Architectural Controls

DEVELOPER ARCHITECTURAL CONTROLS* - For when you are ready to build your Gull Lake cabin, beachside cottage or vacation home at Aspen Rise

INTRODUCTION

Aspen Rise is a unique lakeside development aimed at providing a simple recreational cottage lifestyle of yesteryear.  The intent of these Architectural Controls is to promote a variety and richness of individual central Alberta beachside cottages, cabins and houses while at the same time providing cohesiveness to the entire subdivision that blends in with the existing community of Parkland Beach.  Adherence to these controls by all lot owners will ensure that your investment is protected while allowing everyone to quietly enjoy all that Aspen Rise and the Summer Village of Parkland Beach have to offer.

The preferred types of buildings for the development include a range of simple, rustic building forms from "A-frames", single storey loft cottages, two-storey cabins with gabled or dormered roofs, through to prairie ranch style houses with wrap-around decks.  Where possible, exteriors should display natural earth tone colours and natural-looking materials.  Rock, wood and timber accents are encouraged.  Inviting entrances with front porches and enclosed sunrooms to generate a welcoming small-town community feel are encouraged.  Mobile homes or modular homes that look like double-wide mobile homes are not permitted, nor are Park Model trailers.

Minimizing environmental impacts is everyone's responsibility.  The Developer and the Summer Village of Parkland Beach believe that low-cost energy saving measures should be used where possible.  Dwelling design details should attempt to incorporate cost-effective "Built Green" initiatives, such as higher insulation ratings for the building shell and low flow water fixtures.

ARCHITECTURAL CONTROLS

There are a number of basic standards for development that have already been established by the Summer Village of Parkland Beach Land Use Bylaws.  The Architectural Controls for Aspen Rise provide further direction and clarification, building upon the framework of the bylaws.  Conforming to these Architectural Controls shall not supercede the Summer Village Land Use Bylaws nor the approval process dictated by the Municipality.  Adherence to these Controls is mandatory.

 

1.0 RELAXATION OF CONTROLS

In the pursuit of a high standard of design and a pleasing variety of housing styles, the Developer may relax specific guidelines to better achieve the above objectives. Since it shall be at the discretion of the Developer to determine whether an individual design offers sufficient quality to grant the relaxation of one or more of the guidelines, you are advised to consult the Developer prior to finalizing any detailed Gull lake cabin, cottage, or house plans.

Notwithstanding any statement in this document, the Summer Village of Parkland Beach reserves the right of final approval of the exterior design and colour, site layout, and site work for all homes in Aspen Rise.

 

2.0 BUILD COMMITMENT

The Purchaser hereby commits to having a dwelling in place on his lot within seven years of purchase.  No accessory buildings may be erected prior to a dwelling being erected.  At the time of lot purchase, the Purchaser shall provide an irrevocable Letter of Credit of $2500 to the Summer Village of Parkland Beach.  The Letter of Credit shall be in a form and from a financial institution acceptable to the Summer Village and payable to the Summer Village upon presentation.  If a dwelling is not completed or is not in construction by the end of the calendar year of the seven year period (determined by date of sale), the Letter of Credit is forfeited to the Summer Village of Parkland Beach.

 

3.0 BASIC LOT REQUIREMENTS

The siting and size of the building or buildings shall conform to the requirements of the Summer Village of Parkland Beach Land Use Bylaw. The Gull Lake cabins, dwellings and open spaces on each lot shall be developed to achieve a pleasant and inviting streetscape, while providing privacy of each dwelling and taking maximum advantage of the natural characteristics of the lot such as sun angles and the unique terrain within Aspen Rise.  Where possible, siting and house layout should minimize blocking of views, overview and overshadowing of neighbours.  Building setbacks from the front, rear and side property lines as well as the maximum site coverage shall conform to the requirements of the Summer Village of Parkland Beach Land Use Bylaw.  The approved Grading Plan will provide notable perimeter lot grade information and any notable limitations to the Purchaser of each lot to assist in the design and siting of the house.

 

3.1 UPKEEP OF LOT

The Purchaser is required to maintain the lot at all times including trimming of grass, weed control, and keeping it trash and debris free.

 

3.2 LOT GRADING

Lot grading is to be consistent with the subdivision grading plan, and more specifically, in concert with the finished grades existing on site at time of lot possession.  Slope-adaptive housing in steeper areas and building placement on existing plateaus should be utilized where possible.  Retaining walls are to be avoided and landscaping used to make up grade differentials.  Railway ties are not permitted for use in retaining walls.  Landscape ties, concrete, and stacking blocks may be used in retaining walls.  Any retaining wall in excess of 1.0m must be designed by a certified Geotechnical Engineer.

Particular attention should be paid to the provision of a proper lot surface drainage.  Finished grades immediately around the house should provide a minimum 2% slope away from the building. No grading shall be done which causes water retention on the lot, or causes point sources of flow to drain into neighbouring lots.  Drainage from one lot to a neighbouring lot, when unavoidable, should be dispersed as much as possible to assist in natural infiltration.

 

3.3 LANDSCAPING

The planting of trees and shrubs and use of natural slow-growing grasses is highly encouraged.  As a minimum, the landscaping will provide for seeding or sodding of all disturbed yard areas and the planting at least two aspen trees, of at least 2.0m in height and 40mm caliper in the front yard.  Planting of additional trees and shrubs shall consist of native or common, non-invasive species.  We suggest you check if any proposed plants are deemed invasive by visiting www.invasiveplants.ab.ca.

 

3.4 FENCES

Fences are allowed as per the Summer Village of Parkland Beach Land Use Bylaw.  Lateral wood plank or log rail fences that lend to the cabin and cottage feel of the development are encouraged.  Chainlink fences are not permitted in front yards.  Purchasers are encouraged to work with adjacent property owners to agree on the same type of fences prior to installation.

 

3.5 DRIVEWAYS

Driveways shall meet the requirements of the Summer Village of Parkland Beach Land Use Bylaw, and will require a Road Allowance Alteration Permit to install culverts and driveways.  Driveways shall be finished with packed gravel as a minimum, but Purchasers are encouraged to use a hard surface such as asphalt, broom-finished concrete, exposed aggregate or interlocking pavers.  Driveways are to be constructed with a properly placed culvert to allow ditch drainage.  Required culvert sizes are identified in the detailed design engineering drawings.

 

3.6 WATER SOURCE

The Purchaser is responsible to arrange a certified drilling company to install a well when needed.

 

3.7 SEWAGE SYSTEM

In accordance with the Summer Village of Parkland Beach bylaw, the Purchaser shall provide on-site sewage collection in accordance with the requirements of the Government of Alberta Municipal Affairs Private Sewage Disposal Systems Regulation 229/97, or the latest approved Regulations.  Please refer to http:/www.municipalaffairs.gov.ab.ca/cp_private_sewage.cfm to confirm the current regulations in place for Private Sewage Systems.  Beyond the current regulations, if a septic field is proposed for sewage treatment, the Summer Village requires a soils investigation to confirm proper operation of a septic field.

The sewage connection from the home shall exit the foundation or basement for a minimum of 3 metres in the direction of the street, before changing direction towards the private sewage disposal system.  This is to provide for the future possibility that the Summer Village may install a central sewage collection system.

 

4.0 BASIC DWELLING REQUIREMENTS (THE HOME)

The design of the central Alberta beachside cottages and all Aspen Rise dwellings should contain enough variety from other homes to create interest and avoid uniformity while at the same time achieving a balanced harmony of forms and colours that are of the rustic cabin/cottage/farmhouse themes.  As per the Summer Village of Parkland Beach Land Use Bylaw, houses shall be a minimum 650 sq. ft.  Refer to the Bylaw for futher information on maximum building coverage on a lot, maximum roof heights, setbacks, etc.

 

4.1 MASSING AND REPETITION

Houses of similar plan and elevations shall be separated by at least four other houses. The same house plan may be situated next to a similar house provided sufficient changes are made to the front elevations. The decision as to whether the proposed changes are adequate shall be made by the Summer Village at their sole discretion, in order to avoid monotony in the streetscape.

 

4.2 EXTERIOR

Special attention to the exterior treatment of the house is necessary. Detailing which is important to the design's integrity is considered essential and should not be omitted.

 

4.2.1 ROOFS

The preferred primary roof slope is 12:12, and a primary roof slope should not be less than 8:12 without demonstrating that the type of house so warrants it.  The specific roof forms that are encouraged include: A-frame, gable, cottage (hipped, combination cottage and gable, dormers (with gable, bay or cottage roofs), mansard, bays and turret.  

Flat roof forms are not allowed. Second floor areas shall generally be set within roof forms. Second floor cantilevers should be avoided, except over porches.

Asphalt shingle, cedar, treated shake, slate/slat-like or metal roofs roofing material are preferred.   

 

4.2.2 WALL EXTERIORS

Where possible, exteriors should display natural earth tone colours and natural-looking materials such as wood, log, Hardie Board or large plank textured vinyl siding, with rock accents or chimneys.  Vinyl siding will be allowed if it is a wide-plank textured product in suitable earth tones and if enough trim and detailing is used to to break up and offset the monotony of the vinyl siding.  Lighter siding colours are discouraged and may not be approved if sufficient contrast is not provided by the trim and detailing.  Stucco will be allowed with enough trim and detailing to break up and offset the monotony of the stucco.  Rock, wood and timber fascia and accents are encouraged. 

Fireplace vents are not allowed on the streetside facade.  Exposed metal flues are to be avoided.  Masonry chimneys shall be clad in stone, artificial stone brick, Hardie Board siding or a tasteful combination thereof.

 

4.2.3 WINDOWS AND DOORS

Windows and doors should be designed as an integral part of the house and enhanced detailing and trim is recommended. Generally square or vertically rectangular windows with traditional muntin bars are encouraged.

Asymmetrical window forms and horizontal windows may be permitted in certain designs at the discretion of the Developer.

Wood and metal doors are to be painted a complementary colour.  Rustic looking front doors with glass and muntin bars are encouraged, whereas common steel doors with standard glass inserts are to be avoided.

 

4.2.4 ENTRANCES, PORCHES AND DECKS

Inviting entrances with front porches and enclosed sunrooms to generate a welcoming small-town community feel are encouraged.  Porches are encouraged to be a dominant element on the street elevations. Porches encourage neighbourliness and they create a richness of detailing on the house facade.  Porches or decks may extend the perimeter of the building or any lesser portion thereof, depending on individual design constraints.

 

4.2.5 FOUNDATIONS

Any exposed foundation walls require stone cladding, parging, or suitable trim to break up the monotony of the concrete and match the character of the rest of the building.

Refer to the Summer of Village Land Use Bylaw for lots for which a below-ground foundation is proposed and deemed to be in low-lying areas, as confirmation of water table elevation is required.

 

4.2.6 EXTERIOR LIGHTING

Recessed pot lights on front and rear porches are encouraged. If pole or wall mounted fixtures are used, they must minimize light pollution by using light cutoff housings that create a downlight effect.

 

4.3 GARAGES, GUEST HOUSES AND ACCESSORY BUILDINGS

Refer to the Summer Village of Parkland Beach Land Use Bylaw for specific requirements and restrictions.  In addition, where possible such secondary buildings should be finished to match the character of the home and the Aspen Rise development.  Secondary buildings shall in general be placed discretely to allow the primary home to be the dominant structure, and allow for a pleasant and inviting presence from the front of the lot.  Tent garages and pole sheds are not permitted.

 

4.4 SATELLITE DISHES OR ANTENNAS

Satellite dishes not exceeding 24 inches in diameter are permitted to a maximum of 2 dishes per Unit.  Dishes are to be placed to reduce dish visibility from the front of the lot.

 

4.5 SHALLOW UTILITY LINES

Shallow utility services are provided up to the property line.  The Purchaser shall be responsible for the cost and completion of all utility connections to the specifications of the Developer.

 

5.0 APPROVAL PROCESS

In addition to the Development Permit process required by the Summer Village of Parkland Beach, the Developer has established a pre-application design review process to ensure that the proposed dwelling and lot development conforms with the Architectural Controls and the general cottage community intent of Aspen Rise.  **This process will cease when the Aspen Rise maintenance agreement has expired and the subdivision is released to the Summer Village.

 

5.1 ARCHITECTURAL APPROVAL

The Purchaser must make application for Architectural Approval (the "Application") before submitting plans to the Summer Village of Parkland Beach for a Development Permit. **This process will cease when the Aspen Rise maintenance agreement has expired and the subdivision is released to the Summer Village.

 

In order to assist the Purchaser with the preparation of the house siting plan, the Developer will provide to the Purchaser the following building grades information:

• property lines,
• location of shallow utility service drops,
• approx. existing grades at property corners,
• required or suggested finished grades,
• number of, size, elevation and slope of culvert(s) required under driveway.

The Application to the Developer shall include the following documentation:

a.    two copies of the house siting plan drawn at a 1:200 scale, which will identify the following.

• finished grade elevations at the midpoint of the side property lines,
• finished grade elevations at all house corners, main entry to the house, centre point of the garage doors and garage corners where applicable.
• surface drainage pattern including the location, size and depth of swales,
• top of footing elevations,
• elevation of basement and garage floor slabs,
• elevation of finished main floor,
• outside deck elevations,
• all exterior dimensioning of the house and garage,
• location of the house and garage from all property lines,
• location and sizes of decks, patios, stairs, ramps, and walkways,
• slope of driveway,
• location and type of fencing
• details of exterior finishings including materials and colours

 b.    two sets of complete house construction drawings including plan views, elevations and sections drawn at either 1:50 scale or ¼" scale;

The Application will be reviewed by the Developer to determine its adherence to the Architectural Controls. The Developer will issue an approval, rejection or list of required amendments within 15 working days.

A marked-up set of plans shall be returned to the Purchaser by the Developer.  The original application and drawings will be signed by the Purchaser at this time to certify that he has understood all requirements pertaining to his approval.  The original application form and one set of marked-up plans will be kept by the Developer for future reference.

The Purchaser is reminded that in addition to complying with the requirements of these Architectural Controls, he must comply with all other regulations of regulatory bodies having jurisdiction. The Developer's architectural approval does not constitute approval to proceed with construction.  The Purchaser will still need to submit the Development Permit application and obtain approval from the Summer Village of Parkland Beach prior to commencing construction.

 

6.0 BUILDING CONSTRUCTION MANAGEMENT

The following instructions and regulations apply to all Purchasers of lots, their contractors, agents or anyone acting on their behalf.  Any deviation from these procedures must be authorized in writing by the Developer, and the Purchaser shall ensure that no Summer Village of Parkland Beach bylaws are contravened.

 

6.1 APPEARANCE DURING CONSTRUCTION

As per the Summer Village of Parkland Beach, the Purchaser is required to keep his lot clean and orderly during construction. Materials or trash must be properly secured or contained. No dumping of grading material, building waste or disturbing of adjacent lots or Municipal Reserves is allowed. No burning of garbage is allowed.

 

6.2 SURVEY

Iron survey pins will be installed by an Alberta Land Surveyor as required by the Land Titles Act at the Developers cost.  If it is necessary to replace a lost or damaged iron pin, it must be done by an Alberta Land Surveyor and the cost of such replacement shall be the responsibility of the Purchaser.

 

6.3 DISPOSAL OF SURPLUS MATERIAL FROM EXCAVATIONS

Purchasers are requested to attempt to keep and disperse excavated materials within the confines of the lot or lots in their possession. Surplus materials shall not be dumped or disposed of elsewere within the development. The Purchaser shall be responsible for the cost and removal of any spillage or materials from any area outside of the confines of the lot.

 

6.4 OTHER CONSTRUCTION WASTE

Packaging material and other waste materials from the construction site must be disposed of in the proper manner at an authorized landfill site outside of the subdivision area. Purchasers shall be held liable for the cost of removal of any waste materials which are found dumped within the subdivision.

 

6.5 PREVENTION OF DAMAGE AND REPAIR OF DAMAGED INFRASTRUCTURE

Purchasers and/or their Builders shall be expected to take normal precautions to prevent damage to installed infrastructure such as roads, culverts and shallow utility services.  The Purchaser shall be held liable for the cost of any repair due to damages they or their agent may cause.  Please be aware that there is an annual Road Ban in place for the roads within the Summer Village.  Contact the administration office for more details.

 

7.0 UNFORESEEN PROBLEMS AND DISCREPANCIES

The Purchaser should ensure they are familiar with the grading plan and finished lot grades and any limitations on building envelopes due to slope constraints prior to purchase.  Neither the Developer nor his consultants will be responsible for any site discrepancies. Should lot remedial work be required either before or after construction is complete, responsibility for costs, design and construction lies with the Purchaser.

 

{Last updated June, 2009 as approved by the Summer Village, with minor revision to Section 3.2 on September 23, 2009 and invasive plant website added April, 2010}