College Woods at Secord

HOUSE DESIGN | To achieve the highest possible standard of visual appeal, a requirement for architectural detailing and continuity will apply to all homes. The natural landscape setting and history of the area provides for the perfect setting for this collection of Craftsman, Modern Heritage, and Tudor themed homes. The architectural themes we have selected provide elements that can be incorporated in a diverse range of styles, in a variety of applications. This framework will encourage originality and individual expression while the pattern of coordinated components and features establish the character of College Woods – Secord. | These elements will include strong entrance treatments, the use of window grills and trim boards, banding details, feature windows, and stone/brick. Samples of each style are available for your reference. The use of design elements particular to each style is required, but all plans will be reviewed on their own merits. Stucco exteriors will be considered on an individual basis with consideration for the appropriate detailing and style. | 1.1 City of Edmonton Standards | Formal standards for development will be those as established in the City of Edmonton Zoning Bylaw. Conformity with these guidelines does not supersede the required approval process of the City of Edmonton. Note relevant plans regarding utilities and rights-of way. | 1.2 Siting of House | Consider siting four foot side yards against the garage elevation, allowing for larger side yards against the living room (opposite) side yard. The wider yards will enhance the landscaped area between houses. Additional setbacks may be required to articulate and provide streetscape differentiation to all proposed homes. Proposed sample site plans indicating typical set back requirements will be available from the Consultant for review. | 1.3 Minimum House Sizes | All houses shall be a minimum exterior width within 2’0” of the building pocket width for each lot, without offsetting the garage by more than four feet. The minimum house width excluding the garage is 26’. All triple car garage options will be reviewed for acceptance with appropriate landscaping and garage articulation requirements. | 1.4 Lot Grading | Lot grading is to conform to the latest approved subdivision grading plan. Do not grade to existing vacant lots or undeveloped land, but to the elevation provided. Final grade certificates must be prepared by a Surveyor and approved by the City of Edmonton Drainage Department showing that lot grades comply with the subdivision grading plan as a condition of refund of security deposit. | 1.5 Repetition | The same house plan or model shall be separated by two (2) lots on the same side of the street and it will not be allowed directly across the street. This may be altered at the Architectural Consultant’s discretion if it can be shown that the two houses in question are located so as not to be visible together from any given angle. The same model may be allowed to be separated by one (1) lot if significant changes have been made to the house style, roof pitch, and exterior materials to the satisfaction of the Architectural Consultant. The predominance of any one particular model on a streetscape will not be allowed. | 1.6 Corner Lots | Special attention must be paid to side and rear elevations and side yard setbacks on all corner lots. The side elevations should have the same treatment (i.e. box outs, detailed battens, stone/brick) as the front elevation, as it is even more visible than the front elevation from the street. Two storey plans will be allowed on corner lots. Side elevations on all corner lots must be approved by the Architectural Consultant. Side drive garages will be allowed on corner lots subject to review by the Architectural Consultant. | 1.7 High Visibility Lots/walkout lots | High visibility rear elevations require special design consideration. The rear elevation should be equivalent in width to the front elevation. As a minimum, there must be a rear wall break in 20 ft and eaves break not exceeding 23 ft .These elevations must have openings of a number and size that is suited to the wall area, and incorporate detailing consistent with the front elevation and overall design. Minimum 6” trim and window grills required. In addition, roof lines, decks and minimum 10” batten will be required to prevent a three-story presence. The deck area shall be 100 sq. ft or greater and completely finished. Smaller deck areas may be considered if appropriate to the style of the house. | 1.8 Roof Lines | The roof lines on any unit must be consistent and complimentary to the total house design. Front facing gables at main roof shall have secondary gables to break up the presentation. Roof materials are to be asphalt shingles. Minimum roof pitch and roof overhangs are as per each style. Reduced overhangs may be allowed if they are proportionate to the design of the home at the discretion of the Architectural Consultant. The minimum fascia size will be 8”. Some house types may require a steeper roof pitch to accommodate the streetscape. Specifically Bungalow designs will require a minimum 8/12 roof pitch.|MATERIALS | 2.1 Roof Materials | IKO, Cambridge – Weatherwood, Dual Black, Harvard Slate, Driftwood | BP, Harmony – Twilight Grey, Shadow Black Driftwood, Antique Grey, Stonewood | Minimum roof overhang to be 18 inches except over a cantilever, bay or boxed out window where the minimum overhand required is 12 inches. The roof lines on any house must be consistent or complimentary to the total house design. | 2.2 Primary Finish | Vinyl siding in standard or premium colors, hardie board, stucco, brick or stone will be allowed. All stucco must be complimented with stucco detailing appropriate to the particular style. | Traditional/Clapboard profile, minimum exposure to be 3” and maximum to be 4.5”. Dutch lap/Designer profile will not be permitted. | 2.3 Trim Materials | Fascia boards are to be a minimum 8” on all lots. Decorative grill or muntin bars must be used on all windows facing the street including side windows of bays and any window within 3 feet of the front corner and on high visibility locations. | No false fronts shall be permitted unless the material utilized on the front elevation of the dwelling is either brick or stone. | Developer requires the use of two colors and a third accent color, can be front door, shakes, crezone, and vertical siding. These colors can be used on the following: | • primary finish | • battens | • window trim | 2.4 Elevations/Detailing | Stone is to be used as an accent in conjunction with other detailing options based on the style and design requirements of the house. Use of stone should be used to compliment the style of the home, not just be added as a requirement. A minimum of 48” high brick or stone will be required. Less brick or stone may be considered based on the design of the home and at the discretion of the developer. | In addition, the verandahs and /or porch, when they are used, must be enclosed to. Options can include cladding with brick/stone, painted crezone panels, or exposed aggregate precast. Lattice will not be permitted. Risers must be closed back. Precast steps may not require additional stone work. Brick or stonework is to be complementary to the main body color of the home. | Detailing options to reduce stone or brick requirements may include the following: Use of a combination of materials, Board and batten, vertical siding, shadow bands, vinyl or cedar wall shakes, shutters, brackets, other decorative trim, window sill details, louvers | All additional detailing must be carried through in gables as well as front elevation (garage) treatments to reduce stone requirement. | The use of window and door surrounds will be a feature on all homes. | The application of a variety of cladding materials, including stucco and siding, will be permitted. All exposed wood must be stained out to match the wall or trim color. | Entrance ways shall be covered for length of at least 5 ft, at a level that encloses and protects the space- at the first level or at a height proportionate to the design. | 2.5 Colors | A predominance of one color or color palette within a street will not be permitted. | Streetscapes require a variety of wall cladding and trim colors, specific to a style. Colors will be approved on an individual basis. Colors will not be duplicated on adjacent lots or directly across the street. The use of a third accent color is required. This color may typically be used on the front door or may be used in combination of trim elements for the home. In keeping with the character of the neighborhood and in consideration of blended streetscapes, pastel colors are not permitted. Lighter color palettes will dominate the streetscape. Darker cladding colors may be used moderately in combination with lighter palettes in contrast. Rough sawn vinyl shakes are allowed. All exterior color schemes will be approved on a lot by lot basis. The Architectural Consultant reserves the right to approve or disapprove any color scheme. | Darker, premium vinyl colors may be approved at the consultant’s discretion while taking into account a varied color street scape and color repetition. | Alternate colors for the Tudor Elevations style will be considered on an exception basis to reflect the particular style representation of a lighter wall color against a darker trim palette. | 2.6 Driveways and Garages | Driveways are to be located in accordance to the approved driveway location plan. Attached double front garages are required. Triple car garages will be reviewed for compatibility to the proposed lot and adjacent siting. The door must be dark rich color to complement/contrast the siding . The maximum distance between the top of the garage door and the garage eave line should not be more than 18”. Where the design exceeds this requirement the use of additional architectural detailing to reduce the impact is required. Gable ends will require appropriate detailing to soften the visual impact accordingly. The use of glass panels in garage doors is required for all lots. Samples of acceptable door styles area available from the Consultant. Sunburst or other patterns will not be allowed. Corners of overhead door must be straight or curved. Angled corners will not be permitted. Driveways are to be plain concrete, exposed aggregate, stamped concrete or paver stones in approved color. | The driveway is not to exceed the width of the garage to the garage front where the width may then flare to include a walkway to the front of the home or to the rear yard. A deep tooled joint is recommended, a maximum of five feet into driveway from the existing concrete sidewalk or curb and gutter. In the event of any future repair, the deep cut will facilitate any settlement and make the maintenance repair appear more professional. Garages are to be located in accordance with the garage location plan which may be obtained from the developer. The garage location plan is subject to change. | LANDSCAPING AND FENCING | 3.1 Landscaping | A Landscape Deposit of $2500.00 per lot is required. | One tree and sod are to be planted by the homeowner in the front yard. Rear yard landscaping shall be completed with a minimum of sod. The area adjacent to the garage (generally 2’) as the sidewalk follows the entry area shall also be landscaped with a shrub bed containing a minimum of 4 shrubs. Typical landscape plans will be available for review and guidance. | All eco scape proposals shall have prior approval before implementation. Generally, additional shrub and tree elements will be required to meet the requirements. Synthetic Grass will not be considered. | Landscaping is to be completed within 6 months of completion of the house or when weather permits. Seasonal allowances will be considered. | The trees are to be a combination of 2” caliper deciduous (leaf style) or 6’ evergreen trees (spruce or pine). Measurement for caliper size will be taken 6” above the ground. Smaller sizes will not be accepted. Columnar spruce or pine is not allowed. | 3.2 Fencing | Fencing in College Woods – Secord is to be coordinated in both design and color, and must be constructed according to the details attached. Fencing on walk out lots along the storm water retention areas require black decorative metal fencing as a minimum to the rear yard of the homes. This will ensure an unobstructed view for all homeowners. | SUBDIVISION APPEARANCE | 4.1 Signage | Signage will be allowed on a builder’s lots only. Only one lot identification sign will be allowed on Builder Lots. No home builder or contractor signage will be allowed on medians or boulevards. | 4.2 Excavation Material | Builders must ensure that all excavation is kept within the confines of their lot. Any spillage on a road, sidewalk or neighboring lot must be removed immediately or Developer will arrange for its removal and invoice for expenses. | 4.3 Clean-Up | Builders should encourage timely removal by all sub-trades of litter on building sites. Builders found negligent will be back charged for clean-up carried out by the Developer. Any general clean-up of the subdivision initiated by Developer can and will be charged prorate to all builders. | OTHER IMPORTANT GUIDELINES | 5.1 Damages | The cost of repairs due to builder damages to existing features and utilities will be billed to the builder or deducted from the builder’s security deposit and the builder will be invoiced for damages beyond what the security deposit covers. Builders must pre-inspect their lot for damages to services, walks or curbs and list any damages along with required pictures in writing to Developer. | 5.2 Downspouts | Must be directed away from the house to streets or rear drainage structures. Storm water must not be directed onto adjacent lots. | 5.3 Retaining Walls | The builder is responsible for any retaining walls. | 5.4 Footing Elevations | Builders are responsible for inspecting footing elevations. | APPROVAL PROCESS | 6.1 Submissions | An application must be submitted to the designated consultant as follows: | a) Completed and signed application form | b) One complete set of plans and elevations drawn at 1/4” = 1’ scale or the metric equivalent | c) One copy of the plot plan with grade elevations as prepared by the designated surveyor | d) Color/product samples, if required