Design Guidelines

Design Guideline Objectives

There are two primary objectives that have been considered in developing the Design Guidelines. 1. The Image of the Community - The general architectural thrust will encourage richly detailed homes which are uniquely suited for the individual single family lots. 2. The Quality of the Community - The Design Guidelines are the mechanism which encourages the community to be of the highest quality, reflecting its comprehensively planned image appropriate to the ravine setting. House plans will be reviewed in terms of their adherence to plans which incorporate these guidelines. The Developer may require certain modifications to house plans and/or specifications where it is felt that a modification is required to take advantage of unique lot characteristics or to conform to the overall objectives of the guidelines. APPLICANTS MAY PROVIDE ALTERNATIVE DETAILS TO THOSE OUTLINED IN THESE GUIDELINES PROVIDING THAT IT IS DEMONSTRATED THAT COMFORMITY TO THE OVERALL OBJECTIVES FOR THE QUALITY OF THE AREA IS BEING MAINTAINED, THE ACCEPTABILITY OF SUCH ALTERNATIVES IS SOLELY AT THE DEVELOPER'S DISCRETION.

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 City of Edmonton.

3.1 Setbacks/Separation Space

Minimum setbacks for all front and side yards will conform to those established by the City of Edmonton RF-1 Zone.

3.2 Siting and Site Coverage

The maximum site coverage is 40% for house and attached garage as per the City Bylaw. The siting of dwelling units shall reflect the site attributes of topography, views, exposure to sunlight and the need for privacy. House siting should be examined to encourage proper lot drainage.

3.3 Massing and Building Heights

The maximum building height is 10m (32.8 ft). The minimum roof pitch is 4:12. Flat roofs may be permitted in Ravine Point, subject to review of house and landscape plans. The intent is to provide an overall site composition of sloped roofs while allowing for an expression of uniqueness for individual residences and the internal functions of each house. Houses within the same street or cul-de-sac are to have a consistency of apparent volume, ie. smaller homes cannot go directly beside larger homes.

3.4 House Sizes

The minimum and maximum floor areas that will be permitted in Wedgewood Green are as follows: Mimimum Maximum Floor Area Floor Area Bungalow 1600 sq.ft. 2400 sq.ft. 1 1/2 Storey 1800 sq.ft. 2600 sq.ft. Split (2 levels) 1400 sq.ft. 2600 sq.ft. Two Storey 1800 sq.ft. 2800 sq.ft. The minimum floor areas that will be permitted in Ravine Paint are as follows: Minimum Floor Area Bungalow 2000 sq.ft. 1 1/2 Storey 2300 sq.ft. Split (2 levels) 1900 sq.ft. Two Storey 2300 sq.ft. There is no restriction on maximum Floor area in Ravine Point. Houses should be specially designed to adapt to sloped lots, eg. split levels. If in the opinion of the Developer, a proposed house design results in excessive grading work and/or retaining walls, then such homes may not be allowed. Walkout Basement Lots: The rear house elevations for these lots should be designed to avoid a continuous, 3-storey high, rear wall elevation. The distance from grade to the first eave line is to be less than 20 feet. Essentially, the architectural devices that can best achieve this rear wall elevation requirement are downhill sloping roofs in combination with dormers, variations in the rear wall planes, retaining walls and grading.

3.5 Lot Grading

Lot grading is to follow the natural slope of the land form and is to be consistent with the Subdivision Grading Plan (which will be provided by the Developer). The minimum slope allowed is 2%. All plot plans will be prepared by the Designated Surveyor. The staking out of the home will be jointly carried out by the builder and the Designated Surveyor. This procedure will facilitate establishing building elevations that are appropriate for the onsite gracing conditions. The Developer reserves the right to adjust the grading requirements between units after plans for affected homes have both been submitted. A co-ordinated grading review will be carried out by the Designated Surveyor to ensure that the proposed final grades of a particular house do not adversely affect the adjacent house. The final grading requirements will be balanced by the Designated Surveyor to the mutual benefit of both houses. It is the responsibility of the Purchaser, after the final grading is complete, to have the Designated Surveyor provide to the Developer a Lot Grading certificate that certifies compliance of the actual finished grades with the Approved Grading Plan. Sideyard Grading: In addition to the critical grade control points at the corner pins of the lots, the grade elevations along the entire length of side property lines will also be important considerations. Particular attention is to be given to the sideyard grading for those lots with front to back falls and/or side to side falls. In the case of a side to side falling lot, the base of the steps for any side door access must be approximately equal to the level of the drive-way at the garage door. For those lots with grades generally falling towards the backyards, the base of these steps are to be lower than the level of the driveway. In these cases, modifications to the exterior cladding might be necessary to ensure that a maximum 2'-0" parge line is maintained. In the case of those walkout basement lots adjacent to non-walkout basement lots, retaining walls between backyards may be required.

3.6 Repetition

Designs with approximately identical house elevations may not be repeated more often than every sixth house on either side of the street. To be different means that there is a significant change in features such as roof slopes, size and location of windows and doors, colours and finish materials. A change of material alone and reversing the plan is not sufficient.

4.1 Roof Materials

The roof is to be either cedar or pine shakes or shingles, or clay tile. Shakes or shingles must be natural earthtone colours and tiles should be terra cotta grey or brown, and not blue or green. Other roof finishes and colours will be considered if it can be shown by the applicant that these are in keeping with the overall objectives of these guidelines. All roof stacks, flashings, etc., are to be painted out to match roof colour. All fascia board ends are to be cut within 10 degrees of vertical and are to be a minimum of 6” deep. Rain-water leaders, eavestroughs and fascias should match the trim colour as selected, where possible. Soffits are to be prefinished metal on houses with vinyl or aluminum siding. On houses with wooden siding, soffits can be metal or wood. Overhangs on upper levels are recommended to be 1'- 0" to 1'- 6", and on lower levels are to be 2’ - 0".

4.2 Chimneys/Vents

All chimneys are to be brick, stone or siding matching the exterior of the house. All brick or stone chimneys are to incorporate corbelled detailing (Queen Ann Style) and include concrete rain caps. Stucco or vinyl cladded chimneys are to have a decorative cap similar in character to the masonry caps. All "A" and "B" vents are to be painted dull grey or another approved colour.

4.3 Exterior Finishes

Allowable materials include brick, stucco, cedar siding, double four or double five aluminum or vinyl siding. Exterior siding is to be horizontal only. The colour of corner fascia boards is to be complementary to the siding or to match the trim colour. California style stucco subject to colour approval is permitted provided it is complete with the strong detailed massing elements characteristic of California homes. Brick or stone work is to be quiet or even-toned. No higher than 2'-0" of concrete walls are to be exposed above grade. Higher concrete walls are to be clad with the predominant siding material, ie. walkout basements, drive-under garages, etc. If muntin bars are used, then these shall be of solid materials, not tape. Garages are to be finished in similar design and materials to the house. Garage doors are to be painted or stained wood. Electrical and gas meters are to be situated in areas that are not visible from the street or are fully screened with landscaping.

4.4 Elevations

Front elevation treatments should avoid large expanses of flat, vertical wall through the use of such elements as trim boards on window frames, arched elements, decorative panels, balconies, bay windows, overhangs, etc. The use of brick or stone on a front elevation must wrap around the front corners onto the side elevation a minimum of 2'-0". Houses on corner lots are to have two full elevation treatments adjacent to streets. Lots backing on to Lessard Drive & 184 Street: The rear house elevations for these lots are highly visible to Lessard Drive & 184 Street and therefore are critical to the public's impression of the community. To enhance the community's image, the rear elevations for these lots should be given the same attention to design as the front elevations, This can be achieved for example by the following: a special rear entrance treatment; variation in the two storey massing (balconies, cantilevers and roof lines, etc.). The Developer reserves sole discretion on the acceptability of these elevations.

4.5 Front Entries

Front entrances are to create an impression of quality in keeping with the overall image being created for the community. Front entries in Ravine Point must have double doors and/or side panels such that the entry area is at least 6 feet wide.

4.6 Accessories

Where exterior lighting fixtures are used, they should be the Wedgewood standard type (details will be provided by the Developer). In these cases, there will be two lighting fixtures flanking the garage door(s), one in the vicinity of the front door and one strategically placed walkway light fixture. All door knockers, mail boxes and house numbers are to be brass.

4.7 Colours

All exterior colour schemes will be approved on a house-by-house basis however, submission of colour schemes for pre-approval is strongly encouraged. Each colour scheme is to be adequately described by representative manufacturer paint colour codes. The Developer reserves the right to approve or disapprove any colour scheme. Colour schemes acceptable: - Natural low contrast - natural coloured wood stain (solid or semi-transparent} with blending trim colour. - Natural high contrast - natural coloured wood stain (solid or semi-transparent) with contrasting trim colour. - California Style stucco is to be white, off white or in the beige tone range. The Developer will consider other stucco colours on an individual basis.

4.8 Driveways and Garages

Desirable slopes of driveways are 5% or less. Absolute maximum driveway slopes are 8%. Driveways and front walks are to be one of the following: - exposed aggregate with or without brick edging; - paving stone; - concrete with brick edging; - concrete with inlaid brick or stone pattern. All houses are to have a 2-car attached garage at minimum. Gable ends are not allowed on the the front elevations of garages without sufficient detailing to reduce the apparent height of the gable ends. The approval of such detailing rests solely with the Developer. Garages are to be sited on the lot in conformity with the Subdivision Driveway plan (which will be provided by the Developer). The eave line on front sloping garage roofs is to be within 1'-0" of the top of the garage doors. Drive-under garages are permitted on sloped lots provided they do not abnormally raise the first floor more than 2'-6" above grade, The building height is to be no greater than 2 storeys for the garage portion of the elevation.

4.9 Ancillary Buildings And/Or Garden Sheds

These buildings shall be screened from view and not extend higher than the project fencing.

5.1 Front Yard Landscaping

Landscaping of the front yards and visible portions of the side yards should be designed to enhance individual homes and specific sites. Plants should be chosen from species which complement house colours and neighbouring lots. Front yards with more than 10% grade should be terraced in shelves or by using landscaped retaining walls. Retaining wall materials are to be compatible with the house materials. Concrete retaining walls are permitted if they are highly patterned or of washed aggregate complete with detailed caps of brick or wood. Concrete retaining walls of more than 2'-6" in height must be terraced so that each lift is no greater than 2'6".

5.2 Trees/Sod

Three trees and sod with a minimum 3" of topsoil are to be planted by the builder and/or homeowner in the front yard and visible side yards within 6 months of completion of the house or when weather permits. The three trees are to be a combination of 3" caliper deciduous or 10'-12' coniferous trees. Completion of the landscaping forms part of the final acceptance requirements.

5.3 Fencing

All side and rear yard fencing will be co-ordinated in terms of design and detail based on the standard fence design options for the Subdivision (which will be provided by the Developer). Fencing must be constructed within 6 months of completion of the home or when weather permits and is the responsibility of the builder and/or home owner to construct and maintain. Front Yards: fences in front yards will be prohibited except for ornamental fencing approved by the Developer to a maximum height of 1.0 m or 3'-0". Side Yards: fence heights are to be limited to 1.8 m or 6'-0".

6.1 Signage

All "For Sale", builders and construction signs are to be in the approved standard format. Both temporary and permanent signage will be co-ordinated and approved by the Developer.

6.2 Recreation Equipment and Commercial Vehicles

Recreation vehicles and commercial vehicles in excess of 3/4 ton capacity shall not be stored in the front yard or driveway of any property between the building line and the curb, and if otherwise stored on the property, shall be screened to reduce unattractive visibility of such vehicles or equipment from abutting streets and adjacent homes. Satellite antennas must not be visible from the street, i.e., they must be screened from view.

6.3 Appearance

Each Purchaser must inspect the condition of the local improvements installed by the vendor including but not limited to the curbs, gutters, sidewalks, street lamps, fencing, etc., in, on, or around his/her lot prior to commencement of construction in order to determine if any of these local improvements are damaged. Written notice of any damages must be submitted to the vendor prior to commencing construction, otherwise costs for repairing damages for same shall become the sole responsibility of the Purchaser. The Purchaser is required to keep his lot clean and orderly during construction, There will be no burning of garbage. Purchasers found negligent will be back-charged for clean-up carried out by the Developer.

7.1 Initial Submission

The Builder shall submit two (2) copies of the following information to the Developer along with a security deposit in the amount of $2,500.00, - drawings of the house (plans, elevations sections at 1:50 or 1/4" =1'-0"}; - a site plan identifying lot grades, floor elevations, setbacks, house location and driveway slope at 1:100 or 1/8" = 1'-0". - a completed Application Form for House Plan Approval (indicating colours, materials and other specific information as requested in the form) The Developer or its Designated Design Consultant shall review the plan and recommend approval or rejection of the application based on the adherence of the plans to the guidelines. The Developer will make the final decision as regards approval or rejection of the application. A copy of the application form and a marked up set of plans shall then be made available to the Builder. The original application form and one set of similarly marked up prints will be kept for future reference. Any changes by the Purchaser from approved plans must be submitted to the Developer or its Designated Design Consultant for approval in writing. Incomplete applications will be returned to the Purchaser.

7.2 Interim Building Review

The Designated Design Consultant may carry out an on-site review of the home during construction. Periodic checks may be made to ensure conformance to approved grading plans and development guidelines. Modifications may be requested related to actual site conditions.

7.3 Final Building Approval

Upon being advised by the purchaser of the completion of the hone, the Developer's Design Consultant shall carry out a site review to confirm conformance to the Guidelines and the approval previously granted.

7.3 Final Building Approval

Upon being advised by the Purchaser / homeowner of the completion of the home, the Developer's Design Consultant shall carry out a site review to confirm conformance to the Design Guidelines and to the approval previously granted.

7.4 Refund of Security Deposit

Following the Final Building Approval and the completion of any deficiencies, the Building portion of the security deposit ($1,000.00 will be refunded by the Developer’. Following the acceptance of the Lot Grading Certificate ‘and installation of the required lot landscaping and confor- ming fencing, the landscape portion of the security deposit ($1,500.00) will be refunded by the Developer

Original Design Guidelines Information Only- Not Legal Document

Original documents that were originally registered.

Registered Caveats

Registered Encumbrances

Wedgewood Ravine Design Consolidated May 25 1995