ARCHITECTURAL GUIDELINES

Transcription

1 # ARCHITECTURAL GUIDELINES Last Edited November 2017

2 TABLE OF CONTENTS 1.0 Community of Rocky Vale Green Architectural Guidelines Intent and Theme Land Use Zoning Land Use Bylaw Minimum Floor Area Siting House Placement Setbacks Lot Grading Architectural Design Proposed Housing Product Architectural Theme Repetition Building Forms and Massing Garages Front Porches and Porticos Roof Design and Pitch Corner Lots Rear Elevations on Open Spaces Exterior Decks Chimneys Retaining Walls Architectural Styles French Country Arts and Crafts / Craftsman Prairie Tudor Building Materials and Colours Primary Wall Materials Masonry Trim, Fascia and Soffits Windows 16 ARCHITECTURAL GUIDELINES 1

3 TABLE OF CONTENTS 5.5 Roofing Roof Hardware Front Doors Garage Doors Railing Driveways & Walkway Materials Front Steps Parging Additional Requirements Recreation and Commercial Vehicles/Equipment Satellite Dishes Landscaping Fencing Soft Landscaping Fire Pits and Outdoor Fireplaces Approval Process Required Information Turn Around Schedule of Applicable Fees Construction Regulations Material and Equipment Storage Use of Site Vehicles and Parking Other Notes Discretion No Right to Enforce Right to Amend No Trespassing Contacts 24 Appendix A: WOOD SCREEN FENCE DETAIL 25 Appendix B: CHAIN LINK FENCE DETAIL 26 Appendix C: LAND USE BYLAW 27 ARCHITECTURAL GUIDELINES 2

4 1.0 COMMUNITY OF ROCKY VALE GREEN Rocky Vale Green is a newly constructed residential subdivision in the community of Rocky Ridge in Northwest Calgary, Alberta. Rocky Vale Green consists of 21 estate sized residential lots zoned RC-1(s) and is surrounded by natural wetlands and pathways. Rocky Vale Green will be accessed by the existing road called Rocky Vale Green NW. Traditional inspired homes will be built using modern building materials and techniques. In order to recognize this inspiration, the home styles in Rocky Vale Green will be derived from a contemporary interpretation of the traditional architectural styles of French Country, Arts and Crafts, Prairie, and Tudor. To ensure that the built form remains true to the selected architectural styles, La Vita Land Inc. (The Developer) has commissioned IBI Group to be the Architectural Coordinator for the community. IBI Group will review all home plans submitted by the builders for conformance of these guidelines. ARCHITECTURAL GUIDELINES 3

5 1.1 Architectural Guidelines Architectural Guidelines will be implemented in Rocky Vale Green to ensure that all builders will design and build homes to meet standards that are envisioned by the Developer. The Architectural Guidelines will enhance the integrity of the development and ensure that each home that gets built will add value to the community. The guidelines have been prepared to promote a high level of architectural detail, ensure a pleasing building form, and promote an awareness of environmental sustainability. 1.2 Intent and Theme The intent of the Architectural Guidelines is to create a community of harmony and continuity while allowing traditional architectural styles to offer variety and flavour. All homes in Rocky Vale Green will be carefully reviewed by the Architectural Coordinator to ensure that the style will blend well with all of the homes in the development. ARCHITECTURAL GUIDELINES 4

6 2.0 LAND USE ZONING The Architectural Coordinator will complete a review of all house plans to ensure compliance. An Approved stamp must be issued prior to the purchaser submitting a building permit application to the City of Calgary. All construction must comply with the current Land Use Bylaw and Alberta Building Code. Construction may only begin upon receipt of a Building Permit from the City of Calgary and a Grade Slip from the Architectural Coordinator. Conformity with the Architectural Guidelines does not supersede the required City of Calgary s approval process. 2.1 Land Use Bylaw All lots in Rocky Vale Green have been zoned RC-1(s) and will correspond to RC-1(s) Residential district in the City of Calgary s Land Use Bylaw. All new homes will require a Development Permit in addition to a building permit. The Developer will be applying for a Tract Housing Development Permit with the City of Calgary and if approved will eliminate the need for a Development Permit. For convenience the RC-1(s) section of the Land Use Bylaw along with the General Regulations for Residential Districts can be found in Appendix C. 2.2 Minimum Floor Area The minimum square footage will be: Two Storey: Bungalow/Bi-level: 2,000 ft² 1,400 ft² ARCHITECTURAL GUIDELINES 5

7 3.0 SITING 3.1 House Placement Builders are asked to choose proper home designs around the grading and site topography and to maximize lot space. Designers must take into consideration the lot width, length and shape as houses should be conforming to these sizes. See Building Grade Plan and Marketing Plan prior to home design for lot types. 3.2 Setbacks Front Yard Setback The minimum required front setback is 4.0 metres. The minimum driveway length is 6.0 metres when measured from the back of walk or curb to the garage door. Side Yard Setback The minimum required side yard setback is 1.20 metres. The maximum permitted side yard is 1.80 metres. Rear Yard Setback The minimum rear yard setback is 7.50 metres. 3.3 Lot Grading Lot grading must follow the natural slope of the land and is to be consistent with the subdivision grading plan. Builders should give due consideration to building grades when determining house types in order to assure that an appropriate house is located on each homesite. Lot slopes should be absorbed within the building massing as much as possible. Builders must pay close attention to drainage patterns created on the homesites in order to ensure surface water is channelled away from the house on all sides and into adjacent drainage swales and storm water systems. Builders are to ensure that all of the corner and intermediate elevations, as established by the development engineer, be maintained exactly as specified. Maximum permitted front, rear or side yard slope is 3:1, builders are encouraged to stay within 3% - 25% slope. The lot grades create a drainage pattern, as indicated on the grade plan, and must be maintained. Site drainage must be established prior to commencing construction and maintained by the builder throughout the construction period. Individual lot grading (including drainage swales and retaining walls) must be completed within individual homesite property lines. ARCHITECTURAL GUIDELINES 6

8 4.0 ARCHITECTURAL DESIGN 4.1 Proposed Housing Product The proposed housing product in Rocky Vale Green will be single family estate residential homes with front or side drive attached garages. To reduce the visual impact of the front attached garages builders will be asked to pay special attention to the form of the home and protrusion of the garage. Living space should be incorporated over the garages and it is encouraged that the front entries of the homes be brought forward and become part of the streetscape. Detailed carriage style garage doors will be a must to help create a distinctive streetscape. 4.2 Architectural Theme Arts and Crafts / Craftsman, French Country, Prairie, and Tudor will be the preferred architectural styles for Rocky Vale Green. Please refer to section 4.5 Architectural Styles for a detailed description of these architectural styles. These architectural styles have been chosen to allow enough variety for the consumer to pick the home of their choice in a number of different front elevations provided by the builders. 4.3 Repetition House designs with identical house elevations and colours may not be repeated more often than every fourth(4th) home on the same side of the street and every third (3rd) home on the opposite side of the street. To be different means that there is a significant change in features such as roof type, size and location of windows and doors, colours and finish materials. A change of materials alone and reversing the plan is not sufficient. ARCHITECTURAL GUIDELINES 7

9 4.4 Building Forms and Massing Garages A minimum of a double car garage will be required on all lots. Front drive and side drive configurations will be approved. The garage location will be noted on the building grade plan and the subdivision marketing plan. Builders are to use the garage location as shown. Garages will generally be paired with the neighbouring homes unless noted otherwise. In order to reduce the visual impact of a front drive garage, close attention will be paid to the architectural design of the front elevation and the design of the front entry ways. One method is to bring the front entryway of the home as far forward as possible, without adversely affecting the interior layout of the home. With the addition of a front porch the visual impact of the garage will be reduced. Large usable porches will be encouraged on all homes in Rocky Vale Green Front Porches and Porticos Homes shall incorporate a front porch or portico into their designs to integrate with the streetscape to provide a more pedestrian friendly environment. To ensure the functionality and correct massing a minimum depth of 4 feet will be required for all porches and porticos. Columns on front porches are to be a minimum of 6 x 6 and extended to grade. The underside of the porch is to be screened in so the underside of the porch is not visible (lattice will not be permitted). ARCHITECTURAL GUIDELINES 8

10 4.4.3 Roof Design and Pitch The roof pitch of a home must be consistent with the chosen architectural style. A minimum roof pitch will be required for each style, Prairie (4:12), Arts and Crafts (7:12) Tudor (7:12), and French Country (7:12). Steeper roof pitches will be required on Arts and Crafts and French Country s feature gables, with the overall roof massing to support. Roof pitches below the minimum will be considered on the merits of the design Corner Lots Corner lots that side onto a street or open space will require additional treatment to the same degree of detail as the front elevation. The side elevation should be well articulated with various architectural elements appropriate to the selected style of the house. Gable detailing and battens around openings will be required on the side and rear elevations, to the same level of detail as the front elevation. Elements to be used may include box outs, full height chimneys, detailed windows, shadow bands, belly boards, masonry, porches or verandas may wrap around the house if the lot permits. Extra attention will have to be paid to the bonus room above the garage on corner lots. These lots will require more detailing on the side elevations to break up the two storey massing. This can be achieved by adding roof lines, windows, changing of materials or colours or both Rear Elevations on Open Spaces Rear elevations backing onto open spaces or visible to the street will require an extra level of detailing that will include at minimum, battens around openings to match the front elevation, detailed gable ends, decorative roof lines, corner boards and decks to be built at the time of construction. Rear upgrading should reflect the same amount of detail as front elevations. Three storey uninterrupted elevations on walkout lots will not be permitted. Designers will be required to articulate rear elevations on walkouts to reduce the massing. This can be accomplished by staggering the upper floor or by adding different roof elements between floors. ARCHITECTURAL GUIDELINES 9

11 4.4.6 Exterior Decks Handrails on exposed exterior decks are encouraged to be prefinished aluminum and metal construction; wood rails will be approved but only if in a decorative fashion that meets the desired architectural style and painted to match the trim color. Supporting columns for walkout decks are to be architecturally detailed. Columns must have a minimum dimension of 300mm square (12 x 12 ). Materials used on the deck columns should match or compliment the materials used elsewhere on the home. All walkout decks must be shown on the drawings submitted to the Architectural Coordinator and must be built at the time of construction. All walkout homes whether visible from the street or not will require (12 x 12 ) built out columns, main beam and rim joist to be clad in smartboard or an approved equivalent Chimneys Chimneys must be finished to match the exterior wall material. On corner lots builders are encouraged to use a full height chimney. Chimney flues in visible locations must be boxed in and clad to reflect the architecture of the house Retaining Walls Where retaining walls are required it is recommended that they are constructed using natural materials, i.e., sandstone boulders, rundle rock or river rock (mortar). Retaining walls not constructed from natural materials should be constructed with a visually aesthetic material, i.e., decorative concrete, or concrete with a stone or brick facing. Concrete wing walls will be acceptable when not visible from the street and require Architectural Design Approval. Retaining walls must be within property lines and limited to a height of 2 feet (0.60 metres). As per the conditions of the land use approval by the City of Calgary. The Developer may install sedimentation and erosion control devices at the rear or side of any lot and at catch basins or any other area where the need for a control device exists. The builder/owner must maintain these devices until such time as the owner s landscaping is completed and an inspection certificate has been issued. Owners and builders must not remove any control device from common areas or roads. ARCHITECTURAL GUIDELINES 10

12 4.5 Architectural Styles French Country The most distinctive characteristics of the French Country Style are steeply pitched hip roofs, dormers, arched entry ways and substantial stonework. The French style often resembles Tudor style but lacks the predominant gable at the front. This style can be either symmetrical or asymmetrical. Dormers and windows often break through the cornice rising above the eaves to accentuate height. Rounded dormers are often used but gable and hipped dormers are also appropriate. Flared curves at the eaves are strongly encouraged on the main roof or on gables and dormers. Trim around windows and doors should be simple in design. Where masonry is added soldier coursing or stone mullions are encouraged. Where box-outs are constructed copper roofing, brackets and blocks should be added to give a rich appearance. Typical Design Elements: Angled or curved roofing Copper roofing elements Extensive stone work Timber Trusses Tall vertical windows Wood blocks and/or brackets Steep roof pitch with front facing gables Portico/ covered entry ARCHITECTURAL GUIDELINES 11

13 4.5.2 Arts and Crafts / Craftsman The predominant characteristics of the Arts & Crafts homes are steep pitched roofs, gables/cross-gables, unenclosed soffits, exposed rafter tails, decorative brackets, grouped windows, accent windows, and covered porches supported by large columns clad in traditional materials. Multiple roof lines within front gables are an important element of this style, and they are used to break up the front massing. Siding and trim colours should be inspired by the nature and should complement the natural materials used in the home. The use of multiple materials and/or colours separated by banding/roof lines across the face of the house is necessary for this style. This banding/roof line can exist at any level between the top of the first floor and the gable face. This style of home should have an artistic feel. Massing should reflect this by the use of box outs or additional roof lines to break up the house. Use of offset window groupings also help to detract from overall horizontal symmetry. While muntin bars and accent windows help bring out the detail in and around the windows. Typical Design Elements: A variety of articulation within wall lines Front facing or cross-gables Use of natural materials (shakes, horizontal and vertical siding) A high level of architectural detailing on doors, windows and gables Dormers with gable roofs Wide columns with a large supporting base Dark rich colours with contrasting trim Multiple window panes Sense of asymmetry ARCHITECTURAL GUIDELINES 12

14 4.5.3 Prairie Prairie dwellings are characterized by a low, grounded built-form, and shallow pitched roofs with wide overhanging eaves. The minimum required roof pitch on Prairie homes will be 4:12 with 24 minimum overhangs. Wood of various types is the most common exterior surface combined with the use of brick or stone. Board and batten, horizontal siding and paneling are all common wall surfaces. Veranda and porch elements are major elements in the composition. Breezeways are also a common element, used to connect different portions of the building and provide weather protection. Windows are typically casement type with substantial wood trim, and grouped together in bands to enhance the ground-oriented built form. Colours vary from the lighter shades of stained or painted wood siding through weathered grays to rich earth tones. Chimneys are generally wider on these homes and finished in brick or stone. Horizontal lines through the home are emphasized through the use of stone and battens. Typical Design Elements: Larger overhangs Shallow pitched roofs Horizontal battens Use of multiple materials Masonry base Wide chimneys ARCHITECTURAL GUIDELINES 13

15 4.5.4 Tudor The identifying characteristics of Tudor Style are steep-pitched roofs, usually side gabled, small covered arched porches, stone clad chimneys, ½ timbering and the extensive use of trim and batten. Massing should be asymmetrical to offer various roof lines and heights, roofing should have one predominant front-facing gable, often extending down to main levels. The use of natural material is suggested but not always needed. Trim and batten work must be considered, siding is often light in colour and battens and trim are traditionally darker. Trim is often used in gables and above and below windows with symmetrical patterns. Decorative shutters and vents may also be added. Windows should be tall and narrow in multiple groups with multiple panes of glass (or the look of multiple panes using muntin bars or simulated divided lights), casement and single-hung windows are most common to the style, and small transoms may also be added above main windows. Trim around windows and doors should be narrow, however soldier coursing and stone mullions may be used in high style examples. Typical Design Elements: Tall narrow windows with small window panes Vertical and horizontal batten work Prominent cross gables ARCHITECTURAL GUIDELINES 14

16 5.0 BUILDING MATERIALS AND COLOURS 5.1 Primary Wall Materials The primary wall material shall be sand finish textured acrylic stucco or composite siding. Secondary wall materials and colors are strongly encouraged and may consist of horizontal composite siding, board and batten, smart panel, cedar or composite shakes. Composite siding with a smaller lap profile may also be used as a secondary wall material, generally used on the upper portion of the house. Alternate secondary wall materials will be considered at the discretion of the architectural coordinator. Before submitting colours, builders should review adjacent house colours on Archcontrol.com to avoid repetition. 5.2 Masonry Masonry will be required on all homes in Rocky Vale Green and should 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 18 around all corners. The following masonry will be approved in Rocky Vale Green. Brick Manufactured or Natural stone Masonry colours must complement the cladding material and colour. ARCHITECTURAL GUIDELINES 15

17 5.3 Trim, Fascia and Soffits Modern trim materials used in a traditional manner will assist the homes in Rocky Vale Green to appear traditional and timeless. Window trim, if done properly, can make any window look rich and elegant. A higher level of trim detailing is required on the front and any exposed elevation. All trims are to be contrasting in color compared to the dark coloured cladding. Window trim will be required on all front and rear elevations and any side elevation that sides onto a street or open space.. Trim should be at minimum 4 wide on all four sides or the window. When trim is used on a stone wall, the trim must be build out at least ½ proud of the stone. Corner boards on front and exposed elevations are to match the trim color. Shadow boards or cornices, if incorporated in the design, should be used in all open gable ends where the wall meets the soffit on all front elevations. The fascia on open gables on the front and other highly visible elevations are to be constructed with a composite material. Fascia must be aluminum and 8 inches in height. Rainware should be limited on exposed elevations. Downspouts should take place on side and rear elevations of homes only. Rainware should match colour of soffit and fascia used on home. Downspouts should be directed to the front of the home wherever possible. Rain barrels are required on all back of house downspouts that drain into the MR/ER, specifically Lots 22, Block 12. The Developer will provide a maximum of 2 rain barrels per lot. 5.4 Windows Window layout is key to achieving a chosen design style. Windows should be positioned in good proportion and relationship to one another on an elevation. If fenestration is not setup properly, walls can look scattered and unorganized. Casement, double-hung, single-hung and sliding windows are appropriate window types and may be incorporated with non functional windows to create more elaborate window designs. Simulated divided lights or muntin bars are to be used on the front elevation and side elevations facing the street on corner lots. 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. ARCHITECTURAL GUIDELINES 16

18 5.5 Roofing The roofing material for all homes must be an architectural asphalt shingle, with a minimum 30 year guarantee. Shingles are to be black, brown or grey in colour. All roof stacks must be enclosed and/or finished to compliment the roof colour and exterior finish detail. Rainwater leaders and soffits shall match or complement the approved trim colour. 5.6 Roof Hardware All roof hardware (vents, stacks, flashing, etc.) must be pre finished to match the colour of the roofing material 5.7 Front Doors Front Entry doors should be real wood or fibreglass doors stained to resemble wood. Front entry doors are to complement the architectural style of the home. Entry doors should have glazing and/or sidelights and/or transom windows. If glazing is not desired an upgraded architectural door will be permitted. Single or double front entry doors are allowed. Double front entry doors will be approved at the discretion of the Architectural Coordinator. Sliding patio doors should not be located on front elevations. 5.8 Garage Doors Garage doors must be a traditional carriage or renaissance style with vertically proportioned panels and raised trim to give the appearance that the door has been constructed of wood. Are not to exceed 8 feet in height and 20 feet in width unless approved by the Architectural Coordinator. Additional space above the garage door to eaves line (more than 24 inches) will have to be justified and treated with an architectural feature. ARCHITECTURAL GUIDELINES 17

19 5.9 Railing Rails 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): Wrought Iron / Aluminum Wood (must be painted or stained) Glass (rear only) 5.10 Driveways & Walkway Materials Exposed aggregate or stamped concrete with a deep tool joint will be approved as a minimum. Maximum driveway slope is 10%; minimum is 2%. Where borders are used they are to be a minimum of 18 (eighteen) inches in width for driveways. Sidewalks are to consist of the same material as the main part of the driveway and to be poured concurrent with the driveway Front Steps Front steps, when constructed of concrete, shall match the driveways/walkway. Precast concrete steps will be permitted. Front Steps, when constructed of wood, shall have closed risers. Stained cedar will be the only wood permitted Parging A maximum of 18 of parging will be permitted on side and rear elevations measured from final grade to the underside of the wall finishing material. On sloping lots, siding will have to be dropped accordingly and applied to the foundation walls of the home. A maximum of 8 of parging will be permitted on front elevations. ARCHITECTURAL GUIDELINES 18

20 6.0 ADDITIONAL REQUIREMENTS Nothing herein contained shall be construed or implied as imposing on the Developer, its agents or employees, any liability in the event of non-compliance with or nonfulfillment of any of the terms, restrictions and benefits set forth herein and no liability or responsibility whatsoever shall be incurred by the Developer, its agents or employees, in the performance or non-performance of their rights and obligations herein. 6.1 Recreation and Commercial Vehicles/Equipment Recreational vehicles and commercial vehicles shall not be parked in front of a home for any reason other than loading and unloading. When RV s are parked on site they must be parked on the side of the home and be properly screened from the street. Wood screen fence is an acceptable screening mechanism, but may only be used alongside the house. 6.2 Satellite Dishes Satellite dishes are allowed provided the dish size does not exceed twenty-four (24 ) inches in diameter and the location of the dish is concealed to minimize visual impact. ARCHITECTURAL GUIDELINES 19

21 7.0 LANDSCAPING 7.1 Fencing Fencing along rear property lines will be provided by the Developer as listed below for all lots backing onto a municipal reserve or environment reserve. All side yard fencing will be provided by the Homeowner except as listed below. Only a 6 foot wood screen fence or a 4 foot or 6 foot black chain link fence will be permitted in Rocky Vale Green. Front yard fencing will not be permitted unless the home sides onto green space. Fencing details may be found in Appendix A and B. Rear Yard Developer Fencing Block 13 Lots 12, will have a 1.80 m wood screen fence Block 12 Lots and part of lot 22 have an existing chain link fence Block 12 Lots will have a 1.2m black chain link fence with no gates Side Yard Developer Fencing Block 12 Lot 32 and Block 13 Lot 17 will have a 1.80m wood screen fence along the whole east property line until land to the east is developed. Block 12 Lots 22 and 25 will have a 1.80m wood screen fence on the side yard adjacent to the walkway. Block 12 Lot 16 and Block 13 Lot 12 have an existing wood screen fence along their south property line. 7.2 Soft Landscaping Landscaping in the front yard will be required to be installed within one growing season from the completion of the exterior of the home. One tree and a shrub bed will also be required in each front yard. Rain barrels are required on all back of house downspouts that drain into the MR/ER, specifically Lots 22, Block 12. The Developer will provide a maximum of 2 rain barrels per lot. Topsoil in rear yard of Lots 22, Block 12 must be a minimum of 0.3m deep. 7.3 Fire Pits and Outdoor Fireplaces Fire pits and outdoor fireplaces will be permitted in the rear yard only and are to follow the City of Calgary Bylaws. ARCHITECTURAL GUIDELINES 20

22 8.0 APPROVAL PROCESS 8.1 Required Information The following items are required for architectural approval. All information is to be submitted to the website prior to review. Incomplete applications will not be processed. Plot Plan (1:200 scale) showing the following: Lot size Building Envelope Setbacks Lot coverage Easements and utility right of ways Property and house corner grades Construction Drawings (1/4 =1 ; 3/16 =1 ). Completed Architectural exterior; color and material selections. 8.2 Turn Around Applications will be processed no later than 10 working days. 8.3 Schedule of Applicable Fees The first Architectural Approval and Pre Approval will be covered by the Developer. The first Architectural Approval and Pre Approval will be covered by the Developer: Secondary Architectural Approval $ Change request $ Fee for consultation: Senior AT $ Intermediate AT $ ARCHITECTURAL GUIDELINES 21

23 9.0 CONSTRUCTION REGULATIONS 9.1 Material and Equipment Storage Builders will be allowed to store their materials and equipment on site during construction but may not store on any other home sites. Items stored will have to be stored in an organized and covered manor to ensure site cleanliness. Builders must ensure that they do not trespass or disturb any other properties. Cleaning of paint, solvents, stains, etc will not be permitted on site. Concrete trucks may not clean chutes anywhere on site. 9.2 Use of Site Construction debris and waste must be contained on site each day and removed at the end of the project. Debris may not be burned, dumped, or buried anywhere on site at any time. Site damage (curbs, site furniture, sidewalks, roadways, vegetation) will be the charged to the builder. Should a site not be maintained as these guidelines document, the developer reserves the right to rectify any deficiencies at the cost of the builder. 9.3 Vehicles and Parking Utility trailers, etc. may be parked on site for the time of construction only, at the risk of the builder. 9.4 Other Notes Vegetation material, top soil, or similar materials may not be dumped on site at any time. Changing oil on any equipment or vehicles is not permitted on site. Alcohol is prohibited at all times on site. Erosion control will be the responsibility of the builder during construction. Builders are to ensure that sites are not access except via the provided entries. ARCHITECTURAL GUIDELINES 22

24 10.0 DISCRETION Notwithstanding anything else set out in these guidelines, the developer, La Vita Land Inc. and IBI Group s Architectural Coordinators may apply their respective judgements when considering and approving anything regulated or controlled by these guidelines. In so doing, the Developer and the Architectural Coordinator may provide waivers of or relaxations to any matter set out in these guidelines in their sole and absolute unfettered discretion No Right to Enforce Only the developer may enforce the guidelines, no purchaser of a lot in Rocky Vale Green may enforce these guidelines Right to Amend The developer may from time to time amend these guidelines as it sees fit in its sole and absolute unfettered discretion No Trespassing No person shall infringe upon, excavate on, destroy, paint, fill in, cut, remove or tamper with any lot in Rocky Vale Green that is not their own. If done so the Developer has full right to take legal action for relief of any violation. The Developer and the Architectural Coordinator reserve the right to accept home designs which, in the opinion of the Architectural Coordinator, meet the Guidelines set out herein in all respects. Furthermore, the Developer and the Architectural Coordinator reserve the right to alter or make amendments to the Architectural Guidelines at any time without notice. ARCHITECTURAL GUIDELINES 23

25 11.0 CONTACTS Architectural Coordinator IBI Group Suite Meredith Road NE Calgary, Alberta T2E 2W5 Tel: Engineering Consultant IBI Group Suite Meredith Road NE Calgary, Alberta T2E 2W5 Tel: Surveying Consultant IBI Group Suite Meredith Road NE Calgary, Alberta T2E 2W5 Tel: Developer La Vita Land Inc. 150, th Street NE Calgary, Alberta T2E 7M2 Tel: ARCHITECTURAL GUIDELINES 24

26 APPENDIX A RESIDENTIAL WOOD SCREEN FENCE ARCHITECTURAL GUIDELINES 25

27 APPENDIX B RESIDENTIAL CHAIN LINKED FENCE ARCHITECTURAL GUIDELINES 26

28 APPENDIX C LAND USE BYLAW Calgary Land Use bylaw 1P2007 General Rules for Low Density Residential Land Use Districts - Sections Residential - Contextual One Dwelling (R-C1)(R-C1s) District - Sections ARCHITECTURAL GUIDELINES 27

29 PART 5 - DIVISION 1: GENERAL RULES PART 5: LOW DENSITY RESIDENTIAL DISTRICTS Division 1: General Rules for Low Density Residential Land Use Districts 334 Projections Into Setback Areas 334 (1) Unless otherwise referenced in this Part, buildings must not be located in any setback area. (2) Portions of a building located above the surface of the ground may project into a setback area only in accordance with the rules contained in this Part. (3) Portions of a building below the surface of the ground may extend without any limits into a setback area. (4) Patios and wheelchair ramps may project without any limits into a setback area. (5) Signs located in a setback area must be in accordance with Part 3, Division Length of Portions of a Building in Setback Areas 335 (1) On each storey, the total combined length of all projections into any setback area must not exceed 40.0 per cent of the length of the façade. 47P2008 (2) The maximum length of an individual projection into any setback area is 3.1 metres. (3) Subsections (1) and (2) do not apply to: decks, eaves, ramps, and stairs when located in any setback area; and a private garage attached to a main residential building when located in the rear setback area. 336 Projections Into Front Setback Area 336 (1) Bay windows and eaves may project a maximum of 0.6 metres into the front setback area. (2) Landings, ramps other than wheelchair ramps and stairs may project into a front setback area provided: 47P2008 building; and the area of a landing does not exceed 2.5 square metres. (3) deleted 47P2008 LAND USE BYLAW 1P2007 July 23,

30 PART 5 - DIVISION 1: GENERAL RULES (4) Window wells may project without limits into any front setback area. 47P2008, 67P P P2008, 27P2011, 40P P P P P P P2008, 67P P2008 Projections Into Side Setback Area 337 (1) deleted (1.1) Portions of a building greater than or equal to 2.4 metres above grade may project a maximum of 0.6 metres into any side setback area. (1.2) Portions of a building less than 2.4 metres above grade may project a maximum of 0.6 metres, and window wells may project a maximum of 0.8 metres, into a side setback area: for a Contextual Semi-detached Dwelling and a Semidetached Dwelling, only where the side setback area is on the street side of a corner parcel; and for all other uses: (i) when located on a corner parcel; or (ii) where at least one side setback area is clear of all central air conditioning equipment, window wells and portions of the building measure from grade to a height of 2.4 metres. (2) Window wells and portions of a building, other than eaves, must not project into a 3.0 metre side setback area required on a laneless parcel. (3) Eaves may project a maximum of 0.6 metres into any side setback area. (4) deleted (5) Landings, ramps other than wheelchair ramps and stairs may project in a side setback area provided: building; the area of a landing does not exceed 2.5 square metres; (c) the area of any portion of a landing that projects into the side setback area does not exceed 1.8 square metres; (d) they are not located in a 3.0 metre side setback area required on a laneless parcel; and (e) they are not located in a side setback area required to be clear of projections, unless pedestrian access from the front to the rear of the parcel is provided. (6) deleted (7) deleted (8) Any portion of a building that projects into a side setback area, other than eaves, landings, window wells, ramps and stairs, must not be located closer than 0.9 metres from the nearest front façade. 280 LAND USE BYLAW 1P2007 July 23, 2007

31 PART 5 - DIVISION 1: GENERAL RULES (9) Balconies and decks must not project into any side setback area. (10) Central air conditioning equipment may project a maximum of 1.0 metres into a side setback area: 67P P2008 for a Contextual Semi-detached Dwelling and a Semidetached Dwelling, only where the side setback area is on the street side of a corner parcel; and for all other uses: 27P2011 (i) (ii) when located on a corner parcel; or where at least one side setback area is clear of all central air conditioning equipment, window wells and portions of the building measured from grade to a height of 2.4 metres. 338 Projections Into Rear Setback Area 338 (1) Stairs, air conditioning equipment and window wells may project without limits into any rear setback area. (2) Awnings, balconies, bay windows, canopies, chimneys, decks, landings, porches, and ramps other than wheelchair ramps may project a maximum of 1.5 metres into any rear setback area. 47P2008 (3) A private garage attached to a building may project without limits into a rear setback area provided it: (c) (d) does not exceed 4.6 metres in building height; does not exceed 75.0 square metres in ; has no part that is located closer than 0.60 metres to the rear property line; and has no eave closer than 0.6 metres to a side property line. 27P2011 (4) When an attached private garage has a balcony or deck, the balcony or deck must not be located within 6.0 metres of a rear property line or 1.2 metres of a side property line Patios (1) Unless otherwise referenced in subsections (2) and (3), a privacy wall may be located on a patio, provided it does not exceed a height of 2.0 metres when measured from the surface of the patio. 67P2008 (2) A privacy wall located on a patio must not exceed 2.0 metres in height, when measured from grade and when the privacy wall is located within: a side setback area; or 6.0 metres of a rear property line. LAND USE BYLAW 1P2007 July 23,

32 PART 5 - DIVISION 1: GENERAL RULES (3) A privacy wall located on a patio must not exceed 1.2 metres in height when measured from grade when the privacy wall is located between the foremost front façade of the main residential building and the front property line. Decks 339 (1) The height of a deck in the Developing Area must not exceed main residential building on the parcel. 57P2008 (2) The height of a deck in the Developed Area must not exceed: 1.5 metres above grade at any point, except where the deck is located on the same façade as the at-grade entrance to a walkout basement; and main residential building on the parcel. 67P2008, 3P2010 (2.1) Unless otherwise referenced in subsection (3), a privacy wall located on a deck: must not exceed 2.0 metres in height when measured from the surface of the deck; and must not be located between the foremost front façade of the main residential building and the front property line. 13P2008, 67P2008, 9P2012, 24P2014 (3) A deck attached to a Contextual Semi-detached Dwelling, Semidetached Dwelling, Rowhouse Building or Townhouse within 1.2 metres of a party wall must have a solid privacy wall that: (c) is a minimum of 2.0 metres in height; is a maximum of 3.0 metres in height; and extends the full depth of the deck. 15P P P2008 Balconies 340 (1) Unless otherwise referenced in this Part, an open balcony must not project more than 1.85 metres from the building façade to which it is attached. (2) recessed balcony must not exceed 10.0 square metres. (2.1) Unless otherwise referenced in this Part, a privacy wall located on a balcony: must not exceed 2.0 metres in height when measured from the surface of the balcony; and must not be located between the foremost front façade of the main residential building and the front property line. 282 LAND USE BYLAW 1P2007 July 23, 2007

33 PART 5 - DIVISION 1: GENERAL RULES (3) A balcony attached to a Contextual Semi-detached Dwelling, Semi-detached Dwelling, Rowhouse Building or Townhouse within 1.2 metres of a party wall must have a solid privacy wall that: 13P2008, 67P2008, 9P2012, 24P2014 (c) is a minimum of 2.0 metres in height; is a maximum of 3.0 metres in height; and extends the full depth of the balcony. (4) deleted 24P2014, 15P2016 Driveways 341 (1) A driveway must not have direct access to a major street unless: there is no practical alternative method of vehicular access to the parcel; and a turning space is provided on the parcel to allow all vehicles exiting to face the major street. (2) A driveway connecting a street to a private garage must: 9P2012 be a minimum of 6.0 metres in length along the intended direction of travel for vehicles and measured from: (i) (ii) the back of the public sidewalk to the door of the private garage; or a curb where there is no public sidewalk to the door of a private garage; and contain a rectangular area measuring 6.0 metres in length and 3.0 metres in width. (3) A driveway connecting a lane to a private garage must be a minimum of 0.60 metres in length along the intended direction of travel for vehicles, measured from the property line shared with the lane to the door of a private garage. (4) Vehicles may only be parked in the actual front setback area when the vehicle is located on a driveway or motor vehicle parking stall that is hard surfaced. (5) That portion of a driveway, including a motor vehicle parking stall, within 6.0 metres of a public sidewalk, or a curb on a street where there is no public sidewalk, must not exceed a width of: 9P2012 9P2012 9P metres where the parcel width is 9.0 metres or less; or 7.0 metres where the parcel width is greater than 9.0 metres and less than 15.0 metres. LAND USE BYLAW 1P2007 July 23,

34 PART 5 - DIVISION 1: GENERAL RULES 57P2008, 13P2011 (6) In the Developed Area a driveway accessing a street must not be constructed, altered or replaced except where: (c) it is located on a laneless parcel; it is located on a laned parcel and 50.0 per cent or more parcels on the same block face have an existing driveway accessing a street; or there is a legally existing driveway that it is not being relocated or widened. 13P P2008, 13P2011 (7) A driveway constructed, altered or replaced in accordance with subsection (6) may be extended in length. (8) Where a parcel is the subject of development, the Development Authority must not require the removal of a legally existing driveway accessing a street even where the proposed development is a discretionary use. Retaining Walls 342 (1) A retaining wall must be less than 1.0 metre in height when measured from grade. (2) A minimum horizontal separation of 1.0 metre must be maintained between retaining walls on the same parcel. Fences 343 The height of a fence above grade at any point along a fence line must not exceed: (c) 1.2 metres for any portion of a fence extending between the foremost front façade of the main residential building and the front property line; 2.0 metres in all other cases; and 2.5 metres at the highest point of a gate that is not more than 2.5 metres in length. Solar Collectors (1) A solar collector may only be located on the wall or roof of a building. 68P2008 (2) A solar collector mounted on a roof with a pitch of less than 4:12, may project: a maximum of 0.5 metres from the surface of a roof, when the solar collector is located 5.0 metres or less from a side property line, measured directly due south from any point along the side property line; and in all other cases, maximum of 1.3 metres from the surface of a roof. 284 LAND USE BYLAW 1P2007 July 23, 2007

35 PART 5 - DIVISION 1: GENERAL RULES (3) A solar collector mounted on a roof with a pitch of 4:12 or greater, may project a maximum of 1.3 metres from the surface of a roof. (4) A solar collector mounted on a roof must not extend beyond the outermost edge of the roof. (5) A solar collector that is mounted on a wall: must be located a minimum of 2.4 metres above grade; and may project a maximum of: (i) (ii) 1.5 metres from the surface of that wall, when the wall is facing a rear property line; and in all other cases, 0.6 metres from the surface of that wall. Skateboard and Sports Ramps (1) All skateboard and sports ramp structures must be located within the maximum envelope dimensions of 1.5 metres high by 5.0 metres wide by 6.0 metres long. 43P2016 (2) More than one structure may be contained within the maximum envelope dimensions referenced in subsection (1). (3) The maximum envelope dimensions referenced in subsection (1) do not include at-grade surfaces such as, but not limited to, soil, grass, wood or concrete. (4) Notwithstanding subsection (1), railings for safety purposes may extend beyond the maximum envelope dimensions referenced in subsection (1) provided they are not designed or used as a surface upon which to operate a skateboard, bicycle, scooter, roller skates or other similar device. (5) There must only be one skateboard and sports ramp envelope per parcel. (6) All skateboard and sports ramp structures must be located between the rear façade of the main residential building and the rear property line. (7) The height of a skateboard and sports ramp at any point is measured from grade. (8) All skateboard and sports ramp structures, including railings for safety purposes, must be located a minimum of 1.2 metres from a side property line. (9) All skateboard and sports ramp structures, including railings for safety purposes, must be located a minimum of 1.2 metres from a rear property line. (10) Skateboard and sports ramp structures must not be included in parcel coverage. LAND USE BYLAW 1P2007 July 23,

36 PART 5 - DIVISION 1: GENERAL RULES (11) A skateboard and sports ramp must not be attached to a deck, another structure, fence, or building such as, but not limited to, a main residential building, Backyard Suite or Accessory Residential Building. Objects Prohibited or Restricted 344 (1) A recreational vehicle must not remain in an actual front setback area for longer than 24 hours. (2) A trailer that may be used or is intended to be used for the transport of anything, including but not limited to, construction materials, household goods, livestock, off road vehicles, and waste must not remain in an actual front setback area except while actively engaged in loading or unloading. (3) A dilapidated vehicle must not be located outside of a building. (4) A large vehicle must not remain on a parcel except while actively engaged in loading or unloading. Only one large vehicle may remain on a parcel while actively engaged in loading or unloading. (5) A satellite dish greater than 1.0 metre in diameter must: (c) not be located in an actual front setback area or in an actual side setback area where the parcel shares a property line with a street; not be located higher than 3.0 metres from grade; and not be illuminated. (6) Subsection (5) does not apply to a satellite dish greater than 1.0 metre in diameter when the applicant demonstrates: compliance with subsection (5) would prevent signal reception; and the satellite dish will be located and screened to the satisfaction of the Development Authority. 43P P2014 (7) deleted (8) A Power Generation Facility Small with a capacity greater than 100kW must not be located on a parcel when the principal use on the parcel is a Contextual Single Detached Dwelling, Contextual Semi-detached Dwelling, Duplex Dwelling, Single Detached Dwelling, or Semi-detached Dwelling. Accessory Residential Building 345 (1) Unless otherwise referenced in subsection (2), the minimum building setback for an Accessory Residential Building is: 1.2 metres from a side or rear property line shared with a street; or 286 LAND USE BYLAW 1P2007 July 23, 2007

37 PART 5 - DIVISION 1: GENERAL RULES 0.6 metres from a side or rear property line in all other cases. (2) The minimum building setback for an Accessory Residential Building that does not share a side or rear property line with a street may be reduced to zero metres when: the Accessory Residential Building is less than 10.0 square metres ; the wall of the Accessory Residential Building is constructed of maintenance-free materials and there is no overhang of eaves onto an adjacent parcel; or (c) the owner of the adjacent parcel grants a 1.5 metre private maintenance easement that must: (i) be registered against the title of the parcel proposed for development and the title of the adjacent parcel; and (ii) include a 0.60 metre eave and footing encroachment easement. (3) An Accessory Residential Building must not be located in the actual front setback area. (4) A private garage on a laneless parcel may be located within the required 3.0 metre side setback area, except along the street side of a corner parcel. (5) The minimum distance between any façade of an Accessory Residential Building and a main residential building is 1.0 metres. 12P2010 (6) The height of an Accessory Residential Building must not exceed: (c) building; 3.0 metres at any eaveline building; and one storey, which may include an attic space that: 67P2008 (i) (ii) (iii) (iv) is accessed by a removable ladder; does not have windows; is used by the occupants of the main residential building for placement of personal items; and has a maximum height of 1.5 metres when measured Restrictions on Use of Accessory Residential Building 346 (1) Accessory Residential Building, other than a private garage, must not exceed 0.6 metres above grade. (2) An Accessory Residential Building must not be used as a Dwelling Unit, unless a Backyard Suite has been approved. 24P2014 LAND USE BYLAW 1P2007 July 23,