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These guidelines will direct homebuyers, designers and builders toward appropriate building forms and details as well as lot landscaping and fencing.
This document is the mechanism whereby the Developer will exercise control over building design and lot landscaping and as such forms part of the Agreement for Sale.
All developments shall comply with the County of Parkland Land Use Bylaw. Conformity with these guidelines does not supersede the required approval process of the County of Parkland.
The following Architectural Guidelines have been compiled to assist you in problem free construction. We have taken steps to ensure that this information and related engineering plans cover all aspects of design and construction in an effort to minimize problems prior to construction.
There are two primary objectives that have been considered in developing the Design Guidelines.
The Image of the Community - the general architectural thrust will encourage richly detailed homes which are uniquely suited for the individual single family lots.
The Quality of the Community – the Design Guidelines is the mechanism which encourages the community to be highest quality, reflecting its comprehensively planned image, appropriate to the setting.
2.0 CONCEPT / STREETSCAPE
Each home should predominately attempt to integrate into the overall look of the subdivision. It is very important that the relative height, massing and style of each home compliment its neighbor. The Architectural Guidelines are designed to provide visual control for the building massing, siting, style and colour, and to obtain the best possible streetscape appearance. Alternate exterior treatments may be requested to reinforce the streetscape. Emphasis will be concentrated on trying to create a strong “CURB APPEAL” to each home through attention to detail on the front elevation.
3.0 HOUSING DESIGN
Because of a wide variety and individual taste in house types in any development, care must be taken to incorporate these unique values into our development, giving special attention to each home’s relationship with neighboring properties. Relative heights, massing, style and attention to detail will be of utmost importance in assuring each home compliments its neighbor and enhance the quality of the overall sub-division the subdivision.
To achieve the highest possible standard of visual appeal, a requirement for architectural detailing and continuity will apply to all homes. These elements may include strong entrance treatments, the use of traditional design elements is recommended but all plans will be reviewed on their own merits. Stucco exteriors will be reviewed with consideration for the appropriate detailing to ensure visual interest and integration with the architectural style of the proposed home.
3.1 House Size
Houses are to have a consistency of mass and volume within the streetscape. As such, house widths and sizes must relate proportionately and logically to the lot width and neighboring houses. Minimum house sizes shall be in accordance with the attached schedule. Individual homes will be reviewed on their own merits of design, massing, proportion and compatibility.
Sizes (Single Family Homes)
Type Min Sq. Ft. - A
Split-Level 2000 ( two levels )
1 and ½ Storey 2200
These guidelines are designed to discourage home-style repetition. Elevations will be monitored closely to ensure attractive streetscapes are achieved. Elevation modifications or finishing treatments may therefore be required before final approval is given. Identical front elevations may not be duplicated.
3.3 Corner Lots
All houses on corner lots require, because of their high profile, special design considerations. Flanking side elevations on corner lots must have full front elevation treatment, reflecting appropriate wall heights, window placement and detailing consistent with the front elevation. In addition, all corner lots shall have a low profile house such as a bungalow, a split-level or a 1 – ½ storey with the low side on the flankage roadside.
3.4 High Visibility Lots
The rear elevations and high visibility side elevations of all houses in the neighborhood require special design consideration. Elevations at these locations must avoid large expanses of blank wall space, provide rooflines and appropriate roof overhangs, and incorporate attention to detailing and present proportions consistent with the front elevations.
3.5 Walk out Lots
Roof lines and decks will be required to prevent a three storey presence. The distance from grade to the first eave line should be no more than 20’. All decks are to be constructed concurrently. The main floor elevation will be reviewed to ensure compatibility with adjacent lots.
All sitings should reflect careful consideration of lot characteristics, relationship and orientation. Building mass, siting and style may be adjusted on a lot to lot basis to enhance the streetscape. Building set backs may be adjusted accordingly, to ensure views from adjacent home sites are not compromised but must conform to County of Parkland Standards.
4.0 EXTERIOR FINISHES
4.1 Primary Finish
Finish materials are to be Hardi Plank wood in horizontal application; brick in a panel form, stone tile or stucco of sand float finish or acrylic stucco. No Vinyl Siding is allowed.
4.2 Trim Materials
The following items represent typical requirements of all homes
Column details and railing details
trim accents / battens or shutters on front windows and doors
Cap and sill details on windows and doors.
shadow boards on front gables
Brick or stone is mandatory on all homes and shall return a minimum of 24” around corners.
A MINIMUM OF 200 SQ FT OF BRICK OR STONE IS REQUIRED on the front of each home.
Brick or stonework is to be of a muted tone and applied typically in a panel form.
No false fronts shall be permitted. The predominant finish on the front elevation must be consistent on the side and rear elevations.
All metal furnace and fireplace flues must be contained in a corbelled chase and finished in a style consistent with the detailing of the house.
Maximum height of parging on front elevations shall be 1’0” and all remaining elevations 2’0” above grade. Any exterior (pressure treated) wood that is visible from the front street should be stained out to match the wall colour or trim colour. It is recommended that concrete be used for all front steps and verandahs on the home.
4.4 Exterior Colours
All colours will be approved on a lot-by-lot basis without repetition on adjacent lots. In order to avoid repetition, identical primary and trim colours may not be duplicated on adjacent lots or directly across the street. The use of a third accent colour color is strongly encouraged. In keeping with the neighborhood and in consideration of blended streetscapes, pastel and bright colours are not recommended.
Roof materials are to be Cedar shakes; Clay tile; Decra roofing tile or shakes or Architectural shingles (Minimum typical – IKO Cambridge 30 yr) in Earth tone colors. All roofing colours will be subject to color approval of the Design consultant. Minimum roof overhangs are to be 24”. Reduced overhangs may be allowed if they are proportionate to the design of the home at the discretion of the Architectural Consultant. Cantilevers and boxouts on visible elevations (front, corner, and perimeter lots) must include their own roofline and overhang. The rooflines on any house must be consistent or complimentary to the total house design. Roof pitches are to be a minimum of 6/12. The roof pitch on a bungalow design may require to be increased to a higher pitch to ensure an acceptable streetscape.
Fascia boards for the homes are to be a minimum of 10”. Soffits and fascia may be wood or aluminum in a compatible finish. Eaves trough must be the same colour as the fascia.
4.6 Windows / Doors
Entrance treatments should incorporate a verandah or covered entry. Where the design does not lend itself to this concept, the use of alternate detailing and feature windows will be considered. The use of window and door surrounds and/or a combination of battens, trim boards, louvers and brick or stone will be features on all homes. Wood trims details and surrounds must be painted or clad finish. A minimum 6” width is encouraged with details and surrounds of an appropriate scale to the style of the home. Pre-cast concrete steps will not be allowed and the front entry must be consistent with the entry walk materials used.
4.7 Garage / Driveway / Walkway
All garages shall be designed to complement the house or to be an integral portion of the house design. Care must be taken to design the garages so they do not overwhelm the house. Any garage face that is predominantly visible from the street requires articulation. Long uninterrupted planes of blank walls will not be permitted. A minimum 2’ relief of the wall plane is required on all garages along with the appropriate roof line detail. All lots must provide at least a minimum of a 30' foot wide attached garage. Side drive garages will be considered subject to approval and with consideration of the proposed landscaping buffers to minimize the impact to adjacent property owners.
Garages are to be located in accordance with the driveway location plans or as recommended by the Consultant.
Desirable driveway slopes are to be a maximum of 8% or less.
Front driveways and walkways shall be constructed of a hard surface finish. The following materials are acceptable:
• concrete, including plain, stamped or coloured concrete
• coloured concrete pavers
• exposed aggregates concrete
In all cases where coloured concrete or pavers are used, the Developer and Consultant must expressly approve the colours.
The walkway to a residence from the public sidewalk, curb or driveway must be of the same finish as the driveway and a minimum of 4’ in width. Individual patio blocks will not be permitted.
Homeowners are encouraged to construct narrower driveways with a curve approach.
Other Important Guidelines
4.8 Accessory Building
Outbuildings or other freestanding structures must be designed and constructed to match the same materials as used for the house. Building placement must be carefully considered so as not to obstruct any site lines of the neighborhood. All accessory buildings must follow the approved permit process of the County of Parkland.
4.9 Recreational Vehicles
Recreational vehicles and commercial vehicles in excess of ¾ ton capacity shall not be stored in the front yard or driveway of any property between the building line and the curb. If otherwise stored on site, the vehicles shall be screened with planting or landscaping elements to reduce the unattractive visibility of such vehicles from abutting streets and adjacent homes. All proposed methods of screening must be approved by the Developer and their Consultant prior to implementation.
4.10 Satellite / Etc.
Satellite dishes or antennas should be suitably screened from the street or public adjacency and must be a maximum of 18” in diameter. The receivers should be wall hung and mounted to ensure a minimum of visual detraction.
5.1 Landscaping Requirements
Landscaping is a focal point of the architectural guidelines. Landscaping should be significant and should complement the home. Each residence shall submit a professionally prepared landscaping plan for approval which illustrates the variety and location of plant material. The quantity and volume of landscaping is to be proportionate to the configuration and size of the yard. The full front and rear yards are to be sodded including to the edge of ditch.
The minimum tree size shall be 2 1/2” caliper for deciduous trees and 8’0” in height for coniferous trees. In addition, six shrubs a minimum of 18” high or spread must be installed in a prepared shrub bed. A xenoscape or ecoscape landscaping package may be considered although smaller areas are preferred. The landscaping must be completed within one full season of the home being substantially completed. Seasonal deficiencies will be accepted if late fall or winter construction occupancy occurs.
Completion of the landscaping forms part of the final acceptance requirements.
All fencing shall be constructed to conform with the Developer installed fencing for the area and must be approved by the Developer’s Consultant.
7.0 SUBDIVISION APPEARANCE
In order to maintain cohesiveness for signage within the subdivision, all signage will be of a standard format as established and approved by the Developer. Signage by suppliers or sub trades will not be permitted on the lots or houses in any manner. Only one For Sale sign per lot shall be permitted. The sign must be erected on an appropriate stand and not installed on the house. Each for sale sign must not be larger than 24” x 30”
7.2 Excavation Material
All Builders must ensure that all excavation is kept within the confines of the lot. Any spillage on a road, sidewalk or neighboring lot must be removed immediately or the Developer will arrange for its removal and invoice for expenses.
7.3 Clean Up
Builders should encourage timely removal by all sub trades of litter on building sites. Builders will be provided with a 48-hour notice period; failure to comply will result in a clean-up bill being charged to the lot. Supply of Construction waste removal bins by the Builder or Owner is required. Any general clean-ups of the subdivision implemented by the Developer may be charged to all owners
7.4 Construction Activity
Each Builder is responsible for inspecting the condition of curbs, sidewalks, street lights, services, etc. on his lot and must submit written notice of any damages to the Developer prior to commencing construction; otherwise costs for repairing any damages become the sole responsibility of the Purchaser.
8.0 APPROVAL PROCESS
Prior to building the Builder inspects the lot and all services. All discrepancies or damages are to be reported in writing with the application.
Before applying to the County for a development permit, the applicant shall submit plans for approval of WINDWARD LANDTEC INC. Applications shall include the following:
a) Two complete sets of house plans,
b) Plot plan, prepared by Northlands Surveys Ltd., showing lot house grades and drainage pattern, floor and garage elevations,
c) Completed application form,
d) Material and colour samples as required.
Incomplete submissions may be returned without review.
WINDWARD LANDTEC INC. will review the plan and recommend approval, modification, or rejection of the application based on the adherence of the plans to these guidelines. This decision should be made within three days of submission. Should disputes arise, the Developer shall make the final decision on the acceptability of plans.
Once approved, WINDWARD LANDTEC INC. will send a copy of the application indicating any changes to the applicant. After approval, the plans may not be altered without prior approval of WINDWARD LANDTEC INC. WINDWARD LANDTEC INC. will keep an up-to-date record of plans showing house types, color, rooflines and grades, to advise the applicants of how their proposed house will best fit into the existing situation.
Approval of any and all house plans will be at the sole and unfettered discretion of the Developer.
No stakeout will be granted until approved by WINDWARD LANDTEC INC
The Builder or Homeowner is encouraged to follow a Pre-Approval process to ensure acceptability of the proposed plans.
The enforcement, administration and interpretation of these guidelines shall be at the discretion of the Developer or its designated consultant. The unfettered application of these guidelines shall be without notice or precedent.
Any additional application reviews / revisions or inspections shall be subject to a $125.00 fee, payable directly to Windward Landtec prior to work being performed.
9.0 DAMAGE / LANDSCAPING DEPOSIT
Damage and landscaping deposit of $2,500 per lot or a Letter of Credit in the amount of $2,500 is due prior to house plan and grade approval to cover:
1. Contravention of architectural objectives and completion of landscaping
2. Possible damage to:
a) Curb stop - water valve
b) Driveway aprons and asphalt
c) Boulevard landscaping/trees
d) Light standards
e) Fire hydrants
f) Grading and drainage swales
9.1 Deposit Return Procedure
Final Inspection, Landscaping Deposit Return
To initiate the Final Inspection and return of the $2500 Landscaping / Damage Deposit, the following must be done:
a) Construction completed, exterior completed in accordance with these guidelines and as per the house plan approval.
b) Final grading completed and landscaping completed satisfactorily.
c) Final grading certificates and approved grading inspection report. – ( optional if rough grade cert provided )
d) Water valve exposed and marked
e) Sidewalks, street, gutter and curbs in clean condition.
f) Written request submitted to Windward Landtec Inc., to perform the final inspection (must include grading certificate). A copy of the final inspection report will then be forwarded to the Developer for appropriate action.