ARCHITECTURAL. Planning and Design Principles
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1 ARCHITECTURAL Planning and Design Principles MARIAH CONSULTING LIMITED Revised as of January, 2013
2 In this established community there is a sense of underlying order in the eclectic blend of classic and traditional styled homes. Sensitive to this, the aesthetic directives of Hillcrest Pointe will embody a diverse range of period styles and architectural elements. Stylistic definition will be identifiable to period original. The primary objective of these directives is to establish the image and quality of richly detailed homes, appropriate to the setting. The use of natural materials and colors will direct the ambiance of the streetscape and respect the character of the neighborhood. The massing of homes must balance function and form in equal measure with the scale and setting. To ensure transition is thoughtful and deliberate, a maximum roof pitch may be imposed. Higher roof pitches extending down to lowered eave lines may be appropriate. Relationship and transition will also be accomplished with height proportionate to the architectural style and variation in building lines and setback. Flat roof designs will be considered, subject to a maximum height of 7.6m (25'), measured from grade at the entry. Exception may be granted in consideration of individual merits of design, massing, proportions and compatibility. Houses are to have a consistency of apparent volume. As such house widths and sizes should relate logically and proportionately to the lot and adjacent houses. Minimum front yard setbacks shall be consistent with the land use bylaw. Massing and setback may be adjusted on a lot-by-lot basis, to enhance the streetscape. Second floor decks and balconies at street elevations will be understated and integrated into the building mass and or roof line. Homes on corner lots will be designed with flanking side treatments consistent with the front elevation. To encourage originality, similar elevations may not be repeated on adjacent lots. ALL ARCHITECTURAL STYLES WILL BE CONSIDERED ON THE BASIS OF THE FOLLOWING CRITERIA: scale and proportion appropriate image and style (all architectural elements and features are consistent with the period style) relationship with neighboring dwellings appropriate finishes and colors 2
3 The following detailed sample descriptions of materials, building elements, colors and proportions, appropriate to an individual style of architecture will demonstrate the successful interpretation of period style. A wide array of materials and finishes will add richness to the multifaceted streetscape. CRAFTSMAN The Craftman or Arts and Crafts style includes bungalows, 1 ½ story and two story designs with low pitched side gable roofs and wide overhangs. Dormers and inset gables are finished in shakes, exposed beams or angle braces. Windows have a vertical orientation, double hung or divided panes with grills in the upper sash while the lower sash is plain. Window surrounds are simple. Partial and full width verandas are a major element of Craftsman style. Verandas often have a gable roof consistent in pitch and detailing with the main roof and are typically supported by massive tapered columns. The columns may be full height or half height resting on the veranda deck or they may extend from roof to ground. The base will be larger than the post and likely tapered in a stone, shake or painted finish. Entry doors are simple in styling and include small glass panes. Craftsman style homes may be finished in smooth stucco, brick, siding or shakes. More than one dominant finish is used on each elevation, separated by a wide trim board installed horizontally. Colors suited to the Craftsman style include deep earth tones accented by heavy white trims. COLONIAL TThe Colonial style includes 1½ and 2 story and bungalow designs with a simple rectangular footprint. The main roof is typically a side gable or hip roof with minimal overhang. Dormers and front facing gables clad in the same material as the walls add interest. Entrances may feature a full veranda, gable entry porch or a pediment supported by pilasters. Windows are aligned and symmetrically balanced and are strictly vertical in orientation. They may be ganged in pairs. Both top and bottom sash should have a grid pattern of 6 to 12 panes per sash. Shutters are characteristic of this style. The main body of the Colonial home is commonly clad in horizontal siding or brick. Decorative moldings are typically installed at the eave line for emphasis. Entry doors are simple in styling and may include a transom. Colors suited to the Colonial style are light neutrals (white and cream) for siding with red or darker tones for brick exteriors. Trim and window colors are always white. Shutters and entry door are usually black, dark red or forest green. 3
4 TUDOR Tudor style homes are typically two story models asymmetrical in elevation with side gables dominated by one or more front gables that intersect. Homes often have more than one front facing gable with the pitch at this roof much steeper than the main gable. Heavy vertical trim details define the gable ends. Chimneys are detailed and often prominent, usually finished in brick or stone. Windows are vertical casements or double hung sash with divided panels and grids in rectangular or diamond patterns. Window and trims are dark in color. A centered or extended steep front gable often emphasizes the front entry which is recessed. Stone detailing and Quoins are common at corners in this style. The Tudor style home is clad in stucco of lighter earth tone shades with dark earth tone or black fascia and timber trims. PRAIRIE The Prairie or Ranch style bungalow is characterized by low sloping simple hip or side gable roof with wide overhangs and deep fascias. The footprint is often L shaped. The design is horizontal in presentation with simplified forms. Windows are large, organized and consistent in shape, often incorporating transoms. Windows are uncluttered by omission of grid patterns. The entry is typically recessed with sidelites and defined by approach. Entry doors are plain and may be oversized. Prairie style homes may be finished in smooth stucco or flat brick, often outlined with contrasting trim. Horizontal siding may also be used. Colors suited to the Prairie style are mid- to dark earth tones with monotone or darker trims. 4
5 CONTEMPORARY INTERNATIONAL The Contemporary International style includes bungalows and two story designs with flat roofs in multiple levels. Roofs include a shallow ledge or no coping. Open, framed beam detail or wide boxed overhang may also define roof line. Windows, generally metal, are set flush with outer wall and often run floor to ceiling in ribbon format. Large expanses of square and rectangular glazing in unusual groupings are typical and usually asymmetrical. Glazing is clear or lightly tinted. Darker commercial glazing is not suitable. Wall surfaces are smooth and unornamented, without decorative detailing at openings. Cantilevered projections of the house, roof or balcony may be incorporated without visible support to dramatize the style. Horizontal elements, layered levels, and staggered wall planes adjust the scale in this setting. Entrances include cover within the height of the main floor. Entrance doors are simple in design and are often oversized and include glazing. Railing may be tubular steel and/or glass. Exterior finish may be smooth stucco in acrylic or concrete. The defining details of this style are simplicity and drama without the use of geometric shapes and obtrusive colors. Colors, as with finishes are natural and subtle. Brick in a tone on tone application or tyndal and ledge stone in a contrast, are well suited. These materials are applied in a panel effect only, with the textures providing a relationship with the more traditional architectural styles in the neighborhood. NOTE: No structure, including stair access and housing of mechanical equipment will be permitted on the roof. 5
6 Homes will be reviewed on their individual merits. Applicants may provide alternate designs to those outlined in the guidelines providing that it can be demonstrated that conformity to the overall objectives for the quality and image of the area is maintained. The acceptability of such alternatives is solely at the Developer s discretion. All exterior color schemes will be approved on an individual basis, without repetition on adjacent lots. Materials and colors will be consistent with the architectural style of the home. As such pastels and coastal colors are not appropriate. Bright and vivid colors may be restricted to accent application. Vinyl siding will not be permitted. Roof material may be asphalt shingles, wood shakes, and concrete tiles in shake or slate profile. Other roofing products will be considered on an individual basis. Standing seam metal roofs will be reviewed on an individual basis. Grade and building elevations must be compatible with adjacent lots. Dramatic contrasts in elevation will necessitate design solutions to absorb such variations within the building mass. The established character is low and grounded. Entry steps should be a maximum of three risers per set. Where the site conditions or design dictate more that three steps, the run may be split or the additional risers integrated into the design of the home and/or landscape to maintain the established character. Special attention is to be given the treatment of exposed concrete foundation walls. A maximum of 1' of parged concrete will be permitted on all visible elevations. All homes must include at minimum, a double attached garage, constructed concurrently with the home and located in accordance with the garage location plan. Overhead door design must be appropriate to the architectural style of the home and painted to blend with the exterior. For side drive designs, the Builder/Purchaser is responsible to ensure there are no obstructions or hindrances to the side driveway and minimum clearances are maintained to the satisfaction of local approving authorities. Corner lots 1 and 13 are not suited to a side drive design. Homes with an oversized or triple car garage must include articulation in the form of a jog, to break up the expanse of flat wall plane and roof line. DRIVEWAYS AND WALKWAYS MAY BE CONSTRUCTED OF THE FOLLOWING MATERIALS: exposed aggregate or washed concrete stamped and colored concrete colored concrete pavers Driveways will not be wider than 50% of the building pocket at the street, and may then flare out towards the garage in an undulating configuration with provision for landscaping to balance the hard surface in the front yard. The building pocket width is as shown on the Lot Sales Plan. 6
7 LANDSCAPE GUIDELINES THE FOLLOWING ARE THE MANDATORY LANDSCAPE REQUIREMENTS FOR THE HOME SITES IN HILLCREST POINTE: Two (2) specimen trees planted in the front yard deciduous trees are to be a minimum of 3" caliper and coniferous trees are to be a minimum of 8'-0" height. The tree is to be of high quality form. One tree may be deleted if the remaining tree is a minimum 5" caliper for deciduous or a minimum 15' in height for coniferous. Coniferous trees are spruce, pine or fir. fifteen (15) shrubs can be deciduous or coniferous shrubs. Shrubs must be planted in a prepared bed, defined by hard edging (vinyl, stone, concrete, etc.) all grass/lawn areas are to be sodded. THE FOLLOWING ARE NOT ACCEPTABLE IN THE FRONT OF HOMES IN HILLCREST POINTE: white or colored shale landscape rock mulch; seeded lawns; extensive hardsurfacing. Residents will have the option to install synthetic turf in place of sod. To obtain landscape approval, selected synthetic turf (including putting greens) must meet the following requirements: COLOUR: Green - No alternate colour choices will be accepted. WEIGHT: Minimum 88 ounces per square foot fibre. (ex. EZ Paw, EZ LawnPro, EZ GolfPro, EZ Lawn Elite) BASE PREPARATION: Minimum depth 4 inches of 20mm Road Crush, (compacted to 90% proctor density) LEVELING LAYER: Sand or crushed limestone fines. SURFACE INFILL: Silica sand and/or rubber infill. WARRANTY: Manufacturer must specify pet friendly product, minimum 10 year warranty. NOTE: Synthetic turf adjacent to natural sod will not be permitted without installing a distinct border between the styles of turf. Various forms of landscape edging and the installation of undulating rock/mulch beds with shrubs are acceptable practices for meeting the standard. These beds are installed in addition to the minimum landscaping requirements as set out in these guidelines. Request for final inspection must include a copy of the quote, receipt and warranty, to verify the specifications have been met. 7
8 APPROVAL PROCESS To achieve the objectives of the guidelines, early in the design process, a preliminary plan must be submitted for approval. Preliminary approval will ensure the proposed plan is consistent with the objectives of the guidelines and compatible with the streetscape. 1. Submit preliminary design proposal consisting of scale drawings of elevation plans, floor plans, preliminary site plan, and statement of style. It shall be the responsibility of the applicant to demonstrate the characteristics and merits of an architectural period style. Acceptability of such designs will rest solely with the Developer 2. The proposal will be reviewed in its entirety and designated approved, approved subject to conditions or not approved 3. Once preliminary approval has been granted, you may proceed with working drawings and final application 4. Final application must include the following information: a. Completed application form b. One set of working drawings at 3/16" or 1/8":1' scale (any changes from the preliminary approval must be specifically listed) c. Two copies of final plot plan prepared by the designated surveyor at 1:300 scale d. Color or material samples as may be required 5. The application and plans will be reviewed for adherence to the guideline objectives. If modifications are required, drawings must be revised. 6. Once final approval has been granted, stakeout and construction may proceed. Original plan and forms will be retained on file. A copy of the approved elevation plan, plot plan and application will be provided to the applicant. 7. Any changes to the house plan approval must be approved in writing prior to implementation 8. A professional landscape plan must be submitted to the Landscape Consultant no less than sixty days prior to desired commencement date. Landscaping plan must be approved and work completed, by the end of the second growing season after occupancy. 9. Upon advice from the Purchaser of completion of the home, site works and landscaping, a site review will be carried out to confirm conformance to the Guidelines and approvals previously granted. Advice of completion must be made in writing and include a final grading certificate and City approval of same. The annual cut off for final inspection requests is September 30 th 10. Following the final approval of building and landscaping, the completion of any deficiencies, the acceptance of lot grading certificate, and confirmation that no other funds are due to the Developer, the security deposit will be refunded by the Developer Failure to obtain preliminary approval will not mitigate the final review process and may result in delays and additional costs to achieve compliance. These guidelines may be altered, amended or varied by the Developer at its sole and absolute discretion, and without prior notice. 8
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