BUILDING DESIGN GUIDELINES - New Condos in 2_2 · BUILDING DESIGN GUIDELINES (AKA THE BUILDING SCHEME)…

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<ul><li><p> 10 </p><p>- HIGH POINT - </p><p>BUILDING DESIGN GUIDELINES (AKA THE BUILDING SCHEME) </p><p>Civic Address: 19735 0 Avenue, Langley, B.C. </p><p>Legal Description: Lot 1, Section 3, Township 7, Plan NWD 57998 </p><p>157 Lots proposed No homes to be demolished </p><p>Developer: High Point Langley Partnership </p><p>Date: 16 April 2007 </p><p> Guidelines Prepared by Julio Gomberoff, MRAIC, MAIBC </p><p>Gomberoff Bell Lyon Architects Group Inc. #140-2034 West 11th Avenue, Vancouver, BC, V6J 2C9 </p><p>Tel: (604) 736-1156 Fax: (604) 731-5279 </p></li><li><p> 11 </p><p>SCHEDULE A TABLE OF SECTIONS SECTION 1: INTERPRETATION AND OBJECTIVES </p><p>1.1 Definitions 1.2 Interpretation 1.3 Purpose of this Schedule of Restrictions 1.4 Main Design Objectives and Elements </p><p>SECTION 2: GENERAL RESTRICTIONS 2.1 By-law Compliance 2.2 Preliminary Design Approval 2.3 Preliminary Site Plan Approval 2.4 Final Plans and Specifications 2.5 Changes to Final Plans and Specifications 2.6 Design Guidelines Compliance </p><p>SECTION 3: SINGLE FAMILY LOT RESTRICTIONS 3.1 Drainage Easements and Rights-of-Way 3.2 Siting and Setbacks 3.3 Lot Grading 3.4 Retaining Walls 3.5 Tree Preservation 3.6 Landscaping on the Lot 3.7 Driveways and Sidewalks 3.8 Fences and Screens 3.9 Protection of Natural Features and Trees 3.10 Hedges 3.11 Pedestrian/Vehicular Entry Gates 3.12 House Numbering 3.13 Exterior Lighting 3.14 Columns 3.15 Sign Control </p><p>SECTION 4: SINGLE FAMILY DWELLING DESIGN RESTRICTIONS 4.1 Design Repetition 4.2 Single Family Permitted Home Types 4.3 Basement-Entry and Split Level Dwellings 4.4 Building Height and Massing 4.5 Single Family Dwelling Design 4.6 Corner Lot Design 4.7 Roof Design 4.8 Roof Overhangs 4.9 Covered Parking 4.10 Balconies 4.11 Foundation Exposure 4.12 Accessory Buildings </p></li><li><p> 12 </p><p> SECTION 5: CONSTRUCTION MATERIAL RESTRICTIONS </p><p>5.1 Roofing Materials 5.2 Fascia and Bargeboards 5.3 Exterior Wall Finishes 5.4 Accent Materials and Trims 5.5 Windows 5.6 Front Entry Treatment and Doors 5.7 Chimneys 5.8 Corner Lot Treatment 5.9 Eaves and Rainwater Leaders 5.10 Autocourts/Driveways </p><p>SECTION 6: SECONDARY SUITE RESTRICTIONS 6.1 Secondary Suite Restrictions </p><p>SECTION 7: CONSTRUCTION PROTOCOL RESTRICTIONS 7.1 Appearance During Construction </p><p>SECTION 8: GENERAL PROVISIONS 8.1 Liability 8.2 Severability APPENDIX I Retaining Wall Elevation. APPENDIX II Retaining Wall. APPENDIX III Invasive Species. APPENDIX IV Driveway Apron and Pavers. APPENDIX V Page-wire Fence. APPENDIX VI Hedging Along Front Property Line. APPENDIX VII Lot Numbering and High Point Logo. APPENDIX VIII Design Checklist and Approval Form. APPENDIX IX Design Repetition Location Restrictions APPENDIX X Sign Control APPENDIX XI 4 Plank and Post Fence </p></li><li><p> 13 </p><p>SCHEDULE OF RESTRICTIONS (AKA THE DESIGN GUIDELINES) </p><p> SECTION 1: INTERPRETATION AND OBJECTIVES 1.1 Definitions In this schedule: </p><p>(a) "basement-entry single family dwelling" means a single family dwelling which has two floors with the majority of sleeping areas and all living areas such as the kitchen, dining room, living room and family room all on the upper floor and the foyer and optional bedrooms and/or a bathroom on the lower floor. Unlike a two-storey single family dwelling a basement-entry single family dwelling is completely self-contained on the upper floor; (b) "bungalow single family dwelling" means a single family dwelling which may have a basement as long as only one floor is visible from the street and provided that the majority of sleeping areas and all living areas such as the kitchen, dining room, living room and family room are all on that floor visible from the street; (c) "construct", and any variation of that term, means to construct, improve, install, affix, place, or alter, or to permit construction, improvement, installation, affixation, placement or alteration; (d) "consultant" means an architect in good standing with the Architectural Institute of British Columbia or any successor body, or a registered design consultant in good standing with the National Home Designers Association or any successor body, or a registered building designer and/or a certified residential building designer in good standing with the Applied Science Technologists and Technicians of British Columbia or any successor body, who is appointed by the developer and who is approved by the Township in writing; (e) "developer" means the registered owner(s) of the fee simple or leasehold estate of all of the lots as of the date this schedule is registered in the Land Title office; (f) "final plans and specifications" mean the plans, specifications and other information stamped by the consultant as specified in Section 2.4 of this schedule; </p></li><li><p> 14 </p><p>(g) "improvements" means any building, accessory building in excess of 10 square metres [105 square feet], fence, or retaining wall constructed or to be constructed on a lot; (h) European country style means a family of styles that draws from the more formal heritage of Europe and the eastern United States and includes French Country, English Vernacular and Country Colonial; with some of the design attributes of informal massing, gable and hip roofs, roof dormers, covered </p><p> porte-cocheres and distinctive chimney flues. Additional architectural components include window shutters, brackets or knee braces and detailed </p><p> post and beam supports. (i) Land Title Act means the Land Title Act , as amended; (j) "lot" means each lot identified in either the Form __ or the Form __ to which this schedule is attached and any portions or portion of such lot which may be subdivided or consolidated whether by subdivision plan, strata plan or otherwise and "lots" means the aggregate of them; (k) Local Government Act means the Local Government Act ___________, as amended; (l) "owner" means the registered owner of the fee simple or leasehold estate of a lot; (m) permitted architectural style means a single family dwelling comprising the following types only: - european country style; - rural estate style; and - contemporary interpretation of the above two styles to the discretion of the Consultant; (n) "person" means any individual, corporation, society, association, co-operative, joint venture, partnership, trust, unincorporated organization, government, or other legal entity, and includes the owner of a lot and the developer; (o) rural estate style means a family of styles that includes Ranch Style, Farmhouse, Prairie and Woodland; with some of the design attributes of wrap-around verandahs, main entry porch structures, gables and roof dormers. Additional architectural components include casement type wood framed windows, grouped together into bands or located individually with heavy wood trims. (p) "schedule" means this schedule of restrictions and any further schedules or exhibits attached to it (if any); (q) "split level single family dwelling" means a single family dwelling where the upper floor does not completely cover the lower floor and in which the upper floor is limited to bedroom use only. Living areas such as the kitchen, dining </p></li><li><p> 15 </p><p>room and living room are generally confined to a floor at a lower level, offset from the upper floor (this is the split portion). Directly below the upper floor is a floor which often contains the family room, the utility room, the mechanical room and may contain some unfinished basement area; (r) "two-storey single family dwelling" means a single family dwelling with a minimum of two floors where bedrooms are limited to the upper floor and living areas such as the kitchen, dining room, living room and only one bedroom (if any) are exclusive to the lower floor; and (s) Township means the Township of Langley. </p><p>1.2 Interpretation </p><p>The following provisions apply to this schedule: (a) the sections, headings, and table of contents are for convenience only, and </p><p>are not for use in interpreting, defining, or limiting the scope, extent, or intent of this schedule; </p><p> (b) unless otherwise specified, words importing the singular include the plural </p><p>and vice versa, and words importing gender include all genders; </p><p>(c) this schedule will be governed by, and is to be enforced, construed, and interpreted in accordance with the laws of British Columbia; </p><p> (d) if the whole or part of any provision is invalid, illegal, or unenforceable, it will </p><p>be deemed severed from this schedule, and this schedule will otherwise continue to be enforceable to the fullest extent permitted at law or at equity; </p><p> (e) in the event of a conflict between a statute, by-law, order, regulation or </p><p>agreement such as a restrictive covenant and this schedule, the statute, by-law, order, regulation or agreement such as a restrictive covenant supersedes this schedule; </p><p> (f) for any term not defined herein, it has the same definition as in the Township </p><p>Zoning By-law, No 2500 Amendment ( Comprehensive Rural Estates Zone CRE-1) By-law 2004 No 4322 Township of Langley Zoning Bylaw 1987 No. 2500, as amended; </p><p> (g) in the event of any conflict between the Township and the consultant, the </p><p>Townships position shall supersede the consultant's position in order to comply with the Local Government Act; and </p><p> (h) in the event the initial consultant fails, refuses or is unable to act, or the </p><p>developer fails to appoint a replacement, then consultant means an architect in good standing with the Architectural Institute of British Columbia or any successor body, or a registered design consultant in good standing with the National Home Designers Association or any successor body, or a registered building designer and/or a certified residential building designer in good </p></li><li><p> 16 </p><p>standing with the Applied Science Technologists and Technicians of British Columbia or any successor body, who is appointed by the registered owner for that lot and is authorized by the Township in writing. </p><p> 1.3 Purpose of this Schedule of Restrictions </p><p>The purpose of this schedule is to restrict the construction of improvements on the lots so as to enhance and maintain design quality and to ensure that improvements on the lots are compatible with the existing or emerging residential character. Nothing in this schedule diminishes an owners right to enforce these restrictions as against any other owner. </p><p> 1.4 Main Design Objectives and Elements </p><p>The restrictions contained in this schedule are based on the architectural residential character study conducted by Gomberoff Bell Lyon Architects Group Inc.; as outlined in PART II of the documentation; A person does not construct improvements except in adherence to the design objectives and main design elements to fulfil these objectives. The design objectives and main design elements are as follows: </p><p>(a) construction of the home is in accordance with the recommendations contained within the architectural residential character study for this project; as determined by the consultant; </p><p> (b) a new single family dwelling constructed on a lot is style-consistent </p><p>with the subject residential character study; </p><p>(c) a new single family dwelling constructed on any lot meets year 2000's Design Standards, which include the proportionally correct allotment of mass between various street facing elements, the overall balanced distribution of mass within the front facade, readily recognizable style-authentic design, and a high trim and detailing standard used specifically to reinforce the style objective, as determined by the consultant; </p><p> (d) a usable and furnishable covered porch or covered verandah if </p><p>included in the design, is constructed at the main entrance of the single family dwelling to the discretion of the consultant; </p><p> (e) a high degree of compatibility is established between the proposed </p><p>style theme, and the roof forms, volume allocations, and detailing features commonly associated with the permitted architectural style, as determined by the consultant; </p><p> (f) the overall quality of the improvements, including the construction </p><p>components and the landscaping design and planting materials are to a high standard when compared with current similar developments, </p></li><li><p> 17 </p><p>meeting or exceeding the standards found on existing homes as described in section 1.4, herein; and </p><p> (g) the type of home constructed is compatible with the topography of the </p><p>site. </p><p> SECTION 2: GENERAL RESTRICTIONS </p><p>For all of the subsections in Section 2, a person will not construct improvements, or develop the lot before, during or after the construction of the improvements, unless: </p><p>2.1 By-law Compliance </p><p>that person complies with all statutes, by-laws, orders or regulations as amended from time to time and in particular amended subsequent to the date of registration of this schedule against the lots in the Land Title Office, of the Township or other government body having jurisdiction with respect to the construction of improvements. The provisions of this schedule do not prevent an owner from making an application to the Board of Variance for a variance or to the Council of the Township for a Development Variance Permit, pursuant to the Local Government Act. </p><p> 2.2 Preliminary Design Approval </p><p>(a) that person delivers to the consultant a submission for preliminary design approval in the form of a detailed sketch or a copy of a page from a plan book with detailed notes of any planned changes, and on which that person has indicated the name of the subdivision, the lot number, the lot civic address, their name, personal address and telephone number, facsimile number and email address; </p><p> (b) that person delivers to the consultant the lot grading plan and servicing </p><p>plan accepted by the Township for the lot; </p><p>(c) the consultant, having reviewed that submission for compliance with this schedule, accepts the submission; and </p><p> (d) that person, in addition to the requirements of 2.2(a) delivers to the consultant a submission for the preliminary layout of the proposed </p><p>landscaping on the lot designed by a registered Landscape Architect or approved Landscape Designer, and arranges a meeting with the project Landscape Architect-of- Record to review the subject landscape proposal for the lot, prior to the completion and submission of the final plans to the consultant. </p></li><li><p> 18 </p><p>2.3 Preliminary Site Plan Approval </p><p>(a) that person delivers to the consultant a preliminary site plan, at a scale of 1:100 (metric), or 1/8" : 1'-0" (imperial) that indicates the location and the exact shape of the proposed foundation and driveway for the improvements, taking into consideration the slope of the driveway, retaining walls (if any) and swales (if any); and </p><p> (b) the consultant, having reviewed the preliminary site plan for substantial </p><p>compliance with the schedule, approves the preliminary site plan. 2.4 Final Plans and Specifications </p><p>(a) that person delivers to the consultant the final plans and specifications including, without limitat...</p></li></ul>