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Table Of Contents
Introduction
Community Vision 5Achieving the Community Vision 6The Guidelines’ Intentions 7
Building Your New House at The Meadows
Selecting your Building Lot 9 City Permits 12 Start Planning your Site 9 Build Your Home 12Design your Housing Project 10 Final Inspections 12Design Review 11 Variations From Approved Plans 12
Site Design
Design Features and the Community Vision 13 Building Height and Lot Profile 22Role of Landscaping 14 Driveways 23Site Design and House Design 15 Walkways and Sidewalks 23Integration with Topography 16 Fencing 24Lot Grading and Retaining Walls 17 Exterior Lighting 25Building Lot Size 18 Panels and Meters 25Building Envelope 20 Garbage / Recycle Bin Storage 25Setbacks 21
Building Design
A Question of Style 27Building Design Features and the Community Vision 29Main House Form 31Roof Elements 32Feature Elements 35Accessory Buildings-Garages 36Accessory Buildings-Carriage Suites & bonus Rooms Over Verandas 37Front Porches, Verandas & Raised Porches 37Dormers and Skylights 39Bay Windows and Cantilevered Floor Space 39Chimneys 39
Building Design and the Street
Streetscape - Variation in Form 41Scale, Mass and Height 41
Materials and Finishes
Exterior Materials 43Exterior Details 44Doors, Windows & Casings 45Roofing Materials 47Colour Palettes 48Maintenance and Care 48Vents and Exhausts 48
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Table Of Contents
Introduction
Community Vision 5Achieving the Community Vision 6The Guidelines’ Intentions 7
Building Your New House at The Meadows
Selecting your Building Lot 9 City Permits 12 Start Planning your Site 9 Build Your Home 12Design your Housing Project 10 Final Inspections 12Design Review 11 Variations From Approved Plans 12
Site Design
Design Features and the Community Vision 13 Building Height and Lot Profile 22Role of Landscaping 14 Driveways 23Site Design and House Design 15 Walkways and Sidewalks 23Integration with Topography 16 Fencing 24Lot Grading and Retaining Walls 17 Exterior Lighting 25Building Lot Size 18 Panels and Meters 25Building Envelope 20 Garbage / Recycle Bin Storage 25Setbacks 21
Building Design
A Question of Style 27Building Design Features and the Community Vision 29Main House Form 31Roof Elements 32Feature Elements 35Accessory Buildings-Garages 36Accessory Buildings-Carriage Suites & bonus Rooms Over Verandas 37Front Porches, Verandas & Raised Porches 37Dormers and Skylights 39Bay Windows and Cantilevered Floor Space 39Chimneys 39
Building Design and the Street
Streetscape - Variation in Form 41Scale, Mass and Height 41
Materials and Finishes
Exterior Materials 43Exterior Details 44Doors, Windows & Casings 45Roofing Materials 47Colour Palettes 48Maintenance and Care 48Vents and Exhausts 48
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The Design Review ProcessSubmission of Plans 49Required Information for Submission 50Review of Submission 51Prior to Construction-Condition Report 51The Process During Construction 52Inspections during Construction 52Garbage and Recycling Control 52On-Site Sanitary Facilities 52Lot Drainage and Grading 52Erosion and Sediment Control 53Final Inspection 53Variations from Approved Plans 54
Sustainability
Application of Sustainable Design Principles 55Energy Efficient Design 56Functional Use of Landscape Elements 57
Appendices:
Builder’s Application Form 59Waiver and Indemnity 60Landscape Suggested Plant List 61Contact List 65
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Introduction
Community VisionThe Meadows draws upon the best practices of modern architectural and community design. Our goal is to create truly modern homes, with a tra-ditional classic feel. Proposed design ideas must meet the needs of families living in, or moving to Saskatoon in search of thoughtfully planned commu-nities.
Home designs must respond to the natural setting of the area and take ad-vantage of the many opportunities presented along the parks and pathways at The Meadows.
The Meadows should commit to responsible decisions regarding the envi-ronment.
In short, we seek architecture that is distinctive, community driven and ap-propriate and harmonious with its surroundings.
We look forward to helping you design and build homes for our new neigh-bours at The Meadows.
As our builder partner we hope you will embrace these Guidelines as a framework for creating a community of enduring value.
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Achieving the Community VisionThese Guidelines address planning and design related issues builders may face during the development of a new house at The Meadows.
All builders and designers contemplating a project at The Meadows should read the Guide-lines carefully, as they have been created to add value to the properties without incurring additional construction costs.
The true success of The Meadows will be based on everyone’s support and cooperation to en-sure that design standards are met. The Guidelines are intended to assist builders in achiev-ing a common goal: homes of timeless design, value and character.
The Guidelines will not dictate the use of any particular style for the new houses being de-signed; there is ample freedom to pursue many varied building forms on your lot at The Meadows, however our end result will be a Craftsman Style community which feels as if it has grown up over generations.
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The Guidelines' Intentions are to
• Inspire builders to create buildings of quality and community character.
• Provide a clear framework to ensure harmony in all building forms.
• Empower designers with the freedom create a variety of complementary building forms within the spirit of the development.
• Clarify the role of every project as an integral component in the success of the overall streetscape.
• Encourage a sense of community by emphasizing the use of front porches and decks on street fronts and downplaying the visual dominance of garages.
• Set a common standard for the quality of materials and finishes.
• Suggest a varied, yet harmonious colour palette
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BUILDING YOUR NEW HOUSEAT THE MEADOWS
Selecting Your Building LotYour process begins when you find the building lot or lots that best suit the homes(s) you wish to build at The Meadows. A variety of lot sizes and locations are available in each phase. To help you in your selection process you can review The Meadows Master plan and the Phase Lot Plan which are available from the Community Development Team. You can also visit the site and drive down the streets in the neighbourhood of your choice, then select your lot.
Important criteria for choosing a lot at The Meadows have been incorporated into our master plan and include:
• Views to parks and pathways• Open Space Design• Direction of Sunlight and Prevailing Winds• Distance between homes• Street Orientation• Access to Community Facilities• A Sense of Privacy
Start Planning Your SiteWhen planning your building project, You will be provided a legal survey of your lot(s). The legal survey contains the information needed for the design development of your lot:
• Property lines with dimensions• Setbacks indicating the Buildable Area for house and garage• Existing grading – site contours and elevations• Utility locations – sanitary, storm drainage, power, gas, telephone & cable• Road and lane access
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Design Your Housing Project
There are a few key factors and themes that form The Meadows’ community vision; they should influence your design and building choices. As your de-sign team develops your project and site plan, our Community Development Team will provide you any assistance you may require.
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Design ReviewWhen you are satisfied with your home’s interior floor plan and exterior architectural detailing, you will submit your home plans and Builder’s Application Form to the Architectural Coordinator for review and ap-proval. Please refer to the Builder’s Application Form in the appendices.
The Architectural Coordinator will review your house plans and ensure that they are consistent with the goals and overall design philosophy of The Meadows Architectural Guidelines.
We will provide guidance to ensure that your project is harmonious with other homes planned for the community. If any questions arise during the preparation of your design drawing package, please forward your queries in writing to the Architectural Coordinator. Please Refer to the Contact List in the Appendices.
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City PermitsUpon receiving written approval from the Architectural Coordinator you must apply to the City of Saskatoon for a Building Permit. Officials at the City of Saskatoon will check for compliance with applicable municipal regulations including planning bylaws and building code.
Build Your HomeAs your vision becomes a reality, we will coordinate visits to the site to follow the progress of your project. During the construction of your new house, a Development Team Representative may make periodic visits to check for compliance with the design documents and construction specifications indicated on your approved plans, including compliance to the basic construction regulations included in this document
Final InspectionUpon being advised in writing of the completion of your project, a Development Team Repre-sentative will inspect the home, ensuring conformance to the Architectural Guidelines and the drawing plan approval previously granted by the Architectural Coordinator.
Variations to the Architectural Guidelines and/orApproved PlansMinor variations to approved design are acceptable in certain circumstances. Please provide the revised plans to the Architectural Coordinator and await written approval prior to proceeding with any changes from the approved plans.
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SITE DESIGN
Design Features and the Community VisionThe Meadows has been carefully planned to create a distinctive character expressed through the relationship between its built forms, landscaping and community features.
The site design of each residential building plays an extremely important role in the overall development of a sense of community.
Every new home should act as part of a whole through site design and reference to its surroundings and neighbors.
This section will illustrate the sense of place that will be The Meadows.
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The Role of LandscapingBorrowing from such landscaping successes as the Princeton University campus, Arbutus has crafted its vision of The Meadows employing the principle of Connective Landscaping.
Connective Landscape Architecture links individual lots and their buildings to greenspaces and the natural environment, while creating a sense of privacy for the homeowner.
Individual lots feel more expansive as they flow into greenspaces, parks and pathways.
The neighborhood itself connects to a system of walkways and park lands, inviting residents to enjoy the outdoors as part of their lifestyle.
This section will help you understand the elements of lot and home design that created a connective community.
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The Site Design and House Design
Critical decisions come at the beginning of the homebuilding process. These include: location of buildings including the house and the garage, the choice of an attached or detached garage, location of decks and outdoor spaces, and planning landscape elements which make the most of sunlight and natural drainage.
Please consider the following:
• The house should be designed to suit the shape and topography of the site.• The home and site design should be considered as a whole maximizing natural sun light and views.• Interior rooms should address their relationship with the outdoors by providing access to patios, decks and porches.• Hard surface material such as concrete should be used minimally to allow for more green space.• The landscaping between the community open space and the each home site must be inte- grated and act as a harmonious environment. • Home sites facing parks and pathways must provide gate access.• Site features such as gates, fences, and lighting should be consistent to the style of the house.• Landscaping should address the need for privacy, shade and protection from prevailing winds.
• Lots that front on public spaces such as parks and path ways should present an appearance.• All site areas not covered by buildings, driveways and pathways must be landscaped with ground cover includ- ing grass and/or shrubs. • Arbutus Properties will provide sod and one tree in front yards. Lots must be deemed adequately graded and prepared and the Development Authority must have on file a signed Waiver Release and Indemnity prior to installation. • Builders are required to supply minimum one tree per lot. Please refer to appendices for recommended plant species and caliper sizes, and Waiver Release and Indemnity form.
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Integration with TopographyIn order for buildings to enhance their community, their scale must be in keep-ing with their surroundings.
Buildings should be designed to follow the natural terrain of the lot. Special at-tention should be given to minimize the height, bulk and mass of homes, espe-cially on sloping sites.
Sloped site conditions can present challenges in that they exaggerate the height and mass of structures, creating a looming, disconnected feeling between the house and the lot.
The following measures prevent such occurrences:
• Buildings should step with the slope, such as split level homes on sloping lots.• Entry features, such as porches and patios, should be designed for different levels, to adjust for slope conditions.• Sites should be incrementally terraced to avoid large drops in the terrain around the buildings.
Design drawings submitted should clearly indicate the location of the adjacent grade on each proposed elevation.
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Lot Grading and Retaining WallsSite grading, drainage and retaining walls are elements to be addressed at the outset of your design process.
As indicated in the previous section, lot grading is to follow the natural contours of the site and be consistent with the overall grading plan. Effort should be taken to minimize the use of retaining walls, however, when retaining walls are necessary, they should be construct-ed to compliment the exterior finishes of the home and landscape design of the site.
• Retaining walls should not exceed a maximum exposed height of 1.2 meters (4’ 0”). Walls ex- ceeding 600 mm must be designed by an eng- ineer.• Large and/or long single plane retaining walls shall be avoided and, wherever possible, stacked and stepped landscaping elements should be used.• Concrete walls exposed to public view shall be textured or stamped and coloured to match ad- jacent soil or plant color, or have an approved architectural finish.• Large scale re-grading of the site to create un-natural walkout conditions is not permitted. Walkout basements are permitted only where site conditions allow for their use, (i.e. A grade differ- ential of a minimum of 2m (6’ 6”) between the front and the rear yards).
The design of all proposed retaining walls, including materials and finish, must be shown on the plans prior being submitted for design review by the Architectural Coordinator.
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Building Lot SizeThe building lots on the sites vary in width from a minimum of 23’ 0” to a maximum of approximately 65’ 0” and in depth from 120’ 0” to 125’ 0”.
Architectural Guidelines may vary slightly depending on lot size; please refer to the lot diagrams included in this docu-ment for examples of appropriate siting of your design prior to submission of your design plans to the Architectural Co-ordinator for review.
Typical Lot SizesMeadows – 25 23’–27’ x 120’-125’Meadows – 30 28’-37’ x 120’-125’Meadows – 40 38’-45’ x 120’-125’ Meadows – 50 46’-55’ x 120’-125’ Meadows – 60 over 60’ x 120’-125’
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Building EnvelopeThe proposed building envelope for each site is defined by the required setbacks, the build-ing height and profile, and the maximum site coverage for the lot and buildings.
Site Coverage (Buildings including house and garage) 40%Maximum Site Coverage (Including site design elements) 50%
Site Coverage for the building portion of site will be limited to 40% for enclosed buildings, including garage, and increased by an additional 10% to a maximum of 50%, which shall include all components of the site design. Such components include attached covered patios, decks, enclosed swimming pools and any other site features.
The locations of all site design components shall be approved during the plan review period and shall be at the discretion of the Architectural Coordinator.
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SetbacksSetbacks from the property lines
Front yard 6.0 m (19’-8”) (property line to face of building) Back yard 8.0 m (26’-3”) (property line to face of building)Back yard to detached garage 1.2 m (4’-0”) (property line to face of building) Side yard 1 1.2 m (4’-0”) (property line to face of building)Side yard 2 1.2 m (4’-0”) (property line to face of building)
Front Yard Setback
The minimum front yard setback will be 6m (19” 8’), as measured from the face of the exterior finish (not the foundation wall). The front deck is required to be covered, but must not be en-closed. Garages in the front yards may project no further than 2.5m (8’ 3”) beyond porch at the front of the principal building.
Back Yard Setback
The minimum rear setback from the property line, for the principal building with an attached garage, must be 8m (26’ 3”). For a home with a detached garage, the rear setback must be 1.2m (4’ 0”) when abutting a lane, or 4.5m (14’ 9”) when abutting another property or residential use. These setbacks are to be measured from the face of the exterior finish, not the foundation wall, to the back yard property line.
Side Yard Setback
One side yard shall be a minimum of 1.2 m (4’ 0”) as measured from the face of the exterior finish, not the foundation wall, to the side yard property line, and the other side yard shall be a minimum of 1.2m (4’ 0”) as measured from the face of the exterior finish, not the foundation wall, to the side property line.
Build- to-LineThe front yard setback is recommended as a “build-to-line” in order to create uniform street ele-vations at The Meadows. Any variation from this concept shall be at the discretion of the Archi-tectural Coordinator, and must be approved prior to City of Saskatoon permit application.
All required setbacks shall be adequately landscaped with plant material, with the exception of driveways to the garages from the street or lane, and sidewalks and or steps required for best use of the property. All areas not covered by built form shall be landscaped with either hard or soft landscaping material, to the satisfaction of the Architectural Coordinator.
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Building Height and Lot ProfileThe following are maximum building heights at The Meadows:
• Principal Building – House 10m (33’ 0”)
The maximum building height for a principal building shall be 10 meters (33’ 0”). The height of a principal building roof may be no higher than 10 meters in height at any point, as measured from the aggregate slope along the length of the principal building at the adjacent grade.
• Accessory Buildings – Garages 5m (16’ 5”)
For detached garages, roof height must be lower than 5m (16’ 5”) in height as measured from the aggregate slope along the length of the accessory building at the adjacent grade; and may be no more than one story above grade.
Each primary building form must have a maximum eave height of 7m (23’ 0”) to allow for ade-quate use of dormers and gables.
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DrivewayHard surface material may be used minimally on your site. One driveway opening/curb is permitted per site. All driveways must allow at least two vehicles to park on site.
Driveways are to be of long lasting, durable materials such as concrete, paving stones, interlocking bricks or as-phalt pavement. It is recommended that proposed driveways use concrete curbing as a separation from adjacent landscape areas.
Crushed stone, shale or loose aggregate as site surfacing materials or driveway surfaces are not permitted.
The width of the driveway may be no greater than the width of the garage, to a maximum of 7.25m (22’ 0”) for double garage.
The City of Saskatoon recommends a driveway slope of 2% minimum and 7% maximum. Slopes at The Mead-ows will be individually considered based on the neighboring properties and specific lot qualities.
RV parking is prohibited, unless previously indicated and approved on the builder’s plans as submitted for design review
Walkways and SidewalksSidewalks and walkways must minimize the use of hard surface material.
All walkways, sidewalks and steps are to be of long lasting, du-rable materials such as concrete, paving stones, or interlocking bricks. The maximum width of sidewalks to the building is 1.5m (5’ 0”).
Asphalt pavement (except for driveways), crushed stone, shale or loose aggregate are unacceptable sidewalk or site surfacing mate-rials.
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Fencing
Fencing may be used minimally. Plantings are suggested as means of creating privacy.
Front yard fencing is not permitted.
Rear and side yard fencing is optional.
Where fences are needed for safety or security, they should be designed and constructed as per design standards at The Meadows. Side yard fencing may extend only from the rear property line to a distance 2’ 0” from the front face of the home, and is not permitted beyond the front of the home. Side yard fencing on corner lots may extend only from the property line to the back of the home.
Fences design and placement may blocks neither vehicle nor pedestrian sight lines to driveways, front or rear yards. Fences should be set back from all community amenities such as streets, trails, creeks, intermittent waterways, and open space or parks.
• Fences should be in the architectural style of the residential buildings and aesthetically attractive• Maximum height of fencing is 1.8m (6’ 0”), with the exception of fences facing parks and or pathways which will have a maximum height of 1.2m (4’ 0”)• The use of pressure treated lumber product in the front yard, or any yard facing a street or public pathway, is not permitted.• Acceptable materials for fencing are limited to wood, aluminum (wrought iron style), and vinyl (in brown only).
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Exterior LightingExterior light fixtures, when in keeping with the house’s design, improves its style and highlights its materials and colour.
Exterior lighting should enhance the quality and security of the home and be preferably, in Craftsman style.
Exterior light sources may not be directly visible from the street, neighbouring properties or public rights-of-way, and must produce minimal glare.
Lights should shine downward and light bulbs may not be visible from the street, parks, pathways or neighbouring residences.
• Lighting should be indirect or incorporate full shield cut- offs.• Soffit lighting will be limited to entrances, walkways and driveways and will have down lights only.
Panels & MetersExterior panels and utility meters must be located so as to be as un-obtrusive as possible from streets, public parks, walkways and adja-cent properties. All locations for utility meters and panels should be clearly shown on plans submitted for approval.
Garbage / Recycle Bin StorageGarbage must be screened, or preferably, kept in an enclosure inte-grated within the form of the house or garage. Garbage may not be stored outside or on the street, except 12 hours prior to pick up.
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BUILDING DESIGNThis section will inspire builders to design homes in a Craftsman theme and character, in keeping with Arbutus Properties’ vision for The Meadows.
Each project must enhance the visual quality of its neighbors. The Guidelines clarify design is-sues faced by builders during the development of any new project, and ensure harmony between building forms at The Meadows.
Some of the rules are quantitative, such as the size of the building envelope including setbacks and height restrictions, and some are qualitative, describing the variables in character of the build-ing form and detailing, or materials and finishes which may be used.
Homes at The Meadows should be designed comprehensively. Details on street or park elevations should be applied to all remaining elevations. The pattern of windows, doors and trim, their ma-terials, and colour palette should be the consistent all the way around the house.
A Question of Style
These guidelines do not attempt to dictate the use of any particular style for the new houses being designed; but allow for freedom to create diversity through a varied building forms. The overall project will evolve over time as a blend of high quality buildings with a number of uni-fying design features.
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Building Design Features and The Meadows Community VisionHouse Design and the Public StreetWhen houses project warm and inviting facades to the street, they become more than a collec-tion of individual buildings. They create a community where people want to live.
These welcoming qualities can be achieved by adhering to The Meadow’s Architectural Guide-lines and understanding the principles around which they are formed:
• Variation of Form Along the Streetscape: Houses vary in shape and colour.• Design of the Street Façade: Large windows, prominent entry features and spacious porches invite neighbors to meet and interact.• Continuity of Massing: Consistency in the scale of adjacent buildings on a particular street create an overall sense of belonging.• Common Quality of Details: Create harmony in a community of diverse home designs. • Standard Materials and Colour Palettes: Homes to enhance the appearance of their neighbors, as opposed to falling into repetition or clashing design and hue.
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Main House FormThe Meadows can be described as a return to the roots of local vernacular architecture, inspired by the basic Prairie Farmhouse and Craftsman Style.
In design terms, these styles include a basic building form with varied feature components.
Floor plans of the basic building should be simple, rectangular and designed to incorporate a variety of complimentary feature elements. The design should not be complex; allowing for the additional features which enhance its form.
The three dimensional shape of the primary form with the added feature components, and how they relate to the site topography must be considered.
Site planning must allow for one principal building per lot. The principal building may comprise of these components:
1. The main form facing the front yard and bound, at a maximum, to the two side yards.
2. The secondary forms, facing either the rear or front yard garage facing the street.
Please refer to the following diagrams for design guidance:
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Roof Elements
Primary buildings are generally refined by sloped roof components. To keep the overall form simple, these Guidelines recommend a maximum of two slopes: one for the primary form and possibly another for the “added on” component, if desired.
A variety of roof design and roof slopes are permitted at The Meadows to create variation in form along the street. The Meadows streetscapes will include many roof and dormer forms, including gable, hipped and shed types.
Major roof design divisions include:
Mid Slope – 6:12 to 12:12 Preferred Low Slope – 3:12 to 6:12 Discretionary Steep Slopes – 12:12-18:12 Discretionary Flat Roof Structures Not Permitted Mansard Roofs Not permitted. (except at the discretion of Arbutus Properties)
Various roof styles are acceptable, however; each house’s roof design should remain consistent and include the following features:
• Overhangs must direct snow away from pedestrian pathways
• Main house roofs should have a minimum eave overhang of .6m (2’ 0”), discretionary subject to style of the house
• Dormers should have a minimum eave of 0.3m (1’ 0” )
• Soffits and Fascia must adhere in design, scale and proportion to the general architectural style of The Meadows.
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Feature ElementsFeature elements complement and enhance primary house form.
The final house will be a composition of these elements, ordered so as to result in varied building forms on every street.
Major additions to the main house form may include:
• Single storey garages• Storey and a half garages with bonus rooms above• Family rooms• Sun-rooms• Dining rooms
These additions may be in either the front or rear yards. Additional features must match the main house in character, design, detail and colour. Care must be taken to ensure that they are in scale and proportion to overall house design.
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Accessory Buildings - GaragesEmphasis on the home’s front porch, as opposed to its garage, is Arbutus’ primary design goal for The Meadows. Garages shall be subordinate visual features at the front of the home.
Side entry garages and freestanding rear yard garages with driveways at the side of the home, or from the rear lane, are preferred. Garages fronting parks or pathways require special design at-tention. Detached garages located behind the principal structure, but accessible from the street, should be considered accessory structures, and therefore be consistent with the main house in architecture and design.
Please consider the following when building a front entry garage:
• Garages must be visually subordinate on the façade of the house. The appearance of garages and sheds on site should be minimized from street views, community open spaces, parks and pathways by proper location and design. • Upper level dormers are encouraged to de-emphasize the visual dominance of garages.• Garages and accessory buildings may protrude no more than 2.5m (8’ 0”) from the front face of the porch.
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Accessory Buildings - Carriage Suites & Bonus Rooms over Garages
• Detached garages with a permitted carriage suite component over the garage may be no more than a storey and a half in height above grade.
The height of an accessory building or any part of its roof may be no higher than 5m (16’ 5”) as measured from aggregate slope along the length of the accessory building at the adjacent grade. The design must match the character and detail of the main house.
• Attached Garages with bonus rooms are permitted in both the front and rear of the primary house form. The design of these larger additions shall not adversely detract from the scale, mass and pro-portion of the main house form. The building shall match the charac-ter and detail of the main house.
• An accessory building shall not have its ground floor located more than 1.2m (3’ 11”) above grade level.
• A detached accessory building with a carriage suite above may have a maximum building footprint no greater than the floor area of the principal dwelling or 54 square meters, whichever is greater.
Front Porches Verandas & Raised PatiosEach proposed residential building must include a “useable” covered porch, veranda or patio in the front yard.
This component is to be of appropriate scale on the front elevation, and will showcase the main entry of building.
The porch must directly face the street. Front entry porches should be substantial in form, and be in scale and proportion to the primary house form.
The porch will have a minimum depth of 1.5m, (5’ 0”) into the front yard and a minimum width of 3.7m (12’ 0”).
The primary entry door will be the dominant feature of porch design.
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Dormers and Skylights
Dormers are a preferred design component for the skyline of the building design.
Skylights are allowable only at the discretion of the Architectural Coordinator.
Bay Windows and Cantilevered Floor Space
Bay windows are permissible as a design feature to articu-late both the front and rear elevations. However bay win-dows are restricted to ground floor only.
Bay windows may also be used on the ground floor of the minimum 1.8m (6’ 0”) wide side yard.
Bay windows are to be a maximum of 1.8m (6’ 0”) wide and 3m (10’ 0”) deep and limited to one per primary eleva-tion.
Chimneys
Chimneys shall adhere to the general architectural style of The Meadows and match the style of each particular house.
Masonry chimneys in the character of the development are permitted on any elevation.
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BUILDING, DESIGN AND THE STREETStreetscape - Variation of Form
Differing floor plans and elevations creating rich diversity is key to The Meadows vision.
Only every fifth house may be similar in style and colour. Repetition refers to all design criteria including form, materials and colour. Builders must submit elevations of streetscape with their design plans to the Architectural Coordinator.
Scale, Mass and Height
Buildings should avoid monumental or massive scale so as to sit comfortably in their setting. Detail of the various parts in relation to each other should be coordinated with skill and care. Scale and proportion must create a sense of balance, as opposed to a sense of large expanses of material on a single plane.
Large decks and upper story cantilevers should be avoided if the resulting building form unnec-essarily increases the bulk of the construction.
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MATERIALS ANDFINISHES
Exterior MaterialsExterior construction materials at The Meadows are limited to:
• Stucco-(concrete or acrylic) with sand-finish only• Pre-finished concrete siding (ie. Hardy board and siding)• Brick• Concrete masonry products• Natural stone products• Select natural finished wood materials
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Exterior DetailsCare and attention to detail must be apparent in the exterior of every home at The Meadows.
Design variety in elevations is encouraged, however the principles applied to the home’s facade must be applied consistently to the remaining elevations.
For example, if a house design includes 6” window casings and corner boards, and 12” fascia trim, these finishes must be applied to all elevations. Details should be appropriate in scale and proportion to the house’s design.
Additional features, including decks and verandas, shall be in keeping with the style of the principal building form. Continuity of design includes the use of similar and compatible exterior cladding, roof material, trim, and colours.
When detailing elevations please consider the following:
• Material finishes shall be applied in a 3D manner; no finish shall end at a corner edge and shall return a minimum of 1.2 metres (4’ 0”) along the adjacent plane.
• All exterior finishes shall extend to a minimum 0.3metres (1’ 0”) above the adjacent grade and, if grade is sloped, the finish shall either run parallel or step accordingly to meet these criteria.
• Rough concrete below the .3 metres (1’ 0”) minimum must be parged and painted to required standards.
• All corner lots require the same detail treatment as the front elevation for all elevations visible to public streets.
• Columns must be a minimum 25.4cm (10”) wide at their narrowest point, and may not be finished in stucco.
• Stone cladded columns must be a minimum 41cm (16”) wide.
• Stone cladding should extend to the ground.
Please refer to the photos and diagrams in this document as a guide to Prairie Farmhouse and Craftsman Style details.
Other materials may be used only at the discretion of the Architectural Co-ordinator. Such variations may not to be applied to elevations facing a public street, walkway, or park, or open public space. These materials include: vinyl siding, aluminum siding, any knockdown stucco, bare wood, pressure treated lumber, or any plastic finishes.
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Doors, Windows, & CasingsThe patterns of windows, doors and their casings are key design elements.
Windows and doors should be located and sized according to the overall scale and proportion of the house, and the spaces they articulate.
A sense of order and hierarchy in the configuration of the design. For example, larger windows defining major rooms and smaller windows defining minor spaces.
Privacy of adjacent lots, and sightlines into adjacent yards must be considered in both house design and site planning.
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See illustrations for acceptable window characteristics.
• Windows may be casement, awning, single hung, double hung or picture windows. • Windows may be either vinyl or metal clad.• Divided lights are permissible while large, unarticulated windows are not encouraged.• Second storey windows should differ from the ground floor patterning (i.e. larger windows on the ground floor for larger, social rooms and smaller windows on the upper floor for private spaces).• Vinyl or aluminum slider windows may not be used on the front elevation. • Window and door casings shall be standard in style and of appropriate scale and proportion. Casings and trim may not be finished in stucco.• Plastic trim or acrylic glazing is not permitted.• Shutters are not encouraged however their approval is at the discretion of the Architectural Coordinator.
See illustrations for acceptable door characteristics.
• Front doors should face the street directly and may not be angled.• All exterior doors are to be normal swing doors. Single or double doors are permitted, however the latter are permissible in larger lot configurations only.• All exterior doors may be either pre-finished solid wood or metal.• Sliding glass doors may not be installed in the front elevation.
See illustrations for acceptable garage door characteristics.
• Single Garage Doors are recommended, and may not exceed 3.7m (12’ 0”) in width and 2.4m (8’ 0”) in height. Double garage doors should not exceed 5.4m (18’ 0”) in width and 2.4m (8’ 0”) in height. If two doors are used they must be separated by a minimum of 0.45m(1’ 6”) wall space.• Solid garage doors are acceptable; however, it is encouraged that garage doors have a window component. Raised paneled metal or wood doors are encouraged.
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Roofing Materials
Roof material impacts the quality, character and ultimately, the value of a home. The roof is a traditional symbol of both stability and shelter, therefore, it should be ade-quately considered and detailed. Acceptable roofing materials at The Meadows are:
• Asphalt (duroid) shingles or better. Architectural shingles (25 year minimum).• Concrete or ceramic roof tile will be the preferred alternative.• Cedar shakes are acceptable but are discretionary.• Metal, Fiberglas, and Fabric Roofs & Awnings are not acceptable.
Roofing material choices will be reviewed and approved by the Architectural Coordi-nator. Roof colour should complement the colour of the house.
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Colour Palettes
House colour expresses the individual style of the homeowner. A home’s colour can enhance, and be enhanced by, the palettes of its neighbours.
Variety of home colours in the streetscape is an important quality that sets The Meadows apart from neighborhoods with less comprehensive planning . Colour palettes at The Meadows are inspired by a variety of traditional Craftsman sources.
Color choices in must be in mid-tones (ie. neither very dark nor very light) offered by major distributors such as Hardie and Certainteed.
Due to the emphasis on variety along the street, final colour choice will be vetted by the Archi-tectural Coordinator.
Builders must provide exterior colour /material choices upon submission of their house plans and Builder’s Application form for approval by the Architectural Coordinator.
Maintenance and Care - Durability of FinishesAll exteriors must comprise of durable materials and be finished to last. Builders may be asked to provide material board samples by the Architectural Coordinator.
Vents and Exhausts
Vents, direct vent fireplaces, dryer vents, kitchen exhausts and other mechanical equipment must be located on either the side or rear yards of houses at The Meadows.
Mechanical equipment on side elevations may be located no closer than 3m (10’ 0”) to the front elevation.
All mechanical equipment, including surface mounted vents and/or louvers must be clearly illustrated on house plan submissions, and their locations may be altered during the ap-proval process at the discretion of the Architectural Coordinator.
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The Design Review Process
Submission of Plans
Please submit all required information for review in a timely manner and allow for the review process in your schedule. The Development Authority requires ten (10) working days to review submitted drawings. Following the review, the committee’s comments will be returned to you. Plans and finish choices may require revisions and resubmission. Upon final approved, you may proceed to design development.
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Required Information for Submission
Concept Design Review:Each submission to the Architectural Coordinator must include two copies of the following:
• Schematic floor plans for all levels. Scale: 1:50 or ¼”=1’0’’ or 1/8”=1’0” or 1:100.• Schematic elevations of all four sides
A conceptual site plan with all of the information listed on the Builder’s Applica-tion including:
• Grades at all four corners of the house and garage.• Elevations: top of footing, main sub-floor, and other important sub-floors.• Retaining wall locations, grades and lot drainage patterns. Scale: 1:200• A completed Builder’s Application Form indicating color, materials, grades of the building and other specific information as requested on the form.• Color chips may also be required to clarify color schemes.
(See appendices for Builder’s Application form).
Please note that incomplete submissions will be returned to the builder without review.
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Review of Submission
The Architectural Coordinator, after discussions with the builder, will review the submissions and recommend approval and/or modification of the applications based on general adherence to The Architectural Guidelines.
The Development Authority and/or its Architectural Coordinator, for future reference, will keep the original application form and one set of marked drawings.
Depending on the nature of the design, the Architectural Coordinator may require the builder to resubmit plan for a second review. Additional fees for resubmission are at the discretion of the Development Authority for the extra work caused by failure to adhere to the basic Guide-lines as indicated by this document,
A second set of similarly marked drawings will be returned to the builder. The grade slip will be issued and all changes or recommendations shall be made and resubmitted for the record.
Upon approval and grade slip release, the builder may apply to the City of Saskatoon for a building permit. Any subsequent changes by the builder, from plans previously approved, must be submitted to the Development Authority and/or its Architectural Coordinator and approved in writing prior to start of construction.
Prior to Construction - Condition ReportBuilder and the owner must conduct a pre-construction inspection and submit a condition report to the Development Authority and/or its Architectural Coordinator to be kept on file before commencement of any work on the lot.
The builder assumes responsibility for the condition of the lot, sidewalks, curbs, water valves, utility connections, etc. should the Development Authority have no condition report on file.
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The Process During ConstructionInspections during Construction
The Development Authority and/or its Architectural Coordinator may conduct periodic on-site in-spections during construction to ensure compliance with approved plans.
Modifications to approved plans must be requested in writing to accommodate changes related to actual site conditions.
Garbage and Recycling Control
Builder garbage control must be implemented as soon as construction of a new home commences. A garbage bin and a regular cleanup is required on each site at all times.
Garbage bins must not be placed on any roads or sidewalks, and must stay within the lot boundaries.
Should a Development Authority Representative and/or the Architectural Coordinator deem the builder noncompliant with the above conditions a cleanup crew will be hired at the cost to the builder to remedy the problem.
You, or other builders, may bring clients to the site therefore a cleanly site is important for all.
On-Site Sanitary Facilities
Builder must provide and maintain appropriate sanitary facilities for their trades. Port-O-Potties are recommended. Builders and their trades should determine the locations (rear yard only), cost and maintenance of these facilities.
Lot Drainage and Grading
The builder shall maintain lot line drainage in strict accordance with the drainage plan as approved by the City of Saskatoon in order that they not interfere with any drainage routes and/or structures that have, or may be, constructed.
Discharging (additional) overland drainage onto adjacent lots is prohibited. The builder acknowledg-es that more specific drainage requirements may be registered against title.
Final grading, loaming and planting of lots must be complete before final site inspection. The build-ing grades and site grades as specified on the Building Grade Plan provided by development team must be strictly adhered to in order to maintain a natural flow of drainage water throughout The Meadows.
Planting can only take place once builders have submitted the Waiver Release and Indemnity attached as an appendix, and have prepared the lot to specification.
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Builders must confirm all grades and retaining wall locations during the design approval phase, and before construction, be responsible to construct them according to the intent of the Architectural Guidelines in keeping with city standards prior to the occupancy of the building
Erosion and Sediment Control
The Department of the Environment has identified that site soil erosion and mud control is a major issue in the development of new subdivisions. It is the responsibility of builders to ensure that there is minimal mud on subdivision streets and sidewalks. Should it be deemed by the Development Team and/or its Architectural Coordinator that a builder has not complied with this condition, within twenty-four hours of notice, the Devel-opment Authority and/ or its Architectural Coordinator will hire a cleanup crew and subsequently charge the offending builder(s) for the cost of cleanup work.
Final Inspection
Upon being advised in writing by the builder of the completion of a home, a final inspection will be carried out by the Development Authority and/or its Architectural Coordinator that will confirm conformance to the Guidelines and the approval previously granted.
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Variations from Approved Plans
The Building and Lot Development Control process is stringent, but designed to result in a community that will add value for all builders and homeowners at The Meadows.
Acceptance of any design and the interpretation of any of the Guidelines will be at the sole discretion of the Development Authority and/or its Architectural Coordinator whose deci-sions shall be final.
Requests for exceptions will be considered in circumstances of alternate, similar or better quality. It is recommended that builders submit accurate preliminary drawings for discussion to avoid rejection of completed drawings.
The Guidelines are equally applicable when working with clients on custom homes, or homes situated on lots with unique and unusual configurations, visual, topographic or orientation features.
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SUSTAINABILITY
Application of Sustainable Design Principles
All development should be sustainable and energy conscious.
To the extent consistent with other design considerations, designs should be innovative in their use of materials and methods to minimize resource consumption.
Materials maybe considered which protect the natural environment from long-term harm.Wherever possible, materials which are long-lived, minimally energy consumptive in their man-ufacture, high-recycled content, and contain minimal non-renewable material content should be chosen.
Building materials and finishes should minimize the visual impact of the development. Large areas of building materials that reflect light towards existing homes shall be avoided.
Applied collectively, sustainable, environmental friendly site design can increase open space, reduce pollutant loads, and raise property values.
To follow are some guidelines for smarter, ecologically sound site development based on local conditions.
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Energy Efficient DesignEnergy efficent design, technology and means to conserve and recycle water within the homes and on their sites are excellent ways to reduce a home’s ecological footprint.
Consider the floowing options:
• Maximize energy conservation and efficiency; use renewable energy resources.• Reduce building footprints, simplify building shapes, and maximize space efficiency (smaller is better).• Optimize building orientation; integrate natural daylight and ventilation.• Eliminating toxic and harmful materials and finishes in home construction and their surrounding environment.• Reduce, reuse and recycle materials in all phases of construction. Reduce harmful waste products produced during construction.• Specify and install Energy Star rated appliances fixtures and lighting• Install high efficiency gas sealed combustion forced air furnaces with digital thermo stats in main living areas.• Specify and install efficient outdoor lighting (30 lumens per watt or better) with low temperature ballasts. Install lamps with automated controls including, but not lim- ited to, photo sensors, timers, and motion control sensors.• Install water conserving plumbing fixtures: 2.0 gpm (gallons per minute) shower heads & 1.5 gpm faucet aerators. Fit flow reducers into the aerator at the tips of faucets to reduce the rate of water flow through the faucet. Water filters on showerheads reduce chemicals and particulates from the water stream.• Install Low-E windows• Install Ultra-Low-Flush Toilets. New, high-efficiency toilets use 1.6 gpf (gallons per flush) or less. Some manufacturers offer dual flush toilets.• Water recycling may be employed for winter alternative heating, irrigation, and other “grey water” uses.
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Functional Use of Landscape Elements
Landscape elements can be used to enhance the energy performance of buildings, improve the comfort of the indoor environment, prevent soil erosion, screen views, provide habitat for wild-life, act as focal points, and provide direction.
Trees protect against glare and provide shade. Trees also contribute to cost savings in both heat-ing and cooling when coniferous trees and shrubs are planted a distance from a building exposed to solar gain, or extreme cooling from winter winds.
The practice of planting shelterbelts has a strong tradition on farmsteads throughout Saskatch-ewan. In addition, deciduous trees provide shade in summer, but allow the sunshine through when the leaves are gone in winter months.
Site drainage and landforms can be used in combination to direct and contain stormwater runoff so that it is evenly distributed to adjacent landscaped areas. This method of site and runoff plan-ning ensures that plantings require less water and groundwater be recharged.
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APPENDICES
Builder Application Form for Design Review
Landscape Waiver
Suggested Plant List
Contact List
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204-1529 West 6th Avenue | Vancouver BC | V6J 1R1 | Main: 604-742-1211 | Fax: 604-742-1219
BUILDER APPLICATION Single Family House Plan Review
THE MEADOWS AT ROSEWOOD, SASKATOON Phase:
Lot: Block: Plan:
Street Address: APPLICANT Builder:
Telephone No.
Address: Contact Person: HOUSING DESIGN House Type:
Model/Job No.
Ground Floor Area: Total Developed Floor Area: Roof Style:
Roof Slope:
SETBACKS AND GRADE INFORMATION SETBACKS Front: Rear: Left Side: Right Side:
Actual Top of Footing: ____________ Lowest Top of Footing: ____________ Top of Main Floor Joist: ___________ Front of Garage: _________________
FINISHED LANDSCAPE GRADES AT HOUSE CORNERS left and right as viewed from street
Exterior Finishes Material Manufacturer Colour Roof Walls Shutters/Shingles Brick or Stone Trim/Battens Fascia Soffits Rainware Entry Doors Garage Door Driveway
GRADES Front Rear Left Side Right Side Entrance Grades
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WAIVER, RELEASE AND INDEMNITYBETWEEN:
Arbutus Meadows Partnership and Casablanca Holdings Inc. (collectively, the “Developer”) AND
______________________________ (the “Builder”)
WHEREAS: A. The Developer is developing land located in the neighborhood of Rosewood, in the City of Saskatoon, Saskatchewan (the “Development”); B. The Builder has purchased or will be purchasing from time to time from the Developer one or more lots within the Development (the “Lots”) for the purposes of constructing single-family homes for resale; C. The Developer is providing certain landscaping to the Lots consisting of the supply of topsoil and sod and the planting of one tree within the front yards of the Lots (with all landscaping provided by the De veloper being herein referred to as the “Landscaping”); andD. As a condition of the Developer providing the Landscaping, the Builder has agreed to provide the De veloper with this Waiver, Release and Indemnity. Now therefore, in consideration of the premises and the sum of one dollar paid by the Developer to the Builder (the receipt and sufficiency of which consideration is hereby acknowledged), the Builder hereby agrees with the Developer as follows: 1. The Builder acknowledges to and agrees with the Developer that all Landscaping is being done at the sole risk of the Builder and that the Developer is not responsible for any aspect of the Landscaping in cluding, without limitation, any maintenance, grading, settlement, or any other matter.2. The Builder hereby irrevocably and unconditionally waives any and all manner of actions, causes of ac tion, claims, complaints, suits, damages, demands, and liabilities whatsoever, without limit and without regard to the cause or causes thereof, relating to, arising out of, or in any way connected with the Land scaping. 3. The Builder hereby releases the Developer, its officers, directors, employees, and agents (collectively the “Released Parties”), from any and all manners of action, causes of action, claims, complaints, suits, damages, demands and liabilities whatsoever, which the Builder, its heirs, executors, administrators or assigns ever had, now have or hereafter may have against the Released Parties relating to, arising out of or in any way connected with the Landscaping. 4. The Builder hereby agrees to indemnify and save harmless the Released Parties from any and all ma nner of actions, causes of action, claims, complaints, suits, damages, demands and liabilities whatsoev er which may be made in respect of any loss, damage, or other matter whatsoever that may be suffered by the Builder, any purchasers from the Builder or any other party relating to, arising out of or in any way connected with the Landscaping.
In witness whereof the Builder has executed this Waiver, Release and Indemnity this _____ day of _________, 2013.
[NAME OF BUILDER]
Per: _______________________________________
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LANDSCAPE
Suggested Plant List
The following is a list of trees and shrubs suitable for The Meadows home sites. A variety of vines and perennials that are also suitable for the area. The way in which you combine these plants will depend on the specific site conditions. Local nurseries can provide more details on the specific habitat and growth requirements of each plant.
Drought Tolerant Plants
The Plant List is to be coordinated with the Open Space Plan as provided by others
Deciduous Trees
Ash – Ash is tough, hardy, and drought tolerant. Ensure trees are the seedless variety.• Fallgold Black Ash – Grows in wet or dry sites.• Manchurian Ash – Compact growth habit.• Patmore Green Ash- Extremely hardy.
Cherry – Ornamental tree – Attracts birds, flowers in spring, colourful foliage, bark, and cher-ries.• Amur Cherry• Mayday• Pin Cherry• Midnight Schubert Chokecherry - Non suckering variety.
F lowering Crabapple – Attracts birds, showy flowers in spring and decorative apples.• Fuchsia Girl Crabapple• Spring Snow Crabapple• Royalty Crabapple• Thunderchild Crabapple
Hawthorne – Prefers well-drained soil. Fragrant flowers, glossy green foliage and f ruit• Snowbird Hawthorn• Tatarian Hawthorn
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Maple
• Amur Maple – clump or single stem
Linden – A clean, low maintenance tree with yellow flowers.• Harvest Gold• Littleleaf• Norlin Littleleaf
Mountain Ash – Ornamental tree with white flowers. , Requires well-drained soil.• Snowy Mountain Ash
Poplar – Fast growing adaptable tree• Northwest Poplar – Good for shelterbelts• Swedish Aspen - Columnar growth habit.
Willow
• Laurel-leaf Willow
Coniferous Trees
Pine
• Scots Pine• Swiss Stone Pine
Spruce
• Blue Colorado Spruce• Colorado Spruce
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Coniferous Shrubs
Junipers – Junipers grow best in full sun.• Blue Chip• Blue Rug• Prince of Wales• Savin• Arcadia• Calgary Carpet• Skandia• Wichita Blue
Pine – Prefer full sun and dry, sandy soil.• Dwarf Mugo Pine• Mugo Pine
Cedars – Best in sun or part shade site and require lots of water.• Brandon• Holmstup• Techny Cedar
Deciduous Shrubs
Caragana• Globe Caragana• Walker Caragana
Plum• Double-flowering Plum
Cherry• Mongolian Cherry• Nanking Cherry• Purple-leaved Sandcherry• Cistena• Sandcherry
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Potentilla - Shrubby Cinquefoil• Abbotswood• Coronation Triumph• Goldfinger• Snowbird
Cotoneaster• European Cotoneaster• Hedge Cotoneaster
Dogwood• Siberian Coral/ Silver-leaved/ Dogwood• Red Osier Dogwood• Golden Twig Dogwood
Elder• American Elder• Golden Elder• European Red Elder
Spirea• Ural False Spirea
Honeysuckle• Albert Regal Honeysuckle• Arnold Red Honeysuckle• Sweetberry Honeysuckle
Lilac – prefer moist well drained soils• Hyacinth Lilac – Fast growing and non suckering• Preston Lilacs• Dwarf Korean Lilac
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CONTACT LIST
Architectural Design Review Consultant: Barbara RothSuite 2041529 West 6th AvenueVancouver, British ColumbiaPhone No: 604.742.1211Email: [email protected]
President: Jeff DrexelPhone No: 604.742.1211Email: [email protected]
