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Guidelines

Southfort Estates Architectural Controls 

1.         Introduction

 

The objective of the following guidelines is to provide a framework for the establishment of visual quality and integrity for the DEVELOPMENT AREA with respect to each of the first residences constructed in the DEVELOPMENT AREA. These statements are intended to assist home buyers’ designers and builders toward appropriate building forms and details in the context of that objective. Alternate details may be accepted by the VENDOR if, in its sole discretion, it considers such details to be consistent with the objective of the DEVELOPMENT GUIDELINES. These DEVELOPMENT GUIDELINES are imposed for the sole benefit of VENDOR and the final decision on any proposal for variance or full release of the restrictions of these guidelines shall remain solely with the VENDOR.

 

In order to ensure compliance with these guidelines, the Vendor requires the posting of a $2,000 security deposit, refundable, without interest, upon final inspection if:

  1. the house is constructed according to approved plans,
  2. there is no damage to municipal improvements such as sidewalks or curbs,
  3. the front yard is landscaped and any damages to the ditch landscaping has to be repaired,
  4. the municipality has issued to the Vendor the Final Approval of Construction (“FAC”) for the Subdivision.

5.    the “Request for Landscaping inspection form” is filled out and sent to the Vendor.

 

  1. Architectural Guidelines

 

These DEVELOPMENT GUIDELINES are in addition to and not in substitution for the standards and approval process provided for under any applicable laws and regulations, including those of the City of Fort Saskatchewan. In the case of any conflict between such laws or regulations and these DEVELOPMENT GUIDELINES, the laws and regulations shall govern.

 

  1. Setbacks and Siting

 

Minimum setbacks shall be those established by the RS-E residential district of the City of Fort Saskatchewan’s Land Use Bylaw. In order to enhance the appearance of the overall streetscape, the VENDOR may require that the front yard setback be increased by a maximum of 5 feet on certain lots. The VENDOR may also require that the siting or orientation of the dwelling be adjusted to complement adjacent dwellings.

 

  1. Site Coverage

 

(a)           The maximum site coverage by the dwelling and attached garage shall not exceed       35% as established by the Land Use Bylaw

 

(b)          The minimum floor level area of dwellings shall be as follows:

 

(i)         Bungalow                                             1350 sq. ft.

(ii)        Bi Levels                                              1350 sq. ft.

(iii)       Storey and One-Half                            1808 sq. ft.

(iv)       Two Storey                                          1800 sq. ft.

(v)        Split Level on 2 levels                          1350 sq. ft.

 

  1. Massing and Building Heights

 

(a)           Due to the variety of dwelling styles and individual preferences that are common today, caution must be exercised to ensure these unique elements are properly incorporated so as not to adversely affect the relationship with neighbouring dwellings.

 

(b)          Identical dwellings with similar front elevations shall not be allowed to be adjacent to each other or on the opposite side of the street. Reversing a plan or changing the exterior material is not sufficient to meet this restriction.

 

(c)           The maximum building heights shall not exceed 10 metres (32.8 feet) nor 2-½ storeys.

 

(d)        Dwellings within the same street or cul-de-sac are to have similar apparent volume. Minimum house and garage width shall be 40 feet; at the required set back pursuant to paragraph 3 above or alternatively, as approved by the VENDOR. The transition between different dwelling styles must be blended. There shall be no more than a 10-foot elevation difference between the roof peaks that are immediately adjacent to the common boundary of the lots.

 

(e)        Low profile dwellings such as bungalows, split levels or storey and one-half are recommended for corner lots, with the low side facing the flanking street. Full elevation treatments must be applied to the sides of the dwelling facing both streets.  In order for a two-storey to be built on a corner lot special treatment must be given to the flanking side of the building.

 

(f)        Minimum roof overhang shall be 18 inches on all levels and fascia shall be a minimum of six inches.

 

(g)        Each dwelling shall have an attached front drive garage (minimum two car).

 

 

(h)        Driveway locations are at your option, having consideration for house design, lot grades, location of street hardware, sightlines, etc.

 

  1. Materials and Colours

 

(a)        No two adjacent dwellings may have the same exterior design, material or colour. Excessive             use of one colour throughout any given streetscape will not be permitted.

 

(b)        Roof material shall be at the option of the purchaser with the colours matching the exterior finishes of the house.  Intense shades are to be avoided to minimize conflict between houses.

 

(c)        All front windows shall have mutton bars.

 

(d)        Allowable exterior materials include vinyl or metal siding, brick, stone andCaliforniastyle stucco. It is essential that a highlight of brick, stone or other acceptable material be used in combination with siding. This highlight must return around the corner to the side for a minimum of 20 inches and be a minimum of 40 inches high. It is not essential that the above highlight to brick etc. be used in combination with stucco. However, it is essential that highlighting by corbelling detail be used to complement the primary exterior materials and roofing material. Doors and garage doors are to be raised panel.

 

(e)        Chimneys are to be finished consistent with the material utilized on the exterior of the dwelling. Corbelling and rain caps are required.

 

(f)         All dwelling accessories such as mail boxes; house numbers, exterior lighting and other ornamentation shall be complementary to the design of the dwelling and the integrity of the DEVELOPMENT AREA.

 

(g)        All exterior colour schemes must be approved. Intense shades or repetitious colour schemes are not acceptable. Each colour scheme submitted must be accompanied with exact colour chips. Al trims, fascia boards and exposed gutters and downspouts are to be painted so as to be complementary to the colours of the exterior material.

 

 

7.         Landscaping and Fencing

 

(a)        The front yard shall be landscaped with topsoil, sodded and two trees planted as soon as it is reasonably practicable having regard to seasonal conditions. The size of the tree shall be 2 inches calliper deciduous or 7 feet to 9 feet coniferous.

In addition the Developer shall be planting trees along the front (and side of corner lots) of all lots at a spacing of one tree per 15 meters.  If this does not generate 3 trees for a particular lot the shortfall will be provided to the purchaser to be planted in the front yard at a location designated by them.

 

(b)        Fences shall be either –

Wood – Grey (Stone Hedge) in colour or Chain Link.  The design for the wooden fence is attached.  All back property fences must be wood accept where the lot backs onto the wetlands and then it must be chain link.

 

8.         Miscellaneous

 

(a)           Recreation vehicles antennas and commercial vehicles shall not be stored or situated in the front driveway of any Lot and if otherwise stored on the Lot, shall be screened to reduce the visibility thereof from abutting streets and adjacent dwelling.

 

(b)          The PURCHASER must ensure that theLotis kept clean and orderly during the construction period. In the event that the appearance of the site is deemed unacceptable, the PURCHASER shall clean the site within three days of receipt of notice thereof from the VENDOR. Failure to do so will result in the VENDOR performing the cleanup and in turn backcharging the costs to the PURCHASER.

 

(c)           All survey related services will be provided by the DESIGNATED SURVEYOR who will: prepare the necessary plot plan, perform the field survey to stake the basement location; provide anAlbertaLand Surveyors Real Property Report (if required); and provide a Lot Grading Certificate. The charges by the DESIGNATED SURVEYOR for these services will be borne by the PURCHASER.

 

(d)          As the Lumex XL10 (the decorative light fixtures we are using in the subdivision) does not provide the same light intensity as a standard streetlight, we are requiring each home constructed to provide additional lighting for the front of their lot.  Each house shall provide at least 200 watts of lighting within 12 meters of the front property line directed out onto the street.  This lighting is to be activated by a photo cell and shall be illuminated during all hours of darkness.  It can be either on the front of the garage or on a free standing fixture.

 

(e)          Any auxiliary building such as storage sheds, additional garages, etc. if constructed must be in the same material and finish of the main dwelling and meet the requirements of the City ofFort Saskatchewan Land UseBy-law for such a building.  A copy of the By-law is attached.

 

 

  1. Application and Approval Process

 

(a)           The VENDOR shall review, and if deemed satisfactory, approve all Applications for House Plan Approval, with or without conditions within the Southfort Estates Subdivision. Each application must be submitted to and approved by the VENDOR prior to applying to the City of Fort Saskatchewan for a Building Permit and shall consist of the following information:

 

  • One full set of completed house plans drawn at a scale of1:50or ¼ – 1”.
  • One completed Application, in the form attached, indicating all proposed materials, colours and other pertinent information.
  • Sample chips for all colours to be utilized.
  • Site plot plan showing lot grades, floor elevations, setbacks, side yards and driveway slope as prepared by the DESIGNATED SURVEYOR.

 

(b)          The VENDOR will conduct the review of the Application for House Plan Approval as soon as it is reasonably practical following acceptance of the application as being complete for consideration.

 

(c)        Any contemplated changes to an approved Application must be submitted n writing to the VENDOR for ratification prior to being incorporated on site.