SCHEDULE  “E” – McBeth Landing Residential Design Guidelines

ARCHITECTURAL DESIGN GUIDELINES AND SITE STANDARDS – September 20/06

The architectural design guidelines and site standards are specifically written to promote and enforce a high level of quality in the execution of housing design and site development for McBeth Landing. All house plans will be reviewed for compliance with the guidelines as detailed following. The Developer may require that modifications be made to plans and specifications in order to comply with guidelines or to take advantage of unique lot characteristics. The lot Purchaser shall provide a compliance deposit to be

held in trust by the Developer in the amount of Two Thousand ($2,000) Dollars (“Compliance Deposit”). This deposit is waived in the event the Purchaser has retained one of the Developer’s “Selected Builders” to construct the dwelling. The purpose of the Compliance Deposit is to ensure house construction is consistent with the architectural design guidelines and site standards and is refundable to the Purchaser subject to Section 3.12 herein.

The Purchaser may provide alternative details and solutions to those presented within the guidelines, provided that these alternatives comply with the overall objectives of the guidelines and that a high level of quality is maintained throughout.

1.0    GENERAL REQUIREMENT

The Purchaser shall comply with all by-laws of the City of Winnipeg respecting zoning and use of the Lot(s) and all applicable zoning and development agreements between the City of Winnipeg and the Developer.

2.0    SITE DEVELOPMENT STANDARDS

2.1     GENERAL STANDARDS

A)        Each driveway approach from the street to each lot shall be constructed and surfaced by the Purchaser with concrete, and/or interlocking bricks in accordance with the standards and requirements of the Private Approach By-Law of the City of Winnipeg on or before the date of occupancy of the dwelling or alternately extend the completion for nine months or such other period as may be approved by the Developer, in the event the date of occupancy occurs during the winter months.

B)        No excavation shall remain on the Lot except for the purpose of building on the same or for the improvement of the gardens and grounds thereof.

C)        No building waste or other material of any kind shall be dumped or stored on the Lot except clean earth for the purpose of leveling in connection with the construction of a building thereon or the immediate improvement of the grounds. The Developer may approve temporary storage of building waste in an approved container prior to removal from site.

D)           Final grading of each Lot and the adjoining boulevard fronting and flanking each Lot must be completed by the Purchaser in accordance with the site elevations and grading requirements provided by the Municipal Engineer after the dwelling has been constructed..

E)         Each Purchaser of a Lot is required to sod the boulevard fronting and flanking the Lot as and when required by the Developer upon notice.

F)         It is recommended the house purchaser consider constructing the house on piles especially if located within 350 feet of the Red River.

3.0     DWELLING TYPE AND SIZE

It is understood and agreed between the parties that the following minimum development standards and conditions shall apply to the Lot(s):

3.1     DWELLING TYPE AND SIZE

A) No dwelling, other than a single family dwelling, shall be constructed on a Lot.

B) Each single family dwelling shall have an attached garage providing a minimum of two parking spaces within said garage.

C) Each single family dwelling constructed within McBeth Landing shall have a minimum floor area of the following number of square feet as set forth in Table #1 and #2 below, unless the minimum is specifically reduced by the Developer.

TABLE NO. 1 BUILDING AREA STANDARDS PHASE 1 LOTS 1-8, BLOCK 1 and LOTS 1-8, BLOCK 2 and PHASE 2, LOTS 1-5, BLOCK 2:

HOUSE TYPE                                            HOUSE (Sq. Ft)

Bungalow                                                    1,400

Split Level                                                   1,600 on main levels

Bi-Level                                                      1,000 on main level

Two-Storey                                                 1,600

TABLE NO. 2 BUILDING AREA FOR THE REMAINDER OF THE SUBDIVISION:

HOUSE TYPE           RIVER VIEW LOTS             NON-RIVER VIEW LOTS

HOUSE (Sq. Ft)                      HOUSE (Sq. Ft)

Bungalow                1,600                                       1,500

Split Level               1,800 on main levels                 1,600 on main levels

Bi-Level                  1,200 on main level                   1,000 on main level

Two-Storey             2,200                                       1,900

D) All house building plans shall be approved by the Developer and at the sole discretion of the Developer, prior to the Purchaser making application for a building permit to the City of Winnipeg.

E) No residence shall exceed two storeys in height when viewed from the street. Roof slopes of not less than 5 in 12 are encouraged. See also item 3.3 A following.

3.2     EXTERIOR FINISHES (WALLS)

A) Permitted Exterior Materials Finish include clay brick, vertical or horizontal wood or masonite siding, stucco, stone, and combinations of the above. It is strongly recommended that a portion of the front façade of dwellings be faced with a brick, vertical or horizontal wood, stone or masonry finish.

B) On residences using stucco exterior finish, skip trowel, light or medium dash finish, and float finishes are encouraged. Swirl patterns, Munich patterns, and other “unique” finishes are to be avoided. Built-up stucco moldings and trim details are encouraged.

C) On residences using horizontal siding, all siding lengths should be cut to suit full required length, and closure mouldings to join two pieces of horizontal siding are to be avoided. Trim boards are encouraged around all window frames and are required at all corner intersections. Siding lap shall not exceed 6 inches (150 mm).

D) On residences utilizing clay brick veneers in combination with either stucco or siding, finish colours are to be chosen to avoid colour contrasts between materials.

E) Exposed foundation walls are to be finished with cement/plaster parging or better.

3.3     ROOFS

A) All roof structures are encouraged to utilize slopes of not less than 5:12. Acceptable roof finishes include cedar shingles, cedar shakes, concrete or slate tiles. Asphalt shingles are permitted. Flat roofs are permitted only after specific review of overall design by the Developer and may not be approved.

B) All exposed metal flashings, vents, stacks, etc., associated with roof finish must be painted or prefinished to match adjacent roof. Only minimal exposed galvanized metal will be permitted.

C) Applicants are encouraged to submit designs which make use of dormer windows and attic window solutions where appropriate to detail large unbroken extents of roof.

3.4     SOFFITS AND FASCIAS

A) Fascia boards and trim are to be of aluminium or wood construction, painted/stained to be consistent with exterior colour scheme. Vinyl fascias, trim or eaves are not permitted.

3.5     CHIMNEYS

A) Permitted materials for exterior chimney construction include clay brick, siding, stucco or stone to match house materials. Stainless steel/metal chimneys are not permitted in front or visible side yards. Metal chimney accessories (rainhats, spark arrester screens, etc.) should be either painted or screened by approved chimney materials.

B) The use of brick corbelling, built-up stucco moulding, and related trim is encouraged.

C) Exposed metal-insulated chimneys are not permitted. Cantilevered chimney enclosures are to be framed to within approximately 8” from grade to avoid the appearance of a rectangular cantilever.

3.6     DRIVEWAYS AND GARAGES

A) Permitted materials for driveway construction include interlocking pavers, and cast-in-place concrete. Applicants are encouraged to develop driveway designs which utilize a border material as well as drive surface material (two colours of interlocking pavers or paver border with concrete drive surface). Sidewalks should be either interlocking brick or concrete designed consistent with the driveway solution. No precast concrete slab paver sidewalks are permitted in front yards.

B) It is strongly recommended that attached garages be designed to accommodate front access only. Garage which extend forward from the principal building elevation are to be developed with same/similar materials as the remainder of the principal elevation, and applicants are encouraged to locate windows and pedestrian doors in this elevation where appropriate.

C) Garage roofs are subject to the same guidelines as the residence roof.

D) Garage doors are to be painted or stained to be complementary to the exterior colour scheme. Garage doors should utilize sufficient panels and trims to avoid the appearance of solid sectional industrial overhead doors.

E) Hip roof conditions above garage doors are encouraged. Dimension between head of garage door and underside roof overhang/soffits should be set at (approximately) 12 inches, but should not exceed (approximately) 30 inches.
 

F)     No carports are permitted.

3.7     EXTERIOR COLOURS

A) All exterior materials and especially High contrast colour schemes should be reviewed with the Developer upon submission of plans for approval or prior to installation of materials.

B) Preference will be given to colour schemes which are complementary in trim and detail colours against wall and veneer colours with relatively low contrast values. All colours are reviewed site by site.

C) Applicants are encouraged to select colour ranges in lighter to middle. High contrast colour schemes are discouraged.

D) Previously approved neighbouring residences will be considered as an important factor in colour scheme approvals.

3.8     REPETITION OF PLANS AND ELEVATIONS

A) The Developer will not approve the same package of house plans/exterior elevations/colour scheme within an (approximate) 3 lot radius on either side of the street unless, at the sole discretion of the Developer, specific siting circumstances warrant such repetition.

3.9     MISCELLANEOUS RESTRICTIONS

A) Satellite dishes, if erected on individual lots, if over 24” in diameter, must be sited completely within the rear portion of the lot and be screened from public view from streets and parks.

B) Recreational vehicles, trailers, boats, and commercial vehicles cannot be stored in the front yard or driveway of any property between the building line and the curb.

C) Free-standing garden/utility sheds, if constructed, must be located only in the rear of the lot and must be consistent with the exterior materials and colour schemes for the principal residence. Prefabricated metal/vinyl construction pre-packages are discouraged.

D) Front and rear building yard setbacks will be as applied under the R1-4 Single Family Zoning District standards as designated by the City and applied to all lots except as may be modified for the Red River Dike lots . The sideyards will be 5’ with the following exceptions:

1)      4’ sideyards will be permitted on Lots 1-8, Block 1.

2)      Sideyards as prescribed under R1-4 Zoning will be permitted on Lots 9 and 28, Block 1.

3)      A maximum building width of 40’ will be permitted on Lots 1 to 6, Block 2. The home is to be centred on the lot.

3.10   FENCING

A) Fences are permitted in accordance with the R1-4 Single Family Zoning District. No fencing shall exceed 6’6” in height.

3.11   DESIGN REVIEW PROCEDURES

In addition to the review/approval/permit process enforced by the City of Winnipeg, the applicant is required to comply with the McBeth Landing Design Guidelines and to submit plans and exterior elevations along with a site plan prior to applying for a building permit.

A) The guidelines contained within this document shall in no way limit the legal liability of the applicant or his agent with respect to any act, statute, or bylaw.

B) The issuance of an approval, or provision of other information by the Developer or their agents shall in no way limit the legal liability of the applicant or his agent in respect to any act statute, building code, or bylaw.

C) In all cases approved houses shall take precedence over subsequent applications.

D) It is a condition of these guidelines that each house receive formal house design and plot plan approval from the Developer.

E) While not mandatory, it is strongly recommended that preliminary approval be obtained for the basic design of the house before detailed plans are prepared. It should be remembered that houses approved prior to an application being made may well dictate or limit the type of house to be developed on a particular lot. Applicants are advised to contact the Developer to determine the extent of any design restrictions which may be applied to their lot(s).

F) The approval submission shall consist of the following: two complete sets of house plans, elevations and plot plans.

G) Approval submissions shall be delivered to the offices of McBeth Landing, 3611 Roblin Blvd., Winnipeg, Manitoba. Submissions will be evaluated by McBeth Landing within two (2) working days or less.

3.12   COMPLIANCE REFUND PROCEDURES

A) The Developer may, from time to time, carry out on-site observations of construction to confirm compliance with the design guidelines and approved grades.

B) Upon advice from the builder/applicant of the completion of the construction, a final inspection will be carried out by the Developer to confirm compliance. All seasonal work must be completed prior to this inspection.

C) Following the receipt of the final inspection form, a calculation of refund will be made, or a list of deficiencies to be completed will be provided to the builder/applicant prior to release of compliance refund.

D) The Developer at its sole discretion may register the Design Guidelines and Site Standards as a caveat on the Lot. Design Guidelines and Site Standards are subject to exceptions at the sole discretion of McBeth Landing, the Developer.