Architecturals

Architectural Guidelines & Controls for Laurel Crossing Stage 16

INTRODUCTION

The intent of these guidelines is to provide the framework for an attractive community environment by outlining the opportunities and constraints of building. These guidelines are the general standard of development in the Subdivision. A pleasant visual appearance is achieved by ensuring compatibility among homes and integration of the community into the natural landscape. Each dwelling should be somewhat distinct, and the transition from one house to another should be gradual, to avoid sudden changes in height, form and exterior finish.

It is the responsibility of the purchaser to ensure compliance with all statutory regulations, by-laws, building codes, restrictions or other regulations of municipal, provincial and/or federal authorities. Conformity with these guidelines does not supersede the required approval process of the City of Edmonton.

The Developer shall reserve the right to accept, reject, or require modification of any plans for any reason if, in his judgment, the Developer believes that the proposed plans contravene the intent of this policy. The enforcement, administration and interpretation of these guidelines shall be at the discretion of Strata or its’ designated consultant. The unfettered application of these guidelines shall be without notice or precedent. These guidelines may be altered, amended or varied by the Developer at its’ sole and absolute discretion, and without any prior notice.

SITING AND LOT GRADING

Siting 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.

Lot grading must be in strict conformance with and adhere to the approved grading plan for the subdivision and to comply with the City of Edmonton standards and the approved Area Grading Plan. For lots with a more dramatic change in terrain such as walk-out basement lots, there may be a requirement for special terracing and/or retaining walls. The purchaser shall be responsible for the design, construction and cost of such retaining structures and must ensure design grades and lot drainage are not compromised. Natural elements such as rock and wood are preferred for construction of retaining structures.

All plot plans are to be prepared and the staking of the approved home will be carried out by Stantec Geomatics. It is the responsibility of the Builder, after the sub-grading is complete, and it is the responsibility of the Homeowner; after the final topsoil grading is complete, to provide Strata with an approved Rough Grading Certificate from the City of Edmonton that certifies compliance with the approved Area Grading Plan.

ACCESSORY BUILDINGS

Where visible from a public adjacency, accessory buildings should be consistent in style, finish and color with the house.

SIGNAGE

No other signage other than a name and phone number will be permitted by non-showhome builders. Violators’ signs will be removed at their expense.

EXCAVATED MATERIAL

No material removed from the lot shall be placed on any adjacent land or any land belonging to the Developer. The Purchaser is responsible for the disposal of surplus material.

WALKOUT BASEMENTS

Lots designated for a walkout basement will require the siting of a model suited to these lots. Design treatment on rear elevation is to be consistent with the front elevation. Walkout basement designs must avoid a three-storey appearance. Variation in wall planes, dormers, decks, roof lines and/or details of substantial proportions will be some of the architectural measures applied to these settings. The distance from grade to the first substantial eave line will not exceed 20’. Decks on walkout homes backing onto a park or Storm Water Management Facility must be constructed concurrently with the home.
Should a Builder decide to force a walkout or partial walkout on a lot not designated as such the same requirements for rear detail and deck will be applied as noted above. All costs associated with or a result of forcing the walkout or partial will be the sole responsibility of the Builder

CORNER LOTS & HIGH VISIBILITY SIDE ELEVATIONS

Flanking side elevations on corner lots or those flanking a PUL or park must have full treatment, reflecting appropriate wall heights, window placement and detailing consistent with the front elevation. Rooflines are to extend along the length of home. In the case of cantilevers, the rooflines must be consistent with front elevation.

HIGH VISIBLY REAR ELEVATION

Highly visible rear elevations such as those backing collector roads, parks, school site, trails etc. will require trim consistent with the front elevation, with 4” trim surrounds being the minimum for doors and windows. If there is Developer supplied wood screen or sound fencing at the back of the lot, then treatment will only be required on windows and doors visible above the fence.

If a deck is indicated on the drawings or plot plan for a lot considered highly visible then the deck must be constructed concurrently with home.

IDENTICAL ELEVATIONS

Houses with identical elevations may only be repeated with a separation of two lots (XABX) or in the case of duplex lots four lots (XAABBX) and may not directly face each other. For lots located in a “bulb”, cul de sac “eyebrow”, no same models will be permitted. To be considered different, an alternate elevation must reflect a minimum of five (5) substantial modifications as listed below:

• Front door style

• Vertical siding / shakes / board & batten / crezon panels

• Roof lines (main or garage & entry)

• Brick / stone

• Gables

• Garage door (full top row glass panels vs. no glass panels)

• Post / pillar details (finish / shape)

• Locations of window(s)

Any two (2) of the following will count as a single modification:
• Brackets

• Vertical trim/battens

• Louvers (minimum 2)

• Garage door battens

• Window trim style (flat/sill)

• Keystones (minimum 2)

• Window grills

• Shutters

ROOFING & ROOF LINES

A 25 year warranty is the minimum allowed roofing material in one of the following colors:

• BP – Sandstone

• IKO – Driftwood

Bays, boxouts, and cantilevers on visible elevations (front, corner, and perimeter) must include their own roof line with a minimum 12′ overhang.

The minimum main roof pitch is to be 6/12 with roof overhangs to be a minimum of 18″.

ARCHITECTURAL APPROVAL PROCESS

Builders are to submit color reservations and design submissions electronically to Strata Developments.

Construction will not be allowed to commence until written approval is given by Strata. Stakeouts will be authorized by Strata upon architectural approval. Decisions regarding the conformance of house plans or interpretations of the architectural guidelines are strictly the right of Strata. In certain situations, Strata may, at its sole discretion, approve house plans that vary from the above architectural guidelines.

ARCHITECTURAL APPROVAL – RESUBMISSION FEE

A $250.00 re-submission fee is payable at time of re-submission on any request for architectural approval which previously had been approved, and now requires new architectural which involves a new set of plans and/or elevations be approved. This fee may also be applied to any file that has already been revised three (3) or more times previously for such things as color changes, stone changes, window changes, etc. This will be at Strata’s discretion.

LANDSCAPING AND FENCING

The front yard is to be completed within one year of the approved rough grade certificate dated. The minimum standard is to consist of:

• Topsoil to be installed to a minimum depth of 4″ for all front, side and rear yard areas, and

• Sod in the front yard from the front of the house to the curb or sidewalk (see is not acceptable), and

• One tree, of the minimum size indicated, must be planted in the front yard (deciduous tree a minimum of 1 3/4″ caliper – trunk width – at 6″ above ground, or coniferous tree a minimum of 6′ in height). Alternately, five shrubs in lieu may be accepted at the developer’s discretion.

• When the sub-grade is prepared next to the sidewalk or curb, all efforts shall be made to avoid water ponding next to the concrete. Clay should be removed and replaced with topsoil in one expedient step.

• If landscaping fails and more than one (1) re-inspection is required, $150.00 will be deducted for each additional re-inspection required from the deposit.

• Fencing is encouraged to be of a similar design and color to the fencing style established for the subdivision by the Developer. In some cases, chain link fencing may be specified by the City, County, Municipality or Town.

• Landscaping inspections are weather dependent and will therefore commence once plant material has come out of dormancy and it is possible to tell that trees, shrubs and grass are alive and growing. Inspections will cease once the majority of plant material has gone into dormancy, (i.e. leaves are no longer on trees or shrubs).

Other

Homeowners are responsible for installing a permanent address plaque or home addressing numbers. This will be a requirement of the landscaping inspection.

ALTERNATE LANDSCAPING (Low Water Use)

Proposals for alternate landscaping of the front yard (low maintenance, low water use) will be considered on an individual basis if it can be demonstrated that the alternate plan meets the objective of these guidelines, to achieve greenery in all front yards within the neighbourhood. Research into types of shrubs and trees suited for Xeriscaping should be done as not all are suitable for this type of landscaping.

The use of hard surface landscaping rather than sod will require the planting of additional trees and extensive shrubbery, to visually soften the hard surface and achieve greenery. It is strongly suggested that black and grey rock be avoided.

Submission of a detailed plan for approval, prior to landscaping construction will be required. Plan should include location, number and size of actual shrubs and trees being planted. If mulch or rock is being used, include color and in the case of rock, the size. Shrubs are to be a minimum of 18” in height or spread.

SECURITY DEPOSIT & RETURN PROCEDURE

A $2,500.00 security deposit, per lot, must be paid by the Builder to the Developer at time of lot payout to ensure landscaping compliance, and proper building completion.

Upon completion of the front yard landscaping in accordance with the requirements as outlined above, the builder shall make a Landscaping and Damages Inspection Request via email, attaching a copy of approved rough grade certificate. The security deposit will be held until:

• The landscaping has been approved.

• The home is complete and conforms to these guidelines and the approved plan.

• A rough grade certificate has been issued and approved by the City of Edmonton and a copy provided to the Developer.

• Water valve is exposed and marked.

• Sidewalks, street, gutters and curbs are in clean condition.

• There is no damage to the municipal improvements, or the cost to repair the damages has been assessed and all damage invoices are paid in full.

• All relevant FAC’s have been issued by the municipality.

Upon approval of the above by Strata, the $2,500.00 security deposit will be refunded to the Builder.

If the builder has chosen to put up a Letter of Credit as opposed to a per lot deposit, all homes must meet the above criteria for the entire LOC to be discharged.

HOUSE SIZES (RSL)

Houses must have a consistency of mass and volume within the streetscape and should fit within 4’ of building pocket. Maximum offset for a double attached garage is 4’ and 10’ for triples. Care is to be taken to ensure a smooth transition from 2 storey house to 1 storey garage.

DRIVEWAYS & GARAGES (RSL)

Driveways and front walks are to be poured concrete, paving stone or an approved equivalent. All homes must be provided with a minimum double attached garage, constructed concurrently with the home and located in accordance with the garage location plan. Side drive garages must have satisfactory architectural treatments facing the roadway. Garage doors must be a solid color and painted to match the house. Widening of driveways and/or sidewalks will not be permitted.

EXTERIOR FINISHES & COLORS (RSL)

The wall cladding color cannot be repeated within two lots (XABX) while, fascia and eaves must be the same colour and also require a two lot separation (XABX). For lots located in a “bulb”, cul de sac or “eyebrow”, no same primary wall cladding color will be permitted.

The allowed exterior siding finishes shall be one of the following:

• Double four/five vinyl siding

• Composite siding

• Brick or stone

• Stucco (smooth finish only) with brick, stone, or moulding treatments on garage corners.

No higher than 24″ of concrete wall is to be exposed above grade on front elevations or on elevations flanking a roadway, public walkway or park

ARCHITECTURAL DETAILS (RSL)

All homes shall incorporate the following items into the design of the home:

• A window in the front door or side light

• A minimum of 50 ft2 of brick or stone on the front elevation. If brick or stone is only being used on the garage corners as an accent the minimum acceptable height is 36” with a 24” return

Plus a minimum of two of the following architectural features on the front elevation:

• Trim and shadow boards (minimum of 5”)

• Any combination of keystones / louvers / shutters

• Veranda with a railing to be a minimum of 25 ft2 (unless an oversized garage does not leave enough room for a veranda)

• Vertical Siding / Shakes

• Crezon or Smart Board panels with battens

HOUSE SIZE (DUPLEX)

House width to be a minimum of twenty feet (20’)

DRIVEWAYS, GARAGES, WALKWAYS (DUPLEX)

All homes shall have a minimum of a single attached garage with a minimum width of nine (9’) feet, constructed concurrently with the home and located in accordance with the garage location plan. Driveways and front walks are to be poured concrete, paving stone or an approved equivalent. Garage doors must be a solid color and painted to match the house. Widening of driveways and/or sidewalks will not be permitted.

EXTERIOR FINISHES AND COLOURS (DUPLEX)

Permissible exterior cladding includes double 4” or 5” vinyl or composite siding, brick or stone. A maximum of 24” of parged concrete will be permitted on all elevations. Variation in grade and basement design may require cladding material to be lowered or extended to within 24” of ground level. All exterior color schemes will be approved on an individual basis. Wall cladding and fascia and eaves will require a separation of four lots (XAABBX). For lots located in a “bulb”, cul de sac or “eyebrow”, no same primary wall cladding color will be permitted.

ARCHITECTURAL DETAILS (DUPLEX)

All homes shall incorporate the following items into the design of the home:

• A window in the front door or side light

• A minimum of 50 ft2 of brick or stone on the front elevation. If brick or stone is only being used on the garage corners as an accent the minimum acceptable height is 36” with a 24” return (variances may be granted to accommodate oversized garages if additional architectural features are incorporated, and siding is continued down to within 6″ of the driveway).

Plus a minimum of two of the following architectural features on the front elevation:

• Garage door and porch lamps (pot lights do not count)

• Trim and shadow boards (minimum of 5”)

• Built-outs i.e.: cantilevers

• Louvers and shutters

• Veranda with a railing to be a minimum of 25 ft2 (unless an oversized garage does not leave enough room for a veranda)

• Garage door windows (Stockton style)

Special architectural treatment is to be utilized to reduce the impact of large wall expanses.