Revised November 18, 2011 Page 1 of 10 Architectural and Development Guidelines - Westhill Park Phase IV (Stage 1) Introduction The following Architectural and Development Guidelines apply to Westhill Park Phase IV, Stage 1, a community in north west Regina the boundaries of which are shown on the plan attached as Appendix A. The intent of these guidelines is to provide the framework for an attractive community environment by outlining the opportunities and constraints of building. While each home design should be somewhat distinctive, a pleasant visual appearance will be achieved by ensuring compatibility among homes. The enforcement, administration and interpretation of these guidelines shall be at the discretion of the Developer or it’s designated Architectural Co-ordinator. 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 written notice. The Developer, the Architectural Co-ordinator, their servants, agents, contractors, appointees shall not be held responsible or liable for the accuracy, enforcement or compliance with the Architectural and Development Guidelines to any owner or purchaser within the subdivision. Restrictive covenant(s) may be registered on the title of each lot (registered subsequent to registration of the plan of subdivision). House Massing/Siting Houses will have a consistency of apparent volume. As such, house widths and sizes must relate logically and proportionately to the lot and neighbouring houses. Siting should reflect careful consideration of the lot characteristics, relationship and orientation. Building mass, siting and style may be required to be adjusted on a lot to lot basis to enchance the streetscape.
Transcript
Revised November 18, 2011
Page 1 of 10
Architectural and Development Guidelines - Westhill Park Phase IV (Stage 1)
Introduction
The following Architectural and Development Guidelines apply to Westhill Park Phase IV, Stage 1, a community in north west Regina the boundaries of which are shown on the plan attached as Appendix A. The intent of these guidelines is to provide the framework for an attractive community environment by outlining the opportunities and constraints of building. While each home design should be somewhat distinctive, a pleasant visual appearance will be achieved by ensuring compatibility among homes. The enforcement, administration and interpretation of these guidelines shall be at the discretion of the Developer or it’s designated Architectural Co-ordinator. 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 written notice. The Developer, the Architectural Co-ordinator, their servants, agents, contractors, appointees shall not be held responsible or liable for the accuracy, enforcement or compliance with the Architectural and Development Guidelines to any owner or purchaser within the subdivision. Restrictive covenant(s) may be registered on the title of each lot (registered subsequent to registration of the plan of subdivision).
House Massing/Siting
Houses will have a consistency of apparent volume. As such, house widths and sizes
must relate logically and proportionately to the lot and neighbouring houses. Siting should reflect careful consideration of the lot characteristics, relationship and
orientation. Building mass, siting and style may be required to be adjusted on a lot to lot basis to enchance the streetscape.
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City of Regina zoning regulations, bylaws, legal easements and encumbrances shall be respected. Homes must be situated on the lot to maximize private spaces and side yard windows where possible should not align with neighbouring windows. For houses on walkout lots the lower levels shall open to the rear yards at grade. Homes that have the same or similar styles must have at least one house separating them, cannot be placed on opposite or diagonal lots & will require design variations and different exterior treatments. Repetitive use of elevations will be monitored to ensure interesting streetscapes. Modifications to elevation treatments may be required accordingly. Note 1: Only two storey models will be permitted for laned lots that are located on Herman Crescent (Block 22 only), Archer Lane, Hincks Lane and Sherwood Drive (Block 20). The house width is to be the maximum width on the lot within the side yard setbacks. Note 2: The setback from the front property line to the home in Block 14 (Lots 106 to 124 only) and Blocks 20, 21, 22 will be 4.5 meters.
Minimum Square Footages The minimum square footage requirements for houses shall be as follows: North of Sherwood Drive: Lots 106 to 129, Block 14
bungalow 1000 bi-level 1000
2 storey 1350 Lots 130 to 173 No square footage criteria Laned lots in Blocks 20, 21 and 22
- The house width is to be the maximum width on the lot within the side yard setbacks. - No square footage criteria
South of Sherwood Drive Lots 20 to 36, Block 16; Lots 14 to 17, Block 17 and Lots 21 to 28, Block 19
bungalow 1050 bi-level 1000
2 storey 1400
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Lots 36 to 39, Block 16 and Lot 18, Block 17
bungalow 1200 bi-level 1100
2 storey 1600 Lots 30 to 36, Block 7
bungalow 1350 bi-level 1300
2 storey 1700 Note: 2 storey homes will not be permitted on any lots flanking Sherwood Drive. Minimum floor areas apply to the gross building area at or above grade. Areas of
garages, outdoor decks and basements are not included in this calculation. Unique floor plans that may require special interpretation in calculating the floor plan areas should be discussed at a preliminary stage in design with the Architectural Co-ordinator.
Exterior Finishes
Walls (all lots):
• All homes require a minimum of 50 square feet of stone or brick on the front elevation.
• Other finishes accepted on the front elevation may be stucco (except for homes on lots with rear lanes in Blocks 20, 21 and 22 where stucco will not be permitted); or siding, except for houses on Lots 30 to 36, Block 7; Lots 36 to 39, Block 16 and Lot 18, Block 17 where vinyl siding will not be permitted.. All siding materials will be considered on the basis of the suitability to the individual design and adherence to the objectives of these guidelines, as determined at the discretion of the Architectural Co-ordinator. Other materials may be considered for exterior finishes. A request for acceptance of materials other than those listed above, such as cultured stone, etc. must be submitted to the Architectural Co-ordinator for review and approval.
• If the main finish is siding, appropriate trim boards, mouldings, detailing etc. must be incorporated. The front elevation will require trim boards on gable ends and soffit boxes or wide trim boards in raked eaves (this same requirement will also apply to the gable ends of roofs over verandas on homes that are located on corner lots where the gable end of the roof over the veranda extends back over the side elevation). Shutters can be used in place of window trims. On all two storeys with gables on side walls if in the opinion of the Architectural Co-ordinator the length and height of the gable end requires treatment or accents to break up the high vertical look of the side elevation, then treatments or accents shall be incorporated. All fascia boards are to be a minimum of 6”. Eavestrough and fascia are to be the same color.
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• Brick, stonework or siding must have a minimum of 2’-0” return around corners. Where stone extends higher than the bottom of a window, window sills are required. Front elevations with Stone/Brick or contrasting wall treatments on the second floor will require a minimum 2 foot return on the side elevations.
• All stairs must be enclosed on the front and sides and they must be closed to the grade. Lattice cannot be used on front porches/verandas/stairs on front or side elevations.
• If a house is all stucco, the stucco shall be a Californian style finish with strongly detailed massing elements.
Roofs (all lots):
• Hand split cedar shakes, treated pine shingles or cedar shingles
• Clay or coloured concrete roofing tiles.
• Asphalt shingles – standard 3 tab will be permitted except for homes on Kestral Drive which must include upgraded shingles with an architectural profile (random cut or shadow line features are required).
• Other roofing materials of high quality may be considered.
• Generally, all roofs shall have a minimum overhang of 1’- 6”. However, roof overhangs for bays, boxouts and cantilevers on visible elevations (front, corner and perimeter) must include their own roof line with a minimum 12” overhang.
• Roof slopes must have pitches of 5 in 12 or greater.
Front Porches/Verandas (all laned lots in Blocks 20, 21 and 22):
• An emphasis on entry treatments is a requirement for all homes on the above noted lots.
• Front porches/verandas are mandatory on all lots in this section. The porches must be a minimum of 5’ in depth and must be of sufficient width to accommodate seating (minimum 8’).
• Columns need a minimum base of 16” ie; the column with stone must be at least 16” wide including the sides (returns). In the case where only the bottom 1/3
or ½ is stone or brick, the remaining column must be no less than 9” in diameter/width. The exception is where multiple columns are mounted on a single stone base, in which case the columns must be no less than 6” in diameter/width.
• Where the veranda/porch extends across the full width of the house, if the design includes stone/brick columns on the corners, the stone on the face of the front elevation of the main floor does not require a return on the side elevation. The requirement of a min.50 sq. ft. still applies.
• Where the veranda/porch does not extend across the full width of the house and the design includes stone/brick columns on the corners, if stone is also included in the design on the face of the front elevation of the main floor, a minimum 2 foot return will be required on the side elevation of the non-column side. The requirement of a min. 50 sq. ft. still applies.
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Front elevations of homes on Lots 106 to 124, Block 14
• An emphasis on the front elevations is a requirement for all homes on the above noted lots.
• Variation in designs will be required.. Covered entries, stepped walls, dormers, rooflines and/or details of substantial proportions will be some of the architectural measures applied to these settings. Examples of designs for the front elevations of homes on these lots are available from the Architectural Co-ordinator.
Colours Compatible materials and colours shall be used on all exterior surfaces of the house
including the roof. Samples of exterior treatments including trim and accent colours must be submitted for approval if requested by the Architectural Co-ordinator. Exceedingly bright, garish or primary colours will not be accepted.
Corner Lots
Homes on corner lots must be designed to suit these highly visible locations. Appropriate wall heights, window placement and detail treatments must be consistent with the front elevation treatments with the principal roof planes sloping towards the flanking street. Houses shall incorporate features to diminish mass at the flanking side elevation. Such elements may include setback of the upper floor, dormers, and/or projections with roof lines. Homes built on corner lots require trim on all windows and doors on the side elevations flanking the street, as well as the rear elevation, similar to the treatment required on front elevations. Because of the visibility from the street, the gables on the rear elevation will also require roof lines to break up the large expanse of the rear wall. Since the side elevation of the homes that flank the pathway on Lots 124 and 125, Block 14 are very visible, the same treatments as noted in the first paragraph above shall apply. Note: 2 storey homes will not permitted on any lots flanking Sherwood Drive.
Lot Grading
As noted on the “Lot Grading, Services and Easements” plan as issued by Genivar Consultants Limited Partnership (“Genivar”), when terracing or a retaining wall is
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required it is to be supplied and installed by the builder. With corner lots, since these are highly visible locations, care should be taken in the design of the terracing and/or retaining wall so that it complements the location. Prior to proceeding with design & construction, a meeting with Genivar should be held to discuss ideas. Note: Builders/home owners must ensure that the finished grade along any fencing that is provided by the Developer (refer to “Fencing” on page 6) is be kept below the bottom of the fence.
Landscaping
Landscaping of the complete front yards of all lots that have rear lanes shall be the responsibility of the builder and installed at the same time as the home is constructed. Landscaping shall include sod and a minimum of 1 tree and 4 shrubs.
Special requirements for lots backing 9th
Ave. N, Pinkie Road, the Joanne
Goulet Golf Course and the park space (designated as MR2 on the subdivision
plan):
Builders of houses on lots backing the above noted locations shall respect the fact that their house will have two or more “fronts” and should give similar treatment of finishes to those elevations. Rear elevations shall be treated with appropriate exterior detailing, doors, windows and finish materials. Variation in wall planes, dormers, decks, rooflines and/or details of substantial proportions will be some of the architectural measures applied to these settings. In order to limit the amount of visible flat wall area on rear elevations, larger windows will be required where lower rear grade elevations allow sufficient wall height above finished grade to incorporate them. Two storey walkout basement designs are to include roof lines/wall breaks (stepped walls) to avoid a three-storey appearance. Decks should be constructed concurrently with the home. Examples of various treatments that could be included in the design to meet these requirements are available from the Architectural Co-ordinator. Rear grades of these lots should be co-ordinated between adjacent properties by contacting the subdivision design engineer, Genivar Consultants Limited Partnership, during the initial stages of the house design.
Site Plans
For homes located on rear lanes, due to the four party joint service line trenching, Site Plans require the utility box and trench to be shown [dashed in] on the plan, and the required 1.2 M [48" +/-] setback from property line.
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With the four party joint service on one side of the lot, the garage pad can be enlarged or moved to within 2 feet of the property line on the other side of the lot providing the City of Regina building bylaws are properly met.
Garages, Driveways and Parking Pads
A minimum of a two-car attached garage is required on all lots except laned lots. For laned lots, a minimum 20’ x 20’concrete rear parking pad, plus an apron from the pad to the rear lane, is required to be constructed off the rear lane and installed at the same time as the home is built. Garage wall heights are to be limited to heights from 8 to 10 feet with roof slopes having minimum pitches of 5 in 12 or greater and matching the slopes on the corresponding house. No front garage, parking pad or vehicle access is allowed on the front of any laned lots. Driveway and rear parking pad locations must be specified on a site/grading plan and submitted to the Architectural Co-ordinator for approval. No deviations from the approved grading plan for the designated driveway and parking pad locations will be allowed without the express written approval of the Developer. Driveways and front walks are to be poured concrete, paving stone or approved equivalent.
Accessory Buildings
Where visible from a public adjacency, accessory buildings should be consistent in style, finish and colour with the house.
Fencing Fencing as selected by the Developer will be provided in certain locations as follows:
Rear property line of all lots that back onto 9th Ave. N, Pinkie Road the Joanne Goulet Golf Course and park space MR2. In addition fencing will be provided for a portion of the side yards for all lots that flank Sherwood Drive.
In addition to the fencing, all lots backing the park space MR2 will be provided with 3 foot wide gates. All other fencing is the responsibility of the purchaser and must not exceed a maximum
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height of 1.83 meters (6 feet) in height. Common styles and colours of fencing contribute to neighbourhood harmony and are recommended. Note: slats inserted in the chain link fencing will not be permitted.
Note: Builders/home owners must ensure that the finished grade along any fencing
that is provided by the Developer is kept below the bottom of the fence.
Design Guideline Approvals Prior to applying for a building permit from the City of Regina, the builder shall submit
the following to the Architectural Co-ordinator:
• House plans: submit one complete set of house plans by email (or 4 if submitting prints) at a scale of 1/8”, 3/16” or ¼” to the foot
(or metric equivalents) including; - a site plan showing the location of the house and garage and/or parking pad on the lot, decks, easements. The plan must be drawn accurately to scale showing all dimensions. - floor plans, area calculations, cross sections and all exterior elevations, complete with all material designations, windows doors, etc. and roof - where the grade of the lot slopes more than 2 feet from front to back,
geodetic lot grades must be shown on the side elevation plan. The
geodetic grade at the front and rear of the home must be shown and for
walkout basements, the geodetic basement floor elevation must be shown
as well.
• a colour chart in the form as supplied by the Architectural Co-ordinator must be submitted indicating the colours of all exterior finishes
Changes to designs and colours may be required before approval. Construction will not be allowed to commence until approval has been given by the Architectural Co-ordinator. Once the Architectural Co-ordinator is satisfied that the plans and colours conform with the Architectural Control and Development Guidelines, an approved set of plans will be returned to you.
Approval of plans through the Architectural Control and Development Guidelines review process does not represent compliance with the statutory regulations, by-laws, building codes, restrictions or other regulations of municipal, provincial and/or federal authorities. Compliance is the responsibility of the builder/purchaser.
Once approval has been issued, colours listed on the colour chart and designs/details
shown on the drawings must be built as approved. Any deviations from the approvals must be resubmitted for consideration and re-approval.
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Performance guarantee
A performance guarantee in the aggregate amount of $20,000 in the form of an irrevocable Letter of Credit and in a form acceptable to and in favour of the Developer shall be submitted to the Developer. The Letter of Credit may be drawn on by the Developer if construction is started before approval has been given by the Architectural Co-ordinator or if construction has not been completed in accordance with the plans and color chart approved by the Architectural Co-ordinator. The Letter of Credit will only be released by the Developer when it has been determined by the Developer that the Builder has completed all construction in Westhill Park Phase IV, Stage 1 and is in proper compliance with these Architectural and Development Guidelines.
These Architectural and Development Guidelines are hereby acknowledged by the
undersigned and the undersigned agrees to be bound by the terms thereof.
