to the Lot Purchase and Sale Agreement; or b. If the Purchaser forms part of the Vendor's builder group (which determination is to be made by the Vendor in its sole discretion) the sum of $10, for all of the Lots purchased in the applicable Subdivision Stage Security Deposit Return Procedure Upon completion of construction, site works, and landscaping, a final inspection will be completed by the Vendor or the Vendor's Consultant to ensure compliance with the Standard Terms and Conditions of which these guidelines form part. Such inspection shall also be for the purpose of determining if damages have been made to the Improvements and other items referred in these guidelines. Prior to such inspection, the following items must be completed: a. The as built single family dwelling(s) on the Lands have been built in accordance with the Design Guidelines in accordance with the plans approved by the Vendor; b. The Purchaser has otherwise complied with the Design Guidelines and the Vendor is satisfied that any and all damages to the Improvements have been rectified and paid for by the Purchaser; c. The Purchaser has otherwise fulfilled all of its obligations under the Lot Purchase and Sale Agreement; and d. The Vendor has obtained a Final Acceptance Certificate from the City respecting the Subdivision. To initiate a final inspection, the Purchaser must forward to the Vendor or the Vendor's Consultant a request form accompanied by the approved grading certificate provided by the City. June 2014 Page 14

18 The Vendor or the Vendor's Consultant will perform pre-final Acceptance Certificate ("FAC") (as such term is used by the City) inspection and final FAC inspection to identify damages to the Improvements and other items referred to in these guidelines. In accordance with the warranty period set forth by the City (it will be 2 years from installation before this inspection will occur). If the Vendor determines that such damages are the responsibility of the Purchaser or its homeowners, the damages will be repaired or rectified by the Vendor at its option and the cost of same will be deducted from the Security Deposit. If the cost of repair or rectification exceeds the amount of the Security Deposit, the Purchaser shall be liable for any and all additional costs as more particularly detailed in the Standard Terms and Conditions. The Purchaser acknowledges that the Security Deposit will not be repaid to the Purchaser until the Vendor has obtained the FAC Certificate from the City. The Purchaser acknowledges that FAC approval will take at least two (2) years from the date of the installation of the Vendor's Improvements. It is the responsibility of the Purchaser to ensure that the Improvements are maintained until FAC is issued by the City and until such time as the Security Deposit is returnable to the Purchaser as aforesaid. J:\34768_ManningVAC\10.0 Reports\Design Guidelines\Manning Village\PGL _Manning Village Design Guidelines-r10-combined_ docx June 2014 Page 15

19 APPENDIX A LOTTING PLAN June 2014 Page 16

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21 APPENDIX B FENCE DETAIL June 2014 Page 17

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