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 of Gibbons.
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 $2000 security deposit, refundable, without interest, upon final inspection if the house is constructed according to approved plans, there is no damage to municipal improvements such as sidewalks or curbs, lot grading is satisfactory and the front and side yards are landscaped (sod must be laid to the back of the house). The developer requires a final lot-grading certificate.
1.1 Tree Requirement
Landscaping is to include placing one tree (2” calliper Deciduous or 6’ high Coniferous) in the front yard.
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:
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 and side yards 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.
3.1 House Size
Minimum square footage of houses, above grade, as well as the maximum site coverage, shall be according to the Town of Gibbons Land Use Bylaw (find the full land use bylaw at the Town office).
The Design Review Committee may deny architectural approval or request structural changes if a house is deemed too small in size or too narrow for the lot it is being built on.
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 two lots 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 third 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.
Corner lots should have a low profile home; i.e. bungalow, bi-level or split-level with the low side to the corner. Two storey homes will be considered provided they have additional architectural detailing on the side of the house flanking the street.
Rooflines on any home must be consistent with the total house design. Roof overhang must be 18 inches. All elements of the house design should be consistent with a particular house style, i.e. tudor or colonial.
Attached front drive double garages are required on all interior lots. Special consideration may be given to detached garages on corner lots.
Shall be accordance with Town of Gibbons Bylaws.
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.
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 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 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.
Fences shall be either: Wood – Grey (Stone Hedge) in colour, and design to match the perimeter fence.
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.
All houses require a double attached front drive garage. Special consideration will be given to detached garages on corner lots in addition to the attached double garage. Garage doors shall be finished in a material or colour compatible with the house design and colour.
Driveways are to be concrete (finished or exposed aggregate) or paving stone. Builders are to install the driveway aprons to Town of Gibbons specifications, when required. Homeowners are responsible to maintain boulevards adjacent to their home.
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 side yards 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.