REPORT MARCH, 2014
TABLE OF CONTENTS 1. THE COMMUNITY OF RIVERSONG... 1 2. PHASE 6 RIVERSONG... 1 2.1 Architectural Theming of RiverSong Phase 6... 2 3. APPROVAL PROCESS... 3 3.1 Application Process... 3 3.1.1 Preliminary Review... 3 3.1.2 Formal Application Submission... 3 4. ZONING REGULATIONS... 4 4.1 Setbacks... 4 4.1.1 Building Envelope... 4 4.1.2 Siting... 4 4.1.3 Minimum Habitable Floor Area Excluding Basements... 4 5.... 4 5.1 Repetition... 4 5.2 Building Form and Massing... 5 5.2.1 Garages... 5 5.2.2 Driveways and Sidewalks... 6 5.2.3 Roof Design andpitch... 6 5.2.4 Front Porches... 6 5.2.5 Corner Lots... 7 5.2.6 Rear Elevations on Amentiy Spaces... 7 5.2.7 Walkout Lots... 8 5.2.8 Lots Outside of the 10 Minute Response Time... Error! Bookmark not defined. 5.3 Building Materials... 8 5.3.1 Colours... 8 5.3.2 Primary Wall Materials... 8 5.3.3 Secondary Wall Materials... 8 5.3.4 Masonry... 9 5.3.5 Roof Materials... 9 5.3.6 Front Entry Door... 9 5.3.7 Garage Doors... 10 5.3.8 Railings... 10 5.3.9 Trim and Soffits... 10 5.3.10 Windows... 11 5.3.11 Exterior Lighting... 11 5.3.12 Retaining Walls... 11 March, 2014 Page i.
TABLE OF CONTENTS (CONT D) 6. LANDSCAPING... 12 6.1 Security Deposit... 12 6.2 Completion of Landscaping... 12 6.3 Landscape Requirements... 12 6.4 Fencing... 12 7. DISCRETION... 13 7.1 Discretion... 13 7.2 No Right to Enforce... 13 7.3 Right to Amend... 13 APPENDIX A Architectural Homes Styles APPENDIX B Formal Application Process APPENDIX C Town of Cochrane Land Use Bylaw APPENDIX D Approved Wall Colours APPENDIX E Marketing Plan APPENDIX F Typical Fencing Detail APPENDIX G Tree Planting Plan APPENDIX H Standata Information March, 2014 Page ii.
1. THE COMMUNITY OF RIVERSONG RiverSong is a master planned community located in the south eastern quadrant of Cochrane Alberta. RiverSong is situated on the escarpment above the Bow River and will take advantage of river, woodland, and mountain views. The RiverSong community totals 340 acres with approximately 100 acres dedicated to environmental reserve which will have pathways for residents to use for walking running and cycling. In addition, municipal reserve land has been strategically located throughout RiverSong that will provide parks for each neighbourhood and access throughout the community. When the community is built out, there will be approximately 1250 single family homes in addition to multifamily units which will target a wide spectrum of the housing market. Each Neighbourhood will have architectural guidelines to ensure that the CONTEMPORARY HERITAGE vision for this community is emulated. The goal in RiverSong is to develop homes with architecture that draws on traditional architectural elements while addressing the needs of contemporary living and modern building materials. 2. PHASE 6 RIVERSONG Phase 6 of RiverSong is located south of River Heights Drive and is comprised of the following product types: Single Detached Laned Homes o Block 15 Lots 1-11, 59-64 o Block 16 Lots 1-3, 47-61 Single Detached Homes with Front Attached Garage March, 2014 Page 1
o Block 12 Lot 97 o Block 15 Lots 65-75, 86-99 Semi-Detached Homes with Front Attached Garage o Block 12 Lots 53-96 o Block 20 Lots 49-52 2.1 Architectural Theming of RiverSong Phase 6 The Architectural theme of the exterior of homes in RiverSong is intended to be a contemporary interpretation of Heritage style architecture. Homes should draw on the flavour of traditional craftsman, prairie, georgian, and colonial styles fused with clean, simple, bold detailing and colour contrast. Bold and simple wide trims, corner battens, window bands, shadow boards, porch columns and fascias that are WHITE in colour will punctuate contrasting darker siding colours and black roofs. Windows and strong trim details will be very important on the homes at RiverSong. The houses should be well grounded and if stone is used, it should look like a structural element. Homes will be strong simple lined versions of the heritage styles that are appropriate to and harmonious with Cochrane s unique heritage and setting. A selection of Architectural styles that the RiverSong theme will emulate is located in Appendix A. March, 2014 Page 2
3. APPROVAL PROCESS 3.1 Application Process 3.1.1 PRELIMINARY REVIEW To achieve the desired Contemporary Heritage look in RiverSong, designers are encouraged but not required to create preliminary renderings or sketches of elevations to the Architectural Coordinator for preliminary review to ensure that they are on the right track. The Architectural Coordinators will assist the designers with notes and sketches if required and return the plans stamped reviewed. A preliminary review of the placement of the home on a home site is highly recommended, to ensure compatibility with neighbouring homes. All approved home sites are available to be viewed on the www.archcontrol.com website. 3.1.2 FORMAL A PPLICATION SUBMISSION Builders will have to submit their plans to the Architectural Coordinator for architectural review and confirmation of compliance with these architectural guidelines before they will be permitted to apply to the Town of Cochrane for a building permit. The Architectural Coordinator will require the following information submitted via www.archcontrol.com Plot Plan (1:200 scale) showing the following: Lot size Building envelope Setbacks Lot coverage Easement and utility rights of way Property and house corner grades Construction Drawings (1/4 =1 ; 3/16 =1 ) Completed Architectural exterior selections Builders can submit applications online using.pdf files only. This process eliminates printing and courier costs, as well as cuts down on return time. All drawings are to have the homeowners names removed. IBI Group will provide information regarding usernames and passwords for builders submitting for architectural approval in RiverSong. Please contact passwords@archcontrol.com to obtain your personalized password and usernames. A chart with the Formal review process can be found in Appendix B. March, 2014 Page 3
4. ZONING REGULATIONS 4.1 Setbacks 4.1.1 BUILDING ENVELOPE In order to maintain continuity, the homes in RiverSong will have to be located within a buildable area called the Building Envelope. Setbacks will follow the Town of Cochrane Land Use Bylaw. The R-1 and R-2 sections as well as General Rules section from the Cochrane Land Use Bylaw has been included for your convenience only in this document as Appendix C. The builder is responsible for ensuring they are aware of current bylaw requirements. 4.1.2 SITING Houses should be placed perpendicular to the road, rather than angled in the lot, not parallel to one of the side property lines, whenever possible. The streetscape will flow more smoothly if the homes are positioned in a radial manner on curved roads. The line of houses on the street should follow the natural curve of the street. 4.1.3 MINIMUM HABITABLE FLOOR AREA EXCLUDING BASEMENTS R-1 Lots Two Storey Bungalow Minimum 1100 sq ft. Minimum 800 sq ft. R-2 Semi Detached Lots Two Storey Bungalow Minimum 1100 sq ft. (per side) Minimum 800 sq ft. (per side) 5. 5.1 Repetition For the single family homes, the same elevation shall be separated by 3 lots on the same side of the street and will not be permitted directly across the street. This may be altered at the Architectural Coordinator s discretion if it can be shown that the two elevations in question are located so as not to be visible together from any angle. 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 the Architectural Coordinator will request the applicant to make design changes. For the semi detached homes, each semi detached building (2 units) must be separated by at least 2 buildings with a different front elevation. Every third building may repeat. All the exterior colour schemes must be approved. Colours cannot be repeated within 3 lots on the same side of the street and will not be permitted directly across the street. Approved siding colours March, 2014 Page 4
by Manufacturer are located in Appendix D. Any colour that is not noted on this list may be accepted if a colour sample is submitted for approval to the Architectural Coordinator. 5.2 Building Form and Massing 5.2.1 GARAGES All semi detached (R-2) homes will require a single front attached garage. The garage is not meant to detract from the architecture of the home and is intended to be designed to enhance the façade. The garages may be connected and located in the center of the unit or they may be separated and placed on the outer edges of the unit. Single car front attached garages will be required on the R-1 lots located on Block 15 Lots 65-75 and 86-99. It is encouraged that the wall between the garage door and the front entry porch of the (R-2) homes not exceed 14 feet. This will make the garage look more like part of the design and not an addition to the home. When this distance is exceeded, the design must incorporate some sort of detailing along the garage wall such as a window, or batten detailing. Rear detached garages will be required for all single family homes that side onto a street. This will include Block 15 Lot 1 Block 16 Lot 1 These rear detached garages must be constructed at the same time as the principle building and must use the same exterior materials as the principle building. These garages must also incorporate a carriage style garage door. All other single family homes do not require a garage. If a rear detached garage is submitted with the house plans by the builder, it will be reviewed by the Architectural Coordinator. If a Homeowner is building a detached garage, it does not need to be reviewed by the Architectural Coordinator but it must meet all of the rules of the Cochrane Land Use Bylaw. A building permit is required. All detached garages are to use the same exterior materials as the principal building. Carriage style garage doors are not required for detached garages on interior lots. March, 2014 Page 5
5.2.2 DRIVEWAYS AND SIDEWALKS At minimum, driveways, where required must be broom finished concrete with a deep tool joint required as per engineer s request that is a maximum of five feet into the driveway from the existing concrete sidewalk or curb. Exposed aggregate and stamped coloured concrete will also be approved and is highly encouraged. Borders of exposed aggregate or stamped coloured concrete will also be approved. Driveway length must be a minimum of 6.0 meters from property line to the face of the garage wall. Desirable driveway slopes are between 3% and 7% Maximum driveway slope is 10%; minimum is 2% Driveways should be the full width of the garage itself, not the width of the garage door. Sidewalks are to consist of the same material as the main part of the driveway and are to be poured concurrent with the driveway. Sidewalk stones are not permitted. All laned homes, except for those flanking a side street, will require as a minimum, a 20 x 20 gravel parking pad that is accessed from the lane. Parking pads are to be built using a pressure treated wood edging on three sides. 5.2.3 ROOF D ESIGN AND PITCH A minimum 6:12 roof pitch is required for any roof facing the street and any gables are to have a minimum 8:12 roof pitch. All chimney flues visible from highly visible locations such as the front or flanking street or any open space must be boxed in with the same finish as the main body of the home. Stone or brick chimneys are highly encouraged. Chimney boxes or flues on the front elevation will not be permitted. 5.2.4 FRONT PORCHES Contemporary Heritage homes should incorporate a front porch on the front face of the home. Any such porch is to be substantial in depth, a minimum 6 feet from the main face of the home. If a design is submitted that does not have a front porch but has adequate detail and massing it may be accepted at the Architectural Coordinators discretion. Architectural elements that emulate the Contemporary Heritage style in RiverSong are; Simple and substantial columns extended to grade level (minimum 8 X 8 ) Exposed rafter tails Brick or stone skirting Brick or Stone bases only on the columns, not full brick or stone Bold and simple triangular knee braces supporting the porch roof 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. March, 2014 Page 6
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 Architectural Coordinator. 5.2.5 CORNER LOTS Corner lots that side onto a street or open space will require substantial additional treatment. 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 boards, porch or verandas that wrap around from the front of the house. Lots requiring this side elevation treatment are: Block 12 Lot 97 Block 15 Lot 1 Block 16 Lot 1 Block 20 Lot 52 Corner lots will also require rear elevation detail. 5.2.6 REAR ELEVATIONS ON AMENTIY SPACES Rear elevations that are visible to open space will require an extra level of detail. All windows on the rear elevation should be the same style as the front. All decks for homes that back onto amenity spaces must be built at the initial time of construction and must be shown on the building plans. Deck columns for these homes must be a minimum size of 12 x 12 and are encouraged to extend from grade through the deck and terminate at the railing level. Columns are to be of a simple design and be clad in the same material as the house. Column bases can be clad in masonry. If masonry is used elsewhere on the house, any column masonry is to be of the same material. Any box outs or masonry on the base is to be a minimum of 3 feet in height. Decks on open spaces should be skirted in with smart board and crezone or smart panelling when the top of the deck is less than three feet off the ground. Gable roofs on the rear elevations of amenity homes should have the same detail as the gables on the font elevations. March, 2014 Page 7
5.2.7 WALKOUT LOTS Clear three storey rear elevations on walkout lots will not be permitted. There needs to be articulation 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. Decks on amenity space must be built at the initial time of construction and shown on the building plans. Walkout decks that are not visible to open spaces may be built in the future by the homeowner. The Homeowner is to ensure all future deck columns are at minimum 12 x12 extending from grade to the underside of the deck joist. Columns are to be of a simple design and be clad in the same material as the house. Column bases can be clad in masonry. If masonry is used elsewhere on the house, any column masonry is to be of the same material. Builders are to note on the drawings that the Homeowners are aware and understand the future deck requirements. All semi detached walkout lots must build a deck at the time of construction and must be shown on the building plans. Deck Columns must be a minimum size of 12 x12 extending from grade to the underside of the deck joist. 5.3 Building Materials 5.3.1 COLOURS Dark bold contrasting colours are the central theme to emulate the Contemporary Heritage Home styles in RiverSong. Approved colours and manufacturers can be found in Appendix D. Variances can be reviewed and approved by the Architectural Coordinator. Secondary colours: each home is permitted to 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 or gables treatment. All secondary colours will be approved at the discretion of the Architectural Coordinator. 5.3.2 PRIMARY WALL MATERIALS Wider (double 5 ) and darker Vinyl siding or Composite siding will be the primary wall material for all homes Phase 6. Based on product availability, a smaller profile may be approved as long as it is a bevelled profile. Dutch lap profile vinyl siding is not permitted. 5.3.3 SECONDARY WALL MATERIALS Secondary wall materials may consist of cedar shakes, vinyl shakes, composite shakes, smart panel, or board and batten detailing. Composite siding with a smaller lap profile may also be used as a secondary wall material. March, 2014 Page 8
5.3.4 MASONRY Masonry will not be required on homes in RiverSong. However should it be used, it must 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 two feet around all corners. The following masonry will be approved in RiverSong. Brick Cultured or real stone Masonry colours must complement the cladding material and colour. 5.3.5 ROOF MATERIALS Any roof material is to be black in colour. Acceptable materials include architectural asphalt shingles, real or faux slate, rubber and clay tile. Examples of acceptable roofing materials and colour are; Dual Black (BP 30 Harmony Z or IKO Cambridge 30 or approved equivalent) Alternate roofing materials may be approved by the Architectural Coordinator. Samples will be required prior to consideration by the Architectural Coordinator. 5.3.6 FRONT ENTRY DOOR Front entry doors must be painted a contrasting deep/vibrant colour or white. Double, front entry doors are allowed providing there is adequate space for them and does not result in the front elevation aesthetics being compromised. March, 2014 Page 9
5.3.7 GARAGE DOORS Must be contemporary versions of Carriage House or Renaissance door with simple lines that are compatible with the home designs. Material may be aluminum or wood and should match the main body colour or the trim colour of the home. 5.3.8 RAILINGS 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 / Aluminium Wood (painted or stained) Glass (rear only) Composite 5.3.9 TRIM AND SOFFITS Modern trim materials used in a traditional manner will assist the houses in RiverSong Phase 6 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 be white to contrast with the darker coloured cladding. Trim will be required on all elevations of all homes in RiverSong Phase 6. All corner boards are to be a minimum of 3 inches wide when using vinyl and a minimum of 4 inches wide when using smart board, or composite materials. Window trim on side elevations does not have to match the profile of the front and rear elevation but as a minimum should be 4 wide on all four sides of the window. Shadow boards or cornices, if incorporated in the design, must be used in all open gable ends where the wall meets the soffit on every elevation. Trim must sit proud of the wall material they are designed within. When a composite material trim is used on a stone wall, the trim must be built out at least ½ proud of the stone. White flashing is to be used over trim. March, 2014 Page 10
The fascia on open gables on the front and other highly visible elevations is encouraged to be constructed with a composite material but aluminum will be permitted. All other fascia may be aluminium. All fascia must be a minimum of 8 inches in height. Rainware should be limited on exposed elevations. Downspouts should take place on side and rear elevations of homes only. Rainware is to be white in colour. Basement windows that are at a lower elevation do not require trim. 5.3.10 WINDOWS Windows must be vertically proportioned. Window treatment is required on all elevations. Casement, double-hung, and single-hung are appropriate window types and may be incorporated with non functional windows to create more elaborate window designs. Sliding windows in bedrooms will be acceptable, but still require decorative treatment. If muntin bars are used on the front elevation, they are not required on the rear or side elevations. 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. 5.3.11 EXTERIOR LIGHTING Pot lights or light fixtures with a contemporary look in keeping with the theme are encouraged for the garage and the front entry. All light fixtures selected shall complement the architectural style of the home. 5.3.12 RETAINING WALLS Where retaining walls are required, they are to be constructed using natural materials such as sandstone, pressure treated wood or segmental blocks. Wing walls which are built as extensions of the foundation wall may be constructed with concrete. Building permits are required in the Town of Cochrane for any retaining wall over 3 feet in height. Retaining walls are the responsibility of the builder whose home design necessitates a retaining wall. March, 2014 Page 11
6. LANDSCAPING 6.1 Security Deposit It is highly suggested (but not mandatory) the Builder obtain a security deposit from the homeowners to guarantee rear yard landscaping is completed within the year in order to obtain the town of Cochrane s final grade approval in order to obtain a final inspection. 6.2 Completion of Landscaping Is to be within one year of occupancy 6.3 Landscape Requirements The front yard of the home is to be completed with the following requirements; A minimum 6 of topsoil & natural Sod. No synthetic sod will be accepted. The Developer will provide each Phase 6 laned detached lot (excluding all duplex lots) with one (1) tree planted in the front yard, once the lot has been graded and loamed and the home is occupied. The homeowner is responsible for contacting MD Landscaping at 403.932.6438 to have the tree planted and the order must be placed with MD Landscaping within one (1) year of the occupancy date. If the homeowner does not wish to have a tree planted in their front yard, they must notify the developer. The trees selected and provided will be at the discretion of the developer and will be in accordance with the Riversong Phase 6 tree planting plan shown in appendix G. If there is not enough room in the front yard to accommodate a tree, there will be no substitute provided by the developer. No FULL front yard, hard surface landscaping will be considered. Xeriscape front yards maybe considered but must be designed by a Landscape Architect and approved by the Architectural Coordinator. 6.4 Fencing All fencing in Riversong Phase 6 is to be coordinated in design and colour and is to be built in accordance with the Typical Fencing Detail shown in appendix F. If a lot has a chain link fence in the rear yard, then the side yard fencing may be a black chain link fence that matches the Developer s specification. If a wood privacy fence is desired for more privacy, this will be permitted however the last 8 feet of the fence that ties into the chain link fence must be dropped to 4 feet in height. Any interior fencing is to be overlap board wood screen, standard wood screen, built as per appendix F. Black chain link fencing will be allowed as an interior fence on lots that have chain link fencing on the rear property line provided by the developer. Rear yard fencing on open spaces may be provided by the developer and will consist of 4 high black chain link 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. March, 2014 Page 12
7. DISCRETION 7.1 Discretion Not withstanding anything else set out in these guidelines, Tamani Communities 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 its consultants may provide waivers of or relaxations to any matter set out in theses guidelines in their sole and absolute unfettered discretion. In case of disagreement, Tamani Communities will render a final decision. 7.2 No Right to Enforce Only the Developer may enforce the guidelines, no purchaser of a lot in RiverSong may enforce these guidelines. 7.3 Right to Amend The Developer may from time to time amend these guidelines as it sees fit in its sole and absolute unfettered discretion. J:\35926_RvrsngPh6AC\10.0 Reports\CurrentReports\LTP_riversong_phase6_2014-2-19.docx March, 2014 Page 13
APPENDIX A ARCHITECTURAL HOME STYLES
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APPENDIX B FORMAL APPLICATION PROCESS
RiverSong Review and Approval Process TASK Prepare and submit preliminary design and completed application Preliminary plan review by the Representative and comments back to the Applicant Complete detailed design incorporating revisions Submit site plan, house plans, and exterior finishes to the Representative for final review and approval. Plans are to be submitted electronically via www.archcontrol.com Approved plan receives Reviewed and Accepted Stamp Issue Grade Slip Building Permit Application to The Town of Cochrane. c/w Copy of Site Plan and Grade Slip Issue Building Permit Pre Construction Report to be completed on www.archcontrol.com Footing Check by Surveyor Final Inspection by the Developer identify deficiencies Resolve deficiencies Final Acceptance Notice RESPONSIBILITY (Builder) Optional (IBI) Group (Builder) (Builder) (IBI) Group (IBI) Group (Builder) Town of Cochrane (Builder) (Builder) Tamani Communities (Builder) Tamani Communities
APPENDIX C TOWN OF COCHRANE LAND USE BYLAW (FOR CONVENIENCE ONLY)
APPENDIX D APPROVED WALL COLOURS
Approved Hard Board colours for RiverSong James Hardie Composite Siding Khaki Brown Woodstock Brown Monterey Taupe Timber Bark Mountain Sage Boothbay Blue Evening Blue Chestnut Brown Traditional Red Countrylane Red Iron Gray Harris Cream Frosted Green Tuscan Gold Parkside Pine Heathered Moss
Approved vinyl siding colours for RiverSong VYTEC Nantucket Spring Meadow Lakeshore Blue Castle Stone VYTEC Expressions Harbour Smokestone Shoreline Redwood Forest Gentek Sequoia Flannel Classic Brown Colonial Venetian Red Windswept Smoke Midnight Surf Moonlit Moss Harvest Wheat Dark Drift Saddle Brown Royal Colorscapes Hampton Blue Charcoal Gray Rustic Red Natural Cedar Heritage Blue Country Green Chesapeake Green Sage Waterford Timbercrest Umber Evergreen Charcoal Pecan Brick Cobalt Mitten ACT Academy Grey Richmond Red Grenadier Green Khaki Brown Annapolis Blue Aviator Green Chestnut Brown
APPENDIX E MARKETING PLAN
APPENDIX F TYPICAL FENCING DETAIL
APPENDIX G TREE PLANTING PLAN
APPENDIX H STANDATA INFORMATION