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Guidelines

1.0  INTRODUCTION

These architectural and building controls are to be attached to the certificate of title, by way of a restrictive covenant, to coordinate the overall physical image and appearance of the Landing Trails development. The intent is to provide standards to ensure the development has a high level of visual appeal to protect the long-term property values. These controls are provided above and beyond the requirements of the Town’s Land Use Bylaw. Conformity with these controls does not supercede the required approval process of the Town ofGibbons.

 

In order to ensure compliance with these controls, the developer will appoint a Design Review Committee to administer the approval of plans. This requires the posting of a $1500 performance deposit  refundable, without interest, upon final inspection if the house is constructed according to approved plans, there is no damage to municipal improvements, lot grading is satisfactory and the front and sideyards are landscaped including the ditch (sod must be laid to the back of the house). The developer requires a final lot-grading certificate showing the lot is graded per the approved grading plan.

 

 

2.0  PROCESS

 

Before applying to the Town for a development permit, the applicant shall submit plans for approval of the Design Review Committee. Applications shall include two sets of the following:

a)            House floor plans.

b)            House elevation of all four sides, showing material finishes and colours.

c)            Plot plan showing lot grades, floor elevations, setbacks, house location, and driveway.
An Alberta Land Surveyor designated by the developer shall prepare this plot plan.

d)            Completed application form (attached to your Sales Agreement).

 

The Design Review Committee shall review the plan and recommend approval, modification, or rejection of the application based on the adherence of the plans to these guidelines. Should disputes arise, the developer shall make the final decision on the acceptability of plans.

 

Once approved, the Design Review Committee will send an approved copy of the application to the applicant. After approval, the plans may not be altered without prior approval of the Design Review Committee. The original application and one set of similarly marked prints will be kept for future reference. The Design Review committee will keep an up-to-date record of plans showing house types, colour, roof lines and grades, to advise the applicants of how their proposed house will best fit into the existing situation.

 

The applicant is responsible for notifying the Design Review Committee that the house is complete and ready for inspection. This notice must be in writing and contain a final lot grading certificate, signed by an A.L.S., certifying that the lot has been graded as per the approved lot grading plan provided by PALS Surveyors and approved by the Town. Construction will be inspected once completed to ensure compliance with these controls. Should there be no damage to municipal improvements, the final lot-grading certificate is in order, the house is according to plans and the front, sideyards and ditch are landscaped, the damage deposit will be returned. No deposits shall be returned prior to the Final Approval of Construction, which occurs once the Town has done a final review of any damages, two years following the completion of road construction.

 

 

 

3.0  DESIGN STANDARDS

 

3.1   Setbacks and Siting
Minimum setbacks shall be those established by the R-S district of the town of Gibbons 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.

 

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:

(i)         Bungalow                                                          1350 sq. ft.

(ii)        Bi Levels                                                           1350 sq. ft.

(iii)       Storey and One-Half                                          1800 sq. ft.

(iv)       Two Storey                                                       1800 sq. ft.

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

 

 

3.2   House Elevations

      Because of wide variety and individual taste in house types in any development, care must be taken to incorporate these unique values into the development, giving special attention to each home’s location and relationship with neighbouring properties. Relative heights, massing and style will be of utmost importance in assuring each home complements its neighbour and the subdivision.

 

Similar front elevations will not be allowed within adjacent to each other or across the street unless the house style, roof pitch and exterior materials and treatment are substantially changed. Repetitive use of similar elevations on every second lot on one street or cul-de-sac will not be permitted.

 

The maximum building heights shall not exceed 10 meters (32.8 ft.) or 2 ½ stories.

 

Minimum house and garage width shall be 32 feet for lots zoned R-S; at the required set back pursuant to paragraph 3.3 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 roof peaks which are immediately adjacent to the common boundary of the lots.

 

Rooflines on any home must be consistent with the total house design. Roof overhang must be a minimum of 18 inches on all levels and fascia shall be a minimum of six inches.

 

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

 

Low profile dwellings such as bungalows, split levels or storey and one-half must be situated on 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.

 

To promote a more traditional look each house must also include neo-traditional features such as:

1.         Shutters

2.         Dormers

3.         Colonnades

4.         Cornice details

5.         Roof shape

6.         Massing

In their design.

 

 

3.3  Exterior Materials

Cedar, vinyl or aluminum siding, brick or stone are the allowable primary finishing materials. Stucco will be allowed where it is appropriate to the house style. The primary finish must be continuous on all elevations of the house. False fronts or the change of primary materials at the side or rear elevations are unacceptable. However, it is acceptable to use brick on the entire front, with returns, along with another material for the remaining elevations. Brick or stone should return around the corner a minimum of two feet.

 

Allowable exterior materials include cedar, vinyl or metal siding, brick, stone and California style 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.

 

On corner lots, the flankage side must contain the same design elements as the front of the house. With respect to trim materials, the intent is for a consistent design, including substantial window trim and corner-board treatment.

 

Roof material must be asphalt shingles, wood shakes, tile or other material deemed appropriate by the Design Committee. All front windows shall have mutton bars. Chimneys are to be finished consistent with the material utilized on the exterior of the dwelling. Corbelling and rain caps and a full wooden chase are required.

 

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. All trims, fascia boards and exposed gutters and downspouts are to be painted so as to be complementary to the colours of the exterior material.

 

 

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.

 

 

3.4  Lot Grading, Landscaping and Fencing

 

(a)     The lot grading must be consistent with the approved “Grading and Major Drainage Plan”. In addition to critical grading control points at the lot corners, grade elevations along each boundary will receive important consideration. In certain situations, window wells will be necessary and installed.

 

(b)  A comprehensive grading review by PALS SURVEYS & ASSOCIATES LTD. or such other surveyor as may be designated by the VENDOR (the “DESIGNATED SURVEYOR”) will be performed in conjunction with existing adjacent dwellings to ensure maximum mutual benefit to each dwelling.

 

(c)     The front yard and front exposed side yards including the ditch 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.

 

(d)     Fences shall be either Wood or Chain Link – Forest Green in colour.  The design for the wooden fence is attached. (see page 24)

(e)     Driveway final grading and shaping is the responsibility of the VENDOR.  (see page 25)

 

 

3.5  Exterior Colours

Colours will be approved on an individual basis but cannot be the same on adjacent lots or within two lots of each other. Excessive use of one colour throughout any given streetscape will not be permitted.

 

 

3.6  Miscellaneous

No satellite dishes will be allowed in front yards but may be mounted on rooftops provided they are not visible from the street.

 

The front yard and sideyards shall be seeded or sodded with 12 months of house completion.

 

Recreation vehicles, antennas and commercial vehicles shall not be stored or situated in the front driveway of any lot for a time period longer than what is allowed in the Town Bylaws, and if otherwise stored on the lot, shall be screened by a fence to reduce the visibility thereof from abutting streets and adjacent dwelling.

 

The purchaser must ensure that the lot is 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 back charging the costs to the purchaser.

 

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 Town of Gibbons Land Use Bylaw for such a building. 

 

Construction on the lot is to be complete within 2 years of lot purchase from the developer.

 

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.