Architectural Design Guidelines

RIVERSONG - PHASE 4 ARCHITECTURAL DESIGN GUIDELINES
REPORT
DECEMBER 23, 2010
IBI GROUP REPORT
TABLE OF CONTENTS
1. 2. THE COMMUNITY OF RIVERSONG ....................................................................................... 1 PHASE 4 RIVERSONG ............................................................................................................ 1
2.1
3.
Architectural Theming of RiverSong Phase 4 .................................................................................... 2

APPROVAL PROCESS ........................................................................................................... 2
3.1
Application Process .............................................................................................................................. 2

3.1. 1 P rel im in a ry r evi ew ................................................................ ....................... 2 3.1. 2 F o rm al ap p li cati o n sub m issio n ................................................................ ..... 2
4.
ZONING REGULATIONS ......................................................................................................... 3
4.1
Setbacks................................................................................................................................................. 3
4.1. 1 Bu il d in g En velo p e ................................................................ ........................ 3 4.1. 2 Sit in g ................................................................................................ .......... 3
4.2
Minimum Habitable Floor Area, Excluding Basements ..................................................................... 4

4.2. 1 T wo Sto re y Ho m e s ................................................................ ....................... 4
5.
ARCHITECTURAL DESIGN GUIDELINES ............................................................................. 4
5.1 5.2
Repetition ............................................................................................................................................... 4 Building Form and Massing ................................................................................................................. 5

5.2. 1 Ga rag es ................................................................................................ ....... 5 5.2. 2 D riv ewa ys an d S ide wal ks ................................................................ ............. 5 5.2. 3 Ro o f d esig n an d pit ch ................................................................ .................. 5 5.2. 4 F ro n t P o r ch e s .............................................................................................. 6 5.2. 5 Co rn e r L o ts ................................................................................................ . 6 5.2. 6 Rea r E le vatio n s o n am en tiy s pac es ............................................................... 7 5.2. 7 Wa lko u t L o ts ............................................................................................... 7
5.3
Building Materials ................................................................................................................................. 8

5.3. 1 Co lo u rs ................................................................................................ ....... 8 5.3. 2 P rim ar y Wa ll Mate r ial s ................................................................ ................. 8 5.3. 3 Se co n d a ry Wal l M ate ri al s ................................................................ ............. 8 5.3. 4 Maso n ry ................................................................................................ ...... 8 5.3. 5 Ro o f Mate r ial s ............................................................................................. 8
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TABLE OF CONTENTS (CONTD)

5.3. 6 F ro n t E n t ry Do o r ................................................................ .......................... 9 5.3. 7 Ga rag e Do o rs ............................................................................................... 9 5.3. 8 Rai lin g s ................................................................................................ ....... 9 5.3. 9 T rim an d so ff its ................................................................ .......................... 10 5.3. 10 Win d o ws ................................................................................................ ..... 10 5.3. 11 Ext e rio r L ig h tin g ................................................................ ........................ 11 5.3. 12 Reta in in g w all s ........................................................................................... 11 6. LANDSCAPING ...................................................................................................................... 11
6.1 6.2 6.3 6.4

7.
Security Deposit .................................................................................................................................. 11 Completion of Landscaping ............................................................................................................... 11 Landscape Requirements ................................................................................................................... 11 Fencing................................................................................................................................................. 11
DISCRETION .......................................................................................................................... 12
7.1 7.2 7.3
Discretion ............................................................................................................................................. 12 No Right to Enforce ............................................................................................................................. 13 Right to Amend.................................................................................................................................... 13

APPENDIX A Architectural Homes Styles APPENDIX B Formal Application Process APPENDIX C Town of Cochrane Land Use Bylaw APPENDIX D Approved Wall Colours APPENDIX E Marketing Plan APPENDIX F Typical Fencing Detail
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1.
THE COMMUNITY OF RIVERSONG
RiverSong is a master planned community located in the south eastern quadrant of Cochrane Alberta. RiverSong is situated on the escarpment above the Bow River and will take advantage of river, woodland, and mountain views. The RiverSong community totals 340 acres with 100 acres dedicated to environmental reserve which will have pathways for residents to use for walking running and cycling. In addition, municipal reserve land has been strategically located throughout RiverSong that will provide parks for each neighbourhood and access throughout the community. When the community is built out, there will be approximately 1250 single family homes in addition to multifamily units which will target a wide spectrum of the housing market. Each Neighbourhood will have architectural guidelines to ensure that the CONTEMPORARY HERITAGE vision for this community is emulated. The goal in RiverSong is to develop homes with architecture that draws on traditional architectural elements while addressing the needs of contemporary living and modern building materials.
2.
PHASE 4 RIVERSONG
Phase 4 of RiverSong is on the ridge of the escarpment with some lots backing on to the woodland ravine and with views towards the Rocky Mountains and the town of Cochrane. Phase 4 consists of 114 single family (R-1) lots that range in width from 36 to 54 feet. These lots are targeted to the move up buyer.
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2.1 Architectural Theming of RiverSong Phase 4

The Architectural theme of the exterior of homes in RiverSong is intended to be a contemporary interpretation of Heritage style architecture. Homes should draw on the flavour of traditional craftsman, prairie, georgian, and colonial styles fused with clean, simple, bold detailing and colour contrast. Bold and simple wide trims, corner battens, window bands, shadow boards, porch columns and fascias that are WHITE in colour will punctuate contrasting darker siding colours and black roofs. Windows and strong trim details will be very important on the homes at RiverSong. Fascia on the gables should be constructed using Smart Board or Composite trim. The houses should be well grounded and if stone is used, it should look like a structural element. Homes will be strong simple lined versions of the heritage styles that are appropriate to and harmonious with Cochranes unique heritage and setting. A selection of Architectural styles that the RiverSong theme will emulate is located in Appendix A.
3.
APPROVAL PROCESS
3.1 Application Process

3.1 . 1 PR EL I M I N A R Y R E VI EW
To achieve the desired Contemporary Heritage look in RiverSong, designers are encouraged but not required to create preliminary renderings or sketches of elevations to the Design Coordinator for preliminary review to ensure that they are on the right track. The Design Coordinators will assist the designers with notes and sketches if required and return the plans stamped reviewed. A preliminary review of the placement of the home on a home site is highly recommended, to ensure compatibility with neighbouring homes. All approved home sites are available to be viewed on the www.archcontrol.com website.
3.1 . 2 F OR M A L A P PL I C A T I ON S U B M I SS I ON
Builders will have to submit their plans to the Design Coordinator for architectural review and confirmation of compliance with these architectural guidelines before they will be permitted to apply to the Town of Cochrane for a building permit. The design coordinator will require the following information submitted via www.archcontrol.com Plot Plan (1:200 scale) showing the following: Lot size Building envelope Setbacks
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Lot coverage Easement and utility rights of way Property and house corner grades Construction Drawings (1/4=1; 3/16=1) Completed Architectural exterior selections Builders can submit applications online using .PDF files only. This process eliminates printing and courier costs, as well as cuts down on return time. Please contact IBI Group for information regarding usernames and passwords for builders submitting for architectural approval in RiverSong. Please contact passwords@archcontrol.com to obtain your personalized password and usernames. A chart with the Formal review process can be found in Appendix B.
4.
ZONING REGULATIONS
4.1 Setbacks
4.1 . 1 B U I L D I N G E N V EL OP E
In order to maintain continuity, the homes in RiverSong will have to be located within a buildable area called the Building Envelope. Setbacks will follow the Town of Cochrane Land Use Bylaw. The R-1 Town of Cochrane Land Use Bylaw has been included for your convenience only in this document as Appendix C. The builder is responsible for ensuring they are aware of current bylaw requirements.
4.1 . 2 SI T I N G
Houses should be placed perpendicular to the road, rather than angled in the lot, not parallel to one of the side property lines, whenever possible. The streetscape will flow more smoothly if the homes are positioned in a radial manner on curved roads. The line of houses on the street should follow the natural curve of the street. Care must be exercised while plotting houses on lots backing onto the river and open space to ensure minimum impact on potential views from adjacent houses. The developer, at his sole discretion, will have the right to modify the home setbacks for individual lots. Block 11 Lots 51-115; In addition to the miniumum rear yard setback described in the Land Use Bylaw, an additional rear yard setback measured 27 meters from front property line will be required on these lots. This line represents the desired maximum rear yard setback for foundations to ensure potential views from adjacent homes are maintained.
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4.2 Minimum Habitable Floor Area, Excluding Basements

4.2 . 1 T WO ST O R E Y H O M E S
Designs are required to have depth and a variety of rooflines. In order to achieve this, designers are asked to limit the square footage on upper storeys if possible. Front elevation massing and detail are critical elements of the review process. Minimal variances in the noted square footages are available but have to be reviewed and approved by the Design Coordinator. Minimum Square Footage Requirements Block 11 Lots 23-49, 113-116, Block 18- Lots 1-21 Two storey Bungalow Minimum 1,600 sq ft Minimum 1,200 sq ft
Block 11 Lots 50-69 and 78-112 Two storey Bungalow Block 11 Lots 70-77 Two storey Bungalow Minimum 2,400 sq ft Minimum 1,600 sq ft Minimum 2,000 sq ft Minimum 1,400 sq ft
5.
ARCHITECTURAL DESIGN GUIDELINES
5.1 Repetition
The same elevation shall be separated by 3 lots on the same side of the street and will not be permitted directly across the street. This may be altered at the Design Coordinators discretion if it can be shown that the two elevations in question are located so as not to be visible together from any angle. While similar house plans and elevations are inevitable, it is possible to vary the design by changing exterior elements. If it is felt that the adjacent houses are too similar the Design Coordinator will request the applicant to make design changes. All the exterior colour schemes must be approved. Colours cannot be repeated within 3 lots on the same side of the street and will not be permitted directly across the street. Approved siding colours by Manufacturer are located in Appendix D. Any colour that is not noted on this list may be accepted if a colour sample is submitted for approval to the Design Coordinator.
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5.2 Building Form and Massing

5.2 . 1 GA R A G E S
All homes in Phase 4 will require a double front attached garage. Triple car garages may be possible on some lots based on the size of the lot and the articulation of the home. The garage is not meant to detract from the architecture of the home and is intended to be designed to enhance the faade. Side drive garages may be possible provided the driveway will not interfere with any site furniture such as hydrants, pedestals or light standards. Garage locations will vary as per the building grade plan. If a side drive garage is desired, the garage should stay on the same side of the lot that it was intended to be on so it does not impede the views out of the front of neighbouring homes. If a triple car garage is used, at least one of the bays of the garage must be offset from the other bays. This offset should be a minimum of one foot and the roof line of this bay should be offset and articulated to enhance the overall garage design. Given the depth of some of the lots in Phase 4 1, tandem garages may be permitted. Any additional lot grading or shallow utility line extension (power, cable, gas or phone) resulting from the sitting of such a home is the responsibility of the home builder. It is encouraged that the wall between the garage door and the front entry porch of a front drive not exceed 14 feet. This will make the garage look more like part of the design and not an addition to the home. When this distance is exceeded, the design must incorporate some sort of detailing along the garage wall such as a window, or batten detailing.
5.2 . 2 D R I V E WA YS A N D S I D E WA L K S
At minimum driveways must be broom finished concrete with a deep tool joint required as per engineers request that is a maximum of five feet into the driveway from the existing concrete sidewalk or curb. Exposed aggregate and stamped coloured concrete will also be approved and is highly encouraged. Borders of exposed aggregate or stamped coloured concrete will also be approved. Driveway length must be a minimum of 6.0 meters from property line to the face of the garage wall. Desirable driveway slopes are between 3% and 7% Maximum driveway slope is 10%; minimum is 2% Driveways should be the full width of the garage itself, not the width of the garage door. Sidewalks are to consist of the same material as the main part of the driveway and are to be poured concurrent with the driveway. Sidewalk stones are not permitted.
5.2 . 3 R O OF D E SI GN A N D P I T C H
A minimum 6:12 roof pitch is required for any roof facing the street and any gables are to have a minimum 8:12 roof pitch. All chimney flues visible from highly visible locations such as the front or flanking street or any open space must be boxed in with the same finish as the main body of the home. Stone or brick
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chimneys are highly encouraged. Chimney boxes or flues on the front elevation will not be permitted.
5.2 . 4 F R ON T P OR C H E S
Contemporary Heritage homes should incorporate a front porch on the front face of the home. Any such porch is to be substantial in depth, a minimum 6 feet from the main face of the home. If a design is submitted that does not have a front porch but has adequate detail and massing it may be accepted at the Design Coordinators discretion.
Architectural elements that emulate the Contemporary Heritage style in RiverSong are; Simple and substantial columns extended to grade level (minimum 8 X 8) Exposed rafter tails Brick or stone skirting Brick or Stone bases only on the columns, not full brick or stone Bold and simple triangular knee braces supporting the porch roof The underside of front porches is to be screened in with an appropriate and complementary material so that the space under the deck is not visible. Poured in place and Pre-cast concrete steps are permitted as long as they match the driveway and sidewalk leading to the home. If the driveway is exposed aggregate then the step and walkway is to be exposed aggregate. The use of exposed aggregate or coloured concrete is encouraged. Variances to sidewalk material are subject to review and approval by Design Coordinator.
5.2 . 5 C OR N ER L OT S
Corner lots that side onto a street or open space will require substantial additional treatment. The side elevation should be well articulated with various architectural elements appropriate for the overall design of the house. Such elements may include box outs, chimneys and fully detailed windows, shadow bands, belly boards, porch or verandas that wrap around from the front of the house.
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Lots requiring additional side elevation treatment are: Block 11 Lots 56, 84, 85, and 116. Block 18 Lots 1, 11, 12, and 21. Corner lots will also require rear elevation detail.
5.2 . 6 R EA R EL E VA T I ON S ON A M EN T IY S PA C E S
Rear elevations that are visible to open space will require an extra level of detail. All windows on the rear elevation should be the same style as the front. All decks for homes that back onto amenity spaces must be built at the initial time of construction and must be on the building plans. Deck columns for these homes must be a minimum size of 12 x 12 and to extend from grade through the deck and terminate at the railing level. Columns are to be of a simple design and must be clad in the same material as the columns at the front of the house. Column bases can be clad in masonry. If masonry is used elsewhere on the house, any column masonry is to be of the same material. Any box outs or masonry on the base is to be a minimum of 3 feet in height. Decks on open spaces should be skirted in with smart board and crezone or smart panelling when the top of the deck is less than three feet off the ground. Gable roofs on the rear elevations of amenity homes should have the same detail as the gables on the front elevations. Lots requiring additional rear elevation treatment are: Block 11 Lots 51-55, and 58-112
5.2 . 7 WA L K OU T L OT S
Clear three storey rear elevations on walkout lots will not be permitted. There needs to be articulation in the wall heights to help ground the building. This can be accomplished by staggering the upper floor or by adding different roof elements between the main and upper floor. Decks on amenity space must be built at the initial time of construction and shown on the building plans. Walkout decks that are not visible to open spaces may be built in the future by the homeowner. The Homeowner is to ensure all future deck columns are at minimum 12x12 extending from grade to the underside of the deck joist. Columns are to be of a simple design and be clad in the same material as the house. Column bases can be clad in masonry. If masonry is used elsewhere on the house, any column masonry is to be of the same material. Builders are to note on the drawings that the Homeowners are aware and understand the future deck requirements.
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5.3 Building Materials

5.3 . 1 C OL OU R S
Dark bold contrasting colours are the central theme to emulate the Contemporary Heritage Home styles in RiverSong. Approved colours and manufacturers can be found in Appendix D. Variances can be reviewed and approved by the Design Coordinator. Secondary colours: each home is permitted to have one secondary colour that is complementary to the main body colour of the home. This colour may be used on accent materials such as shakes or gables treatment. All secondary colours will be approved at the discretion of the design coordinator
5.3 . 2 PR I M A R Y W A L L M A T ER I A L S
Homes in Phase 4 are to be clad in a concrete composite siding, or approved equivalent composite siding such as smart lap in wide profiles and dark rich colours.
5.3 . 3 SEC O N D A R Y WA L L M A T E R IA L S
Secondary wall materials may consist of cedar shakes, composite shakes, smart panel, or board and batten detailing. Composite siding with a smaller lap profile may also be used as a secondary wall material.
5.3 . 4 M A S ON R Y
Masonry will not be required on homes in RiverSong. However should it be used, it must be used in portions reflecting structural integrity. There will be no minimum amount of stone or brick required but the placement of the material must ground the home and act as a structural element. All stone or brick must wrap at least two feet around all corners. The following masonry will be approved in RiverSong. Brick Cultured or real stone Masonry colours must complement the cladding material and colour.
5.3 . 5 R O OF M A T ER I A L S
Any roof material is to be black in colour. Acceptable materials include architectural asphalt shingles, real or faux slate, rubber and clay tile. Examples of acceptable roofing materials and colour are; Dual Black (BP 30 Harmony Z or IKO Cambridge 30 or approved equivalent)
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Alternate roofing materials may be approved by the design coordinator. Samples will be required prior to consideration by the Design Coordinator.
5.3 . 6 F R ON T EN T R Y D O OR
Front entry doors must be painted a contrasting deep/vibrant colour or white. Double, front entry doors are allowed providing there is adequate space for them and does not result in the front elevation aesthetics being compromised.
5.3 . 7 GA R A G E D O OR S
Must be contemporary versions of Carriage House or Renaissance door with simple lines that are compatible with the home designs. Are not to exceed 8 in height and 20 in width unless approved by the Design Coordinator. Material may be aluminum or wood and should match the main body colour or the trim colour of the home.
Garage Door Examples

5.3 . 8 R A I L I N G S
Rails will be required as per the Alberta Building Code. Front porches and rear decks should have railings in a style to match the architectural theme. Acceptable railing materials include (depending on architectural style): Wrought Iron / Aluminium Wood (painted or stained) Glass (rear only) Composite
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5.3 . 9 T R I M A N D S OF F I T S
Modern trim materials used in a traditional manner will assist the houses in RiverSong to appear traditional and timeless. Designers are asked to put a great deal of effort into the trim detailing on each elevation. All trim is to be white to contrast with the darker coloured cladding. Trim will be required on all elevations of all homes in RiverSong. Trim material is to be a composite material such as smart board, hardie plank or fibre cement or an equivalent. Window trim on side elevations does not have to match the profile of the front and rear elevation but as a minimum should be 4 wide on all four sides of the window. Shadow boards or cornices, if incorporated in the design, must be used in all open gable ends where the wall meets the soffit on every elevation. Corner boards are to me a minimum width of 4. Trim must sit proud of the wall material they are designed within. When a composite material trim is used on a stone wall, the trim must be built out at least proud of the stone. The fascia on open gables on the front and other highly visible elevations should be constructed with a composite material. All other fascia may be aluminium. All fascia must be a minimum of 8 inches in height Rainware should be limited on exposed elevations. Downspouts should take place on side and rear elevations of homes only. On lots backing onto open space, downspouts are to be directed to the front of the lot and not to the rear. Rainware to be white in colour
5.3 . 1 0 WI N D O WS
Windows must be vertically proportioned. Window treatment is required on all elevations. Casement, double-hung, and single-hung are appropriate window types and may be incorporated with non functional windows to create more elaborate window designs. Sliding windows in bedrooms will be acceptable, but still require decorative treatment. If muntin bars are used on the front elevation, they are not required on the rear and side elevations.
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5.3 . 1 1 EXT ER I O R L I GH T I N G
Pot lights or light fixtures with a contemporary look in keeping with the theme are encouraged for the garage and the front entry. All light fixtures selected shall complement the architectural style of the home.
5.3 . 1 2 R ET A I N I N G WA L L S
Where retaining walls are required, they are to be constructed using materials such as sandstone, rundle stone or segmental block. Concrete wing walls which are built as extensions of the foundation wall may be constructed but must be faced in stone when used on the front elevation. Concrete wing walls will be permitted on rear elevation. Building permits are required in the Town of Cochrane for any retaining wall over 3 feet in height. Retaining walls are the responsibility of the builder whose home design necessitates a retaining wall.
6.
LANDSCAPING
6.1 Security Deposit

It is highly suggested (but not mandatory) the Builder obtain a security deposit from the homeowners to guarantee rear yard landscaping is completed within the year in order to obtain the town of Cochranes final grade approval in order to obtain a final inspection.
6.2 Completion of Landscaping

Is to be within one year of occupancy
6.3 Landscape Requirements

The front yard of the home is to be completed with the following requirements;
A minimum 6 of topsoil & natural Sod. No synthetic sod will be accepted.

No FULL front yard, hard surface landscaping will be considered. Xeriscape front yards maybe considered but must be designed by a Landscape Architect and approved by the Design Coordinator.
6.4 Fencing
Rear yard fencing may be provided by the developer. Please see the Marketing Map in Appendix E for fencing type and location. All fencing in Riversong is to be coordinated in design and color. All wood screen fences must be built in accordance with the Typical Fencing Detail shown in Appendix F. All chain link fencing must be a 1.2 meter in height black chain link fence to match the Developers specification. Block 11 Lots 52-54, 59-111; A 1.2 meter black chain link fence will be provided by the developer in the rear yard. Allowable side yard fencing will be a black chain link fence that matches the Developers specification.
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Block 11 Lots 24-35, 113-116; Allowable rear and side yard fencing will be a wood screen fence, built in accordance to Appendix F. Block 11 Lots 38-50, 56, 57, Block 18 Lots 1-21; A wood screen fence will be provided by the developer in the rear yard. Allowable side yard fencing will be a wood screen fence, built in accordance to Appendix F. Block 11 Lot 112; A 1.2 meter black chain link fence will be provided by the developer in the rear yard. Allowable fencing for the North side yard will be a black chain link fence that matches the Developers specification. Allowable fencing for the South side yard will be a wood screen fence, built in accordance to Appendix F. Block 11 Lot 58; A 1.2 meter black chain link fence and a wood screen fence will be provided by the developer in the rear yard. Allowable fencing for the North side yard will be a black chain link fence that matches the Developers specification. Allowable fencing for the South side yard will be a wood screen fence, built in accordance to Appendix F. Block 11 Lots 55; A 1.2 meter black chain link fence will be provided by the developer in the rear yard. A wood screen fence will be provided by the developer on the East side yard. Allowable fencing for the West side yard will be a black chain link fence that matches the Developers specification. Block 11 Lot 51; A 1.2 meter black chain link fence and a wood screen fence will be provided by the developer in the rear yard. Allowable fencing for the North East side yard will be a black chain link fence that matches the Developers specification. Allowable fencing for the South West side yard will be a wood screen fence, built in accordance to Appendix F. Block 11 Lot 37; A wood screen fence will be provided by the developer in the rear and South East side yard. Allowable fencing for the North side yard will be a wood screen fence, built in accordance to Appendix F. Block 11 Lot 36; A wood screen fence will be provided by the developer the North West side yard. Allowable fencing for the rear and South East side yards will be a wood screen fence, built in accordance to Appendix F. It is the responsibility of the Builder to inform the Homeowner that it is their full responsibility to maintain any fence installed by the developer. .
7.
DISCRETION
7.1 Discretion
Not withstanding anything else set out in these guidelines, Tamani Communities and IBI Groups design coordinators may apply their respective judgements when considering and approving anything regulated or controlled by these guidelines. In so doing, the Developer and its consultants may provide waivers of or relaxations to any matter set out in theses guidelines in their sole and absolute unfettered discretion. In case of disagreement, Tamani Communities will render a final decision.
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7.2 No Right to Enforce

Only the developers may enforce the guidelines, no purchaser of a lot in RiverSong may enforce these guidelines.
7.3 Right to Amend

The developer may from time to time amend these guidelines as it sees fit in its sole and absolute unfettered discretion.
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APPENDIX A
ARCHITECTURAL HOME STYLES
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APPENDIX B
FORMAL APPLICATION PROCESS
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RiverSong Review and Approval Process

TASK Prepare and submit preliminary design and completed application Preliminary plan review by the Representative and comments back to the Applicant Complete detailed design incorporating revisions Submit site plan, house plans, and exterior finishes to the Representative for final review and approval. Plans are to be submitted electronically via www.archcontrol.com Approved plan receives Reviewed and Accepted Stamp Issue Grade Slip Building Permit Application to The Town of Cochrane. c/w Copy of Site Plan and Grade Slip Issue Building Permit Pre Construction Report to be completed on www.archcontrol.com Footing Check by Surveyor Final Inspection by the Developer identify deficiencies Resolve deficiencies Final Acceptance Notice RESPONSIBILITY (Builder) Optional
(IBI) Group
(Builder) (Builder)
(IBI) Group
(IBI) Group (Builder)
Town of Cochrane (Builder)
(Builder) Tamani Communities
(Builder) Tamani Communities
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APPENDIX C
TOWN OF COCHRANE LAND USE BYLAW (FOR CONVENIENCE ONLY)
SECTION 12.0.0
12.1.0 12.1.1
GENERAL REQUIREMENTS FOR RESIDENTIAL DISTRICTS

OBJECTS PROHIBITED OR RESTRICTED IN A RESIDENTIAL DISTRICT No person shall be allowed to keep or maintain on a lot: a) a commercial vehicle with a gross vehicle weight (GVW) rating in excess of 4,500 kg for longer than is reasonably necessary to load or unload the vehicle; any recreational unit in the front yard: (i) except from May 1 to October 20 of any given year, when A) such units may be parked or kept on the private front driveway; B) C) a maximum of two (2) units will be allowed; all portions of the unit are set back a minimum of 1 m from the back of the sidewalk or the curb, where there is no sidewalk; and
b)
D) the unit(s) shall be parked parallel to the driveway; c) d) an industrial or construction vehicle except when such a vehicle is required pursuant to a development or building permit for that lot; any object or chattel that is unsightly or tends to affect adversely the amenities of the District. In accordance with the Act, the designated officer may order the owner to remedy unsightly or dangerous structures or property.
12.1.2 12.2.0 12.2.1
In addition to Section 12.1.1(b), a person may keep or park one (1) recreational unit in the rear or side yard of a lot year-round. GARDEN SUITES A garden suite is considered incidental and subordinate to the principal residence and shall: a) b) c) d) e) f) comply with all Alberta Building Code and other Provincial and Municipal regulations; be at-grade and not exceed 40% of the gross floor area of the principal residence to a maximum gross floor area of 80 m; have a minimum gross floor area of 30 m; have a maximum lot area coverage of 60%, when combined with all other buildings on the lot, notwithstanding Sections 13.4.2 and 14.4.2; not exceed one (1) storey in height; not exceed the maximum density prescribed for the subdivision in which it is located or a maximum of 10% of the number of existing lots in that subdivision, whichever is less; be placed to the rear of the principal building with a minimum separation distance of 1.83 m from any other accessory building and the principal building;
g)
41
h)
notwithstanding provisions elsewhere in this Bylaw, have a minimum side yard setback of 1.2 m or, in the case of a corner lot, 3 m on the street-side; notwithstanding provisions elsewhere in this Bylaw, have a minimum rear yard setback of 1.2 m; comply with applicable architectural guidelines and be compatible with the neighbourhood; have full utility services through service connections from the principal residence. be limited to one (1) garden suite or one (1) accessory suite; not subdivide title to the garden suite or accessory suite.
i) j) k) 12.2.2
The registered owner of the lot shall: a) b)
12.3.0 12.3.1 12.3.2
ACCESSORY SUITES The registered owner of a lot shall be limited to one (1) accessory suite or one (1) garden suite, as outlined in Section 12.2.0. An accessory suite shall: a) b) c) d) e) f) g) be accessory to the principal residence; comply with the Alberta Building Code and all Municipal and Provincial regulations; create minimal structural changes to the front exterior of the principal building, which shall appear as a single dwelling unit; not exceed 40% of the gross floor area of the principal dwelling; have a minimum gross floor area of 30 m; have full utility services through service connections from the principal residence; not exceed the maximum density prescribed for the neighbourhood in which it is located or a maximum of 10% of the number of existing lots in that neighbourhood, whichever is less.
12.3.3 12.3.4
An accessory suite may be located in an accessory building. Notwithstanding provisions elsewhere in this Bylaw, in the case of an accessory suite located above the ground floor of an accessory building, the following shall apply: a) b) The maximum height of the accessory building measured from the finished grade to eave line shall be 4.5 m; The roof pitch of the accessory building shall be a minimum of 4:12, match or complement the roof pitch of the principal residence, or shall be to the satisfaction of the Development Authority; The accessory suite shall have an entrance separate from the entrance to the accessory building, either from a common indoor landing or from the exterior of the structure; The accessory building shall have a minimum rear yard setback of 1.2 m and a minimum side yard setback of 1.2 m.
c)
d)
42
12.4.0 12.4.1
REQUIREMENTS FOR MULTI-UNIT DWELLING DEVELOPMENTS All multi-unit dwelling developments shall provide amenity space for the residents to the satisfaction of the Development Authority. This amenity space may be private, communal, or a combination of both. Where a multi-unit dwelling development is providing private outdoor amenity space for each dwelling unit, the amenity space shall be designed to provide visual privacy and be comprised of one (1) or both of the following: a) Patios and Courtyards: A minimum width or length of 2.4 m and a minimum area of 7.4 m for each dwelling unit located at or below grade; Balconies and Porches: A minimum width or length of 1.5 m and a minimum area of 4.5 m for each dwelling unit.
12.4.2
b) 12.4.3
Communal amenity space shall be designed for the recreational use of all residents of the development. The area shall be indoor or outdoor space or a combination thereof, including but not limited to landscaped courtyards, public skating areas, swimming pools, fitness rooms, party rooms, games rooms, and children's play areas complete with equipment. Landscaping of a lot for a proposed development shall be in accordance with Table 11.26.1. The principal entry for every dwelling unit, except apartment units, must be separate and directly accessible to ground level. The arrangement of the buildings in a dwelling group should strive to maximize privacy and is subject to the approval of the Development Authority. FRONT YARD SETBACKS In a new subdivision, the front yard setbacks of principal buildings shall be varied in order to maximize the visual amenity of the streets and neighbourhood. The driveway accessing an attached or detached garage whose vehicle entry door faces a street shall have a minimum length of 6 m, measured from the property line to the closest point of the vehicle entry door. CONTROLLED APPEARANCE In examining a proposed use, due regard shall be given to the compatibility of the proposed use with existing uses on or adjacent to the site of the proposed use. The faade of buildings shall be maintained to the standard shown on the site plan and elevation drawings approved by the Development Authority. To ensure that manufactured homes in the R-1 and R-2 Districts are consistent with the buildings in the neighbourhood, these buildings shall be finished to the following standards: a) b) c) the height of the main floor above grade to be consistent with the height of the main floor of buildings in the immediate area; a minimum 4:12 roof pitch; exterior finishing materials used on the roof and exterior walls to be consistent with those used on the buildings in the immediate area;
43
12.4.4 12.4.5 12.4.6
12.5.0 12.5.1
12.5.2
12.6.0 12.6.1
12.6.2 12.6.3
d) e) f) g) h)
a minimum 400 mm roof overhang or eaves; a maximum 3:1 length-to-width ratio; a minimum 6.7 m width; a permanent foundation; removal of the hitch and running gear.
44
SECTION 13.0.0
13.1.0 13.1.1
RESIDENTIAL SINGLE-DETACHED DWELLING DISTRICT (R-1) LAND USE RULES

PURPOSE AND INTENT The purpose and intent of this District is to provide for single-detached residential development. New neighbourhoods will be designed to provide for integrated and varied lot sizes. A limited number of these lots may also contain accessory suites or garden suites. LIST OF PERMITTED AND DISCRETIONARY USES PERMITTED USES Dwellings, Single-Detached Home-Based Businesses, Minor Fences Parks Playgrounds Sales/Lot Information Centres Show Homes Signs as listed in Table 34.3.1
13.2.0 13.2.1
13.2.2
DISCRETIONARY USES Accessory Buildings Accessory Suites Accessory Uses Antenna Structures Bed and Breakfast Accommodations Child Care Services Garden Suites Home-Based Businesses, Major Public and Quasi-Public Installations and Facilities Religious Institutions Signs as listed in Table 34.3.1
13.3.0 13.3.1
MINIMUM REQUIREMENTS LOT AREA a) Dwellings: 300 m, provided that the plan of subdivision meets the following requirements: (i) (ii) (iii) b) A maximum of one-third (1/3) of all the residential lots within a plan of subdivision are less than 320 m each; A minimum average lot area of 350 m for all lots within a plan of subdivision is maintained; and All corner lots shall have a minimum area of 390 m;
All Other Uses: At the discretion of the Development Authority. Dwellings: 9 m; All Other Uses: At the discretion of the Development Authority.
13.3.2
LOT WIDTH a) b)
45
13.3.3
FRONT YARD a) b) On Lots Fronting on Collector and Arterial Streets: 6 m; All Other Lots: 4 m. Principal Buildings: (i) (ii) b) (i) (ii) Street Side of Corner Lot: 3 m; All Other Lots: 1.2 m. Street Side of Corner Lot: 3 m; All Other Lots: 610 mm.
13.3.4
SIDE YARD: LANED LOTS a)
Accessory Buildings:
13.3.5
SIDE YARDS - LANELESS LOTS a) Principal Buildings: (i) (ii) (iii) b) (i) (ii) With Attached Garages: 1.2 m; Without Attached Garages: other 1.2 m; one (1) unobstructed 3 m; the
Street Side of Corner Lot: 3 m. Street Side of Corner Lot: 3 m; All Other Lots: 610 mm.
Accessory Buildings:
13.3.6
REAR YARD a) b) Principal Buildings: 7.5 m; Accessory Buildings: 1.2 m.
13.4.0 13.4.1
MAXIMUM LIMITS BUILDING HEIGHTS a) b) Principal Buildings: 12 m; Accessory Buildings: 5.5 m and one (1) storey, except as provided elsewhere in this Bylaw. All Residential Buildings (Principal and Accessory): 55%; All Residential Accessory Buildings: 20%; All Other Uses: At the discretion of the Development Authority. 1, except as provided in
13.4.2
LOT COVERAGE a) b) c)
13.4.3
NUMBER OF DWELLING UNITS: Sections 12.2.0 and 12.3.0.
46
IBI GROUP REPORT
APPENDIX D
APPROVED WALL COLOURS
IBI GROUP REPORT
Approved Hard Board colours for RiverSong
James Hardie Composite Siding

Khaki Brown Woodstock Brown Monterey Taupe Timber Bark Mountain Sage Boothbay Blue Evening Blue Chestnut Brown Traditional Red Countrylane Red Iron Gray Harris Cream Frosted Green Tuscan Gold Parkside Pine Heathered Moss
IBI GROUP REPORT
APPENDIX E
MARKETING PLAN
RIVERSONG PHASE 4
MARKETING PLAN
LEGEND:
SINGLE FAMILY RESIDENTIAL (R-1)
6m Em
38.69 16.59 10.98 10.98 10.98 10.98 10.98 11.53 11.17 10.97 10.97 10.97 11.58 27.59 3.66
PHASE FOUR LOT STATISTICS House Width 26' 28' % of Overall Quantity Developed 2 26 17 3 4 42 11 1 8 114 1.8% 22.8% 14.9% 2.6% 3.5% 36.9% 9.6% 0.9% 7.0% 100%
BLOCK 4
PLAN 771 0903
30' 32' 34' 36' 40'
C C
42' 46' TOTAL

1.97
.3 2
EXISTING RESIDENTIAL
37.95
38
76
40.8 8
37
72
9
39
80
41.01 41.33
40
84
41.06
41
88
40.79
42
92
40.52
43
96
40.25
44
100
40.03
45
104
40.01
46
108
40.01
47
112
40.01
48
116
40.00
49
120
38.36
50
124
28 .2
FUTURE ENVIRONMENTAL RESERVE

A B B-2 C C*
28'
' 32 m .66 12 1.5'] [4
28'
11.51m [37.8']
28'
28'
28'
28'
28'
28'
28'
28'
28'
30'
10.97m [36.0']
10.97m [36.0']
10.97m [36.0']
10.97m [36.0']
10.97m [36.0']
11.03m [36.2']
10.99m [36.1']
10.97m [36.0']
10.97m [36.0']
10.97m [36.0']
11.58m [38.0']
14.69m [48.2']
40'
43
er ge
58 .9
51
128
B*
LEVEL LOT
(REGULAR BASEMENT) (REGULAR BASEMENT)

16.61
36
68
3 13 6' .4 [44 4m .1']
nc y
53 .1 0
Ac ce ss & 3m W alk wa y
5. 95
9.59
11.02
10.97
10.97
10.97
10.97
11
10.82
9.73
10.97 10.97 10.97 11.79
4 15 0' . [4 09m 9. 5']

8 .4 9
42
.1
11
5
30.67
10.92
52
132
40' 9m 15.0 5'] [49.
34.0 4
6. 00
LOWER REAR GRADE LOWER REAR GRADE ELEVATED REAR GRADE
RIDGE VIEW CLOSE

9.63 10.97 10.97 10.36 10.97
B-2*
8.4 9
30' 11.68m
(WALKOUT BASEMENT)
35
64
34.25
33.00
[38.3']
9.15
10.98
11.48
10.97
10.36
10.97
9.00
B-2
11.00
B-2
35.13 35.00
B-2
35.56
B-2
35.98
B-2
B-2
36.82
B-2
36.99
B-2
37.16
B-2
37.33
B-2
37.50
B-2
B-2*
53
136
34
60
35.02
ENVIRONMENTAL RESERVE / NATURAL AREA
36' 13.43m
6 .9 6
[44.1']
13.59
7 .0 7
13.58
28' m 11.09 [36.4']
32'
28'
28'
26'
28'
28'
28'
28'
26'
28'
32'
35.00 32.72
11.16
30.03
36.42
13.41m
GRADE ADJUSTMENT ON ONE SIDE

11.78
33
C
56
34.71
14.01m [46.0']
10.97m [36.0']
10.97m [36.0']
10.36m [34.0']
10.97m [36.0']
10.97m [36.0']
11.04m [36.2']
10.97m [36.0']
10.36m [34.0']
10.97m [36.0']
14.00m [45.9']
B-2*
54
140
35.00
[44.0']
13.41
36'
13.41
30' 11.60m
[38.1']
11.51
2.5m REGIONAL PATHWAY SIDEWALK CANADA POST MAILBOX STREET LIGHT FIRE HYDRANT CATCH BASIN
11
79
13.22
10
83
10.97
9
87
10.98
8
91
10.36
7
95
10.98 11.58 11.58
6
99
5
103
4
107
10.97 11.58
3
111
10.36 11.58
2
115
10.97 11.58
1
119
13.31
32
52
34.49
18
10.98 11.58
34' 13.50m
B-2*
55
144
35.00
[44.3']
13.85
30' 11.60m
[38.1']
11.51
10.59
11.77
14.00 14.77
11.58
11.58
31
10 11 12 13
11.77 11.15 11.77
12
197
35.04
30.57
13
193
35.01
14
189
18 15
185
35.00 35.00
16.72
13.41
13.42
14.31
14.89
14.89
30' 11.60m
[38.1']
CLOSE RIDGE VIEW
16
181
35.00
17
177
35.00
48
34.35
18
173
35.00
19
169
35.00
20
165
35.00
30.50
35.00
35.00
44
34.30
40
34.33
9.41
11.58
11.58
11.58
11.58
11.58
11.58
11.58
11.58
10.27
6.3
1
6.4 1
B*
12.90
35 .0
11 29
11.15
C*
13.41
[44.3']
35 .00
[38.0']
[38.0']
[38.0']
C
[48.5']
C
[53.7']
[44.0']
[44.0']
C*
11.67
[44.6']
13.58m [44.6']
B-2*
12.90
C*
13.41
C*
13.09
.0 0
36' 13.58 m [44.6' ] B-2*

12.9 0
35. 00
[38.0']
[38.0']
[38.0']
[38.0']
[38.0']
36' 13.58m
35.0 0
30
34' 15.05m [49.4']
30' 11.58m
35.00
35.00
11.51
10.91
21
161
30.50
56
3
57
7
58
11
59
15
60
19
35.00
61
23
30' 11.58m
11 62
14.8 9
14. 89
30' 11.58m
30' 11.58m
30' 11.58m
30' 11.58m
30' 11.58m
30' 11.58m
34' 14.77m
40' 16.36m
36' 13.41m
36' 13.41m
27
36' 13.52m
63
31
14 .89
36
34.45
35
12 .90
13
.0 0
28 27
RIDGE VIEW CLOSE

10.31
11.41
B-2*
35
28' 10.99m [36.1']
36'
64
35
14 .8
9
14
34' 13.5 8m [44.6']
65
39
.8 9
30' 11.60m [38.1']

28' 10.99m [36.1']
11.51
36' 13.5 8m [44. 6'] B-2*

12 .90
66
43
14
.8 9
36 13.5 ' 8m [44 .6']

B-2*
12 .9 0
67
47
10.91
13.41
13.41
35
HOMES REQUIRING SPRINKER SYSTEMS SINGLE PHASE PAD MOUNTED TRANSFORMER SHAW PEDESTAL TELUS VAULT
(FLUSH WITH GROUND)
10.97
10.97
13.41
13.41
13.41
13.41
13.41
13.41
14 15 16 17 18 19
34.65
196
192
38.92
188
38.59 38.15
184
37.72
180
37.44
176
37.16
172
36.88
166
36.61
162
36.33
158
36.05
2
35.77
104
10
35.50 35.22
103
14
35.00
102
18
35.00
B-2*
12 .9 0
12
35
32
116 115 114 113 112

33.19
111
36'
13.41
14.64
36 ' .58 [44 m .6'] B-2*

12 .9 0
14
.8
14.88
110
36'
109
36'
108
36'
107
36' 13.41m
106
36' 13.41m
.0
14.88
36 ' 13 .58 m [44 .6']
68
.0
51
0
14
.8
30' 11.60m [38.1']
11.51
105
36' 13.41m
14. 88
101
22
28
34.93
35.0 0
35 .00
25
C
24
35.30
B-2*
12.43
35 .0
A
10.94
11.76
A
10.61
B*
10.98
B-2*
10.81
B-2*
13.41
B-2*
13.41
11
B-2*
B-2*
13.41
[44.0'
B-2*
12. 43
97
42
0
.9
35
14
.0
[44.0']
[44.0']
[44.0']
B-2*
13.41
35. 00
13.89m [45.6']
11.51
10.97m [36.0']
10.97m [36.0']
10.97m [36.0']
13.41m [44.0']
13.41m [44.0']
13.41m [44.0']
13.41m
13.41m
36' 13.41m
[44.0']
B-2*
13.41
36' 13.41m
8
14
[44.0']
B-2*
13.41
36' 13.41m
[44.0']
B-2*
13.41
[44.0']
B-2*
13.34
[44.0']
36' 13.41m [44.0']

B-2*
12.43
32
13.41
36'
98
36
.9
35
26
30'
100
26
14 .88
28'
28'
28'
36'
99
34' 13.4 1m [44. 0']
B-2*
12 .43
.0
14 .8
13 36' .5 [44 8m .6 '] B-2*

0
69
55
18 .2 7
3 WAY JOINT USE PEDESTAL

(POWER, TELEPHONE, CATV)
.0 0
20
35.74
3.0m WALKWAY
.0
B-2*
12 .4 3
REAR YARD BUILDING SETBACK

(27m FROM FRONT PROPERTY LINE)
35
23 22
.0
1 2
B-2*
12 .4 3
3 13 6' .41 m [44 .0']

B-2*
12 .4 3
95
0
B-2*
14 .8 8
15 .8
7']
35
35
.0
35
11.77 11.16 11.78 11.06
.8 8
36 .5 ' 8 4.6 m '] B-2*

[4 13
70
59
24
28' 10.99m [36.1'] 30' 11.60m [38.1']

10.98m [36.0']
10.91
12
.8 8
[5
16
B-2*
13.41
13.41
3 13.4 6' 1m [44 .0']
3 13 6' .41 [44 m .0']
96
46 50
B-2*
14
15
.6 ' 7 4.7 m ']
46
11 71
63
18
.2
.8
.8
[5
16 4.
.6
7m
46
18
'
.2 7
72
67
19 .4
28'
16
' 46 m 7 ] .6
OVERLAND DRAINAGE RIGHT OF WAY UTILITY RIGHT OF WAY 1.2m CHAIN LINK FENCE WOOD SCREEN FENCE
Dec 01'2010 - 10:57am
13 36' .4 [44 1m .0 ']

B-2*
.4
94
54
14
.0
.0
11
[4
B-2*
12
13 36' .4 1 4.0 m ']
.8
B-2*
8
[5
15
35
.0
73
71
4.
7'
93
60
0 35
.8 4
16
' 46 m 5 .6 6'] 4. [5
35
.4
4.
0']
5 .0
70
B-2*
6
12
B-2*
.4 3
11
B-2*
12 .0 3
.0 35
90
74
B-2*
6
PHASE BOUNDARY
B-2*
13 .4 1
88
82
47
46
7 8
B-2*
13 .4 1
J:\28187_RvrsongPh3n4\5.9 Drawings\59planning\current\ 28187-Ph 4_MP-02.dwg TMoodie
48
45
TYPICAL LOT
11.599
8 .7
LOT DIMENSIONS LOT TYPE LOT NUMBER CIVIC ADDRESS
49 50 51 52 53 54 55 56
44 43
12 9 10 11
50
398
35.000
10
RIVE IG R HE
10
GREE N
94
B-2*
38
.1
17
3.
42
84
98
22'
9.14m [30.0']
11.599
HOUSE WIDTH LOT WIDTH DRIVEWAY/ GARAGE LOCATION
PLAN 091 0527

30
40
'
83
B-2*
.6 6
82
106
.0 7 28
102
41 40
W E VIE RIDG 200

24 23
B-2*
28.18
10
39 38 26 25
19 22 21 20
*Note: The information provided herein is to the best knowledge of the developer. The developer reserves the right to change plans and concepts for land, facilities, designs, building products and specifications presented on this site without prior notice.
NOVEMBER 2010 SCALE 1:800
28
.0
0m
K AL W7.48
3
12
B-2*
.1 8
[5
17 42' .9 5 8.9 m ']

37 .28
8.78
8. 78
40' 14.99m [49.2']
B-2* m .99 '] 14 9.2 [4

36. 88
14 .9 [49 9m .2'] 40 '
13
14
15 16
107
78
B-2*
13 .4 1
.0
ENVIRONMENTAL RESERVE / NATURAL AREA
35
11
RIDGE GATE
BLOCK NUMBER
10
EEN W GR E VIE RIDG 100
.0 35
B-2*
1
89
35
.0
87
86
35
.0
86
92
B-2*
39
.4
85
20 .87
AY
12
.0
20
B-2*
[4
1m
91
35
21
12
.4
13 36 ' . [4 41m 4. 0']
14
.8
92
0
B-2*
17 .1 7
35
.0
74
75
16 .4
E DG RI
66
16
' 46 m 6 .4 0'] 4.
13
.4
36
16
[5
15
.4
'
75
81
.4 9
EW VI
16 .4
16
13
13 .4
' 36 m 1 .4 0'] 4. [4
' 46 m 6
16
13 .4 1
.4
[5
E AC PL
.4 6
35
.0
76
87
4.
0']
16 .4
13 [4
36 ' ' 36 1m
13
16
17
.4
.4
' 46 m 6 .4 0'] 4. [5
.6
B-2*
16 13 .4 .4 1 6
35
.0
77
91
1m 0'] 4.
13 4.
.4
[4
14
.3
0']
16
78
3 9 .9 9
46
.4
' 36 1m .4 '] 13 4.0 ' 36 1m .4 '] 13 4.0 [4
[5
'
6m 0'] 4.
95
[4
13
B-2*
16 1 13 .4 2 .6 4
13 .4
B-2*
15 .4 5
' 36 m 1 .4 0'] 4. [4
14 [48
7 .8
25 .1 4
79
99
' 40 m .66 .1']
' 36 1m .4 0']
13 4.
B-2*
[4
9 .8 2
36 .88
18 .68
40' 14.99m
[49.2']
B-2*
80
103
36 .88
28.07
8.78
14 .1 5
17
' 40 m 5 .6 9'] 7.
[5
81
36 .8 8
18
HTS DRIV E
IBI GROUP REPORT
APPENDIX F
TYPICAL FENCING DETAIL
TAMANI COMMUNITIES RIVERSONG
TYPICAL FENCING DETAIL
Drawn by: GW 2009-08-10 N.T.S.
J:\pre-integration\old_I\plan_cad\Tamani\Co-14222 Tamani Riversong General Landscaping\2.0 - Landscape\2.0 - Working Drawings\riversongtypicalfencingdetail.dwg

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Architectural Design Guidelines

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RIVERSONG - PHASE 4 ARCHITECTURAL DESIGN GUIDELINES

IBI GROUP REPORT

Architectural Theming of RiverSong Phase 4 .................................................................................... 2

Application Process .............................................................................................................................. 2

ZONING REGULATIONS ......................................................................................................... 3

Minimum Habitable Floor Area, Excluding Basements ..................................................................... 4