ARCHITECTURAL GUIDELINES

Transcription

1 ARCHITECTURAL GUIDELINES RPL Lots Phase 2B August 24, 2009

2 Walton Development and Management Southfork - Leduc RPL Lots Phase 2B Architectural Guidelines Developer Walton Development and Management #909, Jasper Avenue Edmonton, Alberta T5J 3R8 Ph: (780 ) Fax: (780 ) Bob Hornes, Senior Project Manager (780) Architectural Consultant Horizon Designs Ltd Street Edmonton, Alberta T5A 0B6 Ph: (780 ) Fax: (780 ) horizondesigns@xplornet.com May Molofy, Architectural Design Consultant Surveyor Stantec Geomatics Street Edmonton, Alberta T5K 2L6 Ph: (780 ) Fax: (780 ) Builder Services - Brent Rudko Engineer Stantec Consulting Ltd Street Edmonton, Alberta T5K 2L6 Ph: (780 ) Fax: (780 ) Randall Sonnenberg 2

3 Southfork SOUTHFORK ARCHITECTURAL GUIDELINES SOUTHFORK LEDUC RPL LOTS The information contained herein is provided as a guide to be used by builders/homeowners only. The Developer and its designated Architectural Design Consultant (ADC) make no warranties or representation as to the accuracy or completeness of these guidelines. Builders shall be fully and solely responsible for all designs, which follow these guidelines, and for the conformance to the appropriate building codes. These guidelines may be altered, amended or varied by The Developer in its sole and absolute discretion. I. OBJECTIVE The Architectural Guideline is the mechanism which contributes to a high level of quality design in the community, thereby achieving the highest possible standard of visual appeal, benefiting the builder initially and the residents ultimately. House plans will be reviewed in terms of the adherence to the design guidelines as detailed in this brochure. Certain modifications to house plans, elevations and / or specifications may be requested where it is felt modifications are required to take advantage of unique lot characteristics or to conform to the overall objectives of the guidelines and the development on a lot by lot basis. Applicants may provide alternative details to those outlined in these guidelines; however, they must demonstrate that conformity to the overall objectives for the quality of the area is being maintained. The acceptability of such alternatives is solely at the discretion of The Architectural Control Panel. II. CONCEPT Each unit should predominantly attempt to integrate into the overall look of the area. It is very important that the RELATIVE heights, massing and style of each unit compliment its neighbor and the look of the subdivision. The objective is to provide the greatest possible latitude in exterior style and finish to permit the homeowner to own the home of their choice. The Architectural Guidelines are designed to provide visual control for siting and color, and to obtain the best possible streetscape appearance. Emphasis will be concentrated on trying to create a strong curb appeal to each home through attention to detail on the front elevation. III. DISPUTES Individual concerns will be adjudicated by The Architectural Control Panel and their decision will be final. 3

4 IV. ARCHITECTURAL GUILDELINES A. GENERAL DESIGN Builders will be encouraged to utilize the following guidelines in order to achieve and maintain comprehensive image throughout the community. Emphasis will be concentrated on trying to create a strong curb appeal to each home through attention to detail on the front entry. B. STREETSCAPE 1. Models The same house plan must be separated by 2 lots on the same side of the street (XAOX) and it will not be allowed directly across the street. This may be altered at the ADC discretion if it can be shown that the two houses in question are located so as not to be visible together from any given angle. While similar house plans and elevations are inevitable, it is possible to vary the design by changing the roof lines, size and location of windows and doors etc. It is felt that adjacent houses can be altered to make it suitable. Revised elevations will be requested so that an accurate set of files can be kept for each lot. 2. Colors Colors will be approved on a lot by lot basis. Colors cannot be repeated within 2 lots on the same side of the street (XAOX). The ADC has the authority to make changes in a color scheme, so that it blends with the adjacent homes. The ADC will make the final decision on the color of the houses. INTENSE SHADES such as red, yellow, blue, green etc. will be reviewed on a lot by lot basis at the sole discretion of the ADC. Fascia color cannot be repeated on adjacent lots (X0X) 3. Minimum House Sizes Square Footage's as per R-1E Residential land use bylaw Bungalows and Bi-Levels sq ft (not including bonus room) 1 ½ Storey 1,290.3 sq ft (not including bonus room) 2 Storeys 1,290.3 sq ft Minimum house sizes are established reviewed and may be amended from time to time by the Architectural Control Panel. Standards and approvals recognize the specific size, nature, and location of a site and the desire to avoid extremes. Consideration is also given to optimizing sight lines and creating acceptable size transitions between adjacent homes and areas. Massing of the pocket is also required. IF the full pocket is not used the deviation cannot be more than 2 of the pocket width. 4

5 4. Corner Lots Special attention must be paid to side elevations and side yard setbacks on all corner lots. Side elevations facing a street are to be consistent in terms of designs detailing with front elevations Two storey plans will be allowed on all corner lots. Two storey models will incorporate features to diminish mass at the flanking corner elevation, such elements may include setback of upper floor, dormers, and/or projections with roof lines. Side elevations on all corner lots must be approved by the ADC. Side drive garages are allowed on corner lots. 5. Rear Elevations Any lot with high visibility i.e.) backing onto main roadway, park or school site will require additional detailing. 6. Setbacks / Parge Line In addition to the City of Leduc s requirements for minimum setbacks, all houses should be built within the building envelope defined for each lot. However, builders may be required to adjust setback. A maximum of 24 inches of parged concrete is allowed on front elevations & a maximum of 30 inches on side elevations. Risers at entrance to be kept to a minimum. 7. Trim and Corners Trim and corners are to be either lighter or darker than the siding colors. Colors for trim and corners are to be blended and compatible with siding. All front elevation window and door openings require trim detail of full battens or shutters. 8. Elevation Detailing The amount of stone facing, wood trim, crezone panels, mutton bars, shutters, porches, louvres used to provide interest and a sense of individuality while maintaining continuity to the streetscape will be consistent with the typical streetscape sketch. Exterior Material Vinyl siding only (stucco exterior will not be permitted). All roof stacks are to be boxed in with same finishing material as house. All front window and door openings require trim detail of battens or shutters are required in color contrasting to body color Matching siding & fascia colors will not be allowed. Window grills or muntin bars are optional. IF using brick or stone, must be at minimum 3 in height complete with minimum 2 return. 5

6 9. Roofs Roof material shall consist of asphalt shingles. Mandatory Roof material is to be 3-tab asphalt shingle IKO, Aristrocrat-25, Driftwood OR BP, Rampart-25 series, Sandstone IKO, Aristrocrat-25, Charcoal Grey OR BP, Rampart-25 series, Stone Grey OR BP, Harmony-35 West Series, Beachwood or Cloud Grey (BP option added July 2008) Roof lines are to be varied along the street through the use of varied designs such as hip, gable and cottage designs. All main roof slopes will have a minimum 5/12 roof pitch. It is highly suggested that Bungalows use a minimum 6/12 roof pitch in order to reduce the overall height difference (in the event a 2 storey is plotted on a neighboring lot.) Soffit overhangs are to be a minimum of 12 except over a cantilever, bay or boxed out window where the minimum overhang required is a 6 configuration. Fascia shall be minimum Rear Detached Garage When constructed, accessory buildings are to conform to the main building in terms of colour, style and materials. C. SITE PLANNING 1. Parking All Rear Lane Access Lots A two-car compacted gravel pad framed by 4 X 4 treated wood is to be provided in each rear yard and shall be a minimum of 18 X 20 in area to be supplied by the builder. 2. Landscaping - Landscaping is the responsibility of The Builder. The Builder is obligated to obtain $1,000 from homeowner, to be released upon approved final/landscaping inspection by ADC unless the builder is providing a landscape package. Completion of landscaping is to be within one year of occupancy (weather permitting). The Developer mandates that the front yard be landscaped to the fence tie-back line be completed with the following requirements; - Sod to the fence tie-back line. - Minimum of one (1) tree; Minimum tree requirements at time of planting caliper if deciduous (leaf bearing) Caliper measurements are taken 12 up from ground cover. - 6 in height if coniferous (Spruce or Pine), Pyramid cedars and upright Junipers will not be accepted as coniferous trees. No FULL front yard, hard surface landscaping will be considered. 6

7 3. Fencing It is the responsibility of the Builder to inform the Homeowner that it is their full responsibility to maintain any fence installed by the developer. Any interior fencing is to be overlap board wood screen, black chain link, or sound attenuation wood screen, built as per diagrams provided by The Developer. Mandatory colors Boards solid stain by Cloverdale, color Parchment Posts - Stain by Cloverdale, color Terra Cotta (Sept Cloverdale replaced Terra Cotta with California Rustic.) 4. Retaining Walls Builder/Homeowner is responsible for any retaining walls or wing walls that may be required. 5. Downspouts Must be directed away from the house, to streets or rear lanes. Storm water must not be directed onto adjacent lots. 6. Signs Signage will be allowed on builder s lot only. 7. Excavation Material Builders must ensure that all excavation is kept within the confines of their lot. Any spillage on a road, sidewalk or neighboring lot must be removed immediately or The Developer will arrange for its removal and invoice for expenses. 8. Clean Up Builders/homeowners should encourage timely removal by all subtrades of litter on building sites. Failure to comply will result in a clean-up bill being charged to the lot. Supply of bins by the builder is MANDATORY. Any general clean up of the subdivision implemented by The Developer can, and will be charged prorata to all builders. 9. Lot Grading Lot grading is to adhere to the approved subdivision grading plan. All plot plans and stake outs will be done by Stantec Geomatics. Conformity with these guidelines does not supersede the required approval process by The City of Leduc. 10. Security Deposit A letter of credit deposit will be held by The Developer to cover all lots in this phase. Damages or infractions will be invoiced on a per lot basis by The Developer to The Builder for the following violations thereof, may retain the deposit or a portion: a. Contravention of architectural objectives. 7

8 b. Damage to: i. Curb stop water service valve ii. Sidewalks, curbs and gutter iii. Asphalt iv. Boulevard landscaping and trees v. Light standards vi. Fire hydrants vii. Catholic protection points viii. Grading and drainage swales ix. Fencing. c. Security Deposit Return i. Exterior completed ii. Rough grade completed iii. Water valve exposed and marked iv. Sidewalks and curbs cleaned v. There will be a fee for re-inspection 11. Architectural Approvals Before applying for a Development or Building Permit, the applicant shall submit the following package for review to Horizon Designs Ltd. One complete set of house plans. Plot plan, prepared by designated surveyor, showing lot house grades and drainage pattern, floor and garage elevations and number of risers. Horizon application form complete with manufactures & exact colors Horizon Designs Ltd. will review the plan and recommend approval, modification or rejection of the Application based on the adherence of the plans to these Guidelines within 14 business days from submission date. Once approved, Horizon Designs Ltd. will send a copy of the Application indicating any changes to the Applicant. After approval, the plans may not be altered without prior approval of Horizon Designs Ltd. Approval of any and all house plans will be at the sole and unfettered discretion of the Developer. Should disputes arise, the Developer shall make the final decision on the acceptability of plans. A stake out date cannot be booked without final architectural approval. 8

9 Interim Building Review The Developer may carry out an onsite review of the homes during construction. Periodic checks may be made to ensure conformance to approve grading plans and the Design Guidelines. Modifications may be requested related to actual site condition. 12. IMPORTANT NOTES A. CITY REGULATION Issuance of plot plan in no way absolves builders from compliance with all City and Provincial statues B. START Site work must NOT commence prior to Architectural Approval being granted and land agreements fully executed with The Developer. C. INTERIM BUILDING REVIEW The Developer &/or the ADC may carry out an onsite review of the homes during construction. Periodic checks made to ensure conformance to approved grading plans and the Design Guidelines. Modifications may be requested related to actual site conditions. D. PRE-INSPECTION Builder must pre-inspect their lot for damages to services, walks or curbs and list any damages in writing to The Developer. E. ENGINEERING DRAWINGS Builders must check engineering drawings and the lot to assure that nothing obstructs driveways. F. DAMAGES Cost of repairs due to builder damages to existing features and utilities will be billed to The Builder or deducted from The Builder s security deposit and builder will be invoiced for damages beyond what the security deposit covers. Builders are encouraged to offer their customers a choice of colours and materials on any lot prior to application. Once approval has been made, changes will be discouraged to limit conflict with neighbours. Should changes be necessary, they must be approved in writing by the coordinator prior to proceeding. 13. FORMS Following this page find these forms: a. Pre-construction lot inspection form b. Color application c. Final inspection request d. Fencing details 9

10 Revisions to guidelines: April 15, Guidelines prepared June 15, Developer request (see file notes) July 9, Builder vs homeowner term Developer Request July 30, 2008 added BP-Harmony roofing option, comparable colors, as approved by The Developer Page 5 January 23, Fence post color updated Page 7, chain link fencing diagram added August 24, Page 4 - square footages as per City of Leduc, R-1E land use bylaw - Page 2, Walton contact info 10

11 PRE-CONSTUCTION LOT INSPECTION REPORT Date of Inspection: Subdivision: Stage: Lot: Block: Plan: Municipal Address: Purchaser: Item Damaged Description Yes No Sidewalk Curb Driveway Apron Service Valve Swale Fence Other It is the Purchaser s responsibility to inspect all of the above items prior to stake-out. Snow, mud or other conditions do not release the Purchaser from this responsibility. Signature Date IF THIS FORM IS NOT RECEIVED PRIOR TO CONSTRUCTION, THEN THE PURCHASER WILL BE LIABLE FOR THE COST OF REPAIRS WHICH WILL BE DETERMINED AT THE TIME OF THE FINAL INSPECTION. 11

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13 HORIZON DESIGNS LTD. INSPECTION REQUEST This completed form must forwarded to Horizon Designs with a final grade certificate and City grading approval letter/report. via fax # or horizondesigns@xplornet.com BUILDER: PROPERTY INFORMATION: Property Civic Address: Property Legal Address: Lot Block Plan Subdivision: Stage Inspection requested by : Name: Company Phone # Fax # Provided your residence passes the inspection, a copy of the inspection report will be faxed to you at the number provided & will automatically be faxed to The Builder & The Developer. When an inspection is requested and the work is not done or does not meet the requirements an additional charge will required for each subsequent inspection provided. (Effective May 1, 2007 the inspection fee is $60 +gst = $63.00) PLEASE CHECK OFF THE FOLLOWING TO VERIFY CONFIRMATION OF; Front & visible side yards sodded to fence tie-back line Required (number & size) trees in front yard (see Developer guidelines to confirm requirements) C.C. Valve exposed & visible (flagged if in sodded area or landscape material) Designated Surveyors Final Grade Certificate (ground elevation certificate) ATTACHED. Appropriate City OR County approved grading report / conformance letter / approval stamped grade certificate ATTACHED 13

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