RIVERSONG - PHASE 5 ARCHITECTURAL DESIGN GUIDELINES · Phase 5 of RiverSong is located south of...

RIVERSONG - PHASE 5 ARCHITECTURAL DESIGN GUIDELINES

REPORT

AUGUST, 2012

I B I G R O U P R E P O R T

TABLE OF CONTENTS

August, 2012 Page i.

1. THE COMMUNITY OF RIVERSONG ....................................................................................... 1

2. PHASE 5 RIVERSONG ............................................................................................................ 1

2.1 Architectural Theming of RiverSong Phase 5 .................................................................................... 2

3. APPROVAL PROCESS ........................................................................................................... 2

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

3.1 .1 Prel iminary Review . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2

3.1 .2 Formal Appl icat ion Submission . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2

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

4.1 Setbacks ................................................................................................................................................. 3

4.1 .1 Bui ld ing Envelope . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3

4.1 .2 Sit ing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3

4.1 .3 Minimum Habi table F loor Area Excluding Basements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3

5. ARCHITECTURAL DESIGN GUIDELINES ............................................................................. 4

5.1 Repetition ............................................................................................................................................... 4

5.2 Building Form and Massing ................................................................................................................. 4

5.2 .1 Garages . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4

5.2 .2 Driveways and S idewalks . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5

5.2 .3 Roof Design andP . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5

5.2 .4 Front Porches . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5

5.2 .5 Corner Lo ts . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6

5.2 .6 Rear E leva t ions on Ament iy Spaces . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6

5.2 .7 Walkout Lots . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7

5.2 .8 Lots Outside of the 10 Minute Response T ime . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7

5.3 Building Materials ................................................................................................................................. 7

5.3 .1 Colours . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7

5.3 .2 Primary Wal l M ater ia ls . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8

5.3 .3 Secondary Wal l Mater ia ls . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8

5.3 .4 Masonry . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8

5.3 .5 Roof Mater ia ls . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8

5.3 .6 Front Ent ry Door . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8

5.3 .7 Garage Doors . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9

5.3 .8 Rai l ings . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9

5.3 .9 Trim and Sof f i t s . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9

5.3 .10 Windows . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10

5.3 .11 Exter io r L ight ing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10

5.3 .12 Reta in ing Wal ls . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10


TABLE OF CONTENTS (CONT’D)

August, 2012 Page ii.

6. LANDSCAPING ...................................................................................................................... 10

6.1 Security Deposit .................................................................................................................................. 10

6.2 Completion of Landscaping ............................................................................................................... 11

6.3 Landscape Requirements ................................................................................................................... 11

6.4 Fencing ................................................................................................................................................. 11

7. DISCRETION .......................................................................................................................... 12

7.1 Discretion ............................................................................................................................................. 12

7.2 No Right to Enforce ............................................................................................................................. 12

7.3 Right to Amend .................................................................................................................................... 12

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 APPENDIX – G Tree Planting Plan APPENDIX – H Standata Information


RIVERSONG - PHASE 5

ARCHITECTURAL DESIGN GUIDELINES

AUGUST, 2012 Page 1

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 approximately 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 5 RIVERSONG

Phase 5 of RiverSong is located south of River Heights Drive and is comprised of 37 single

detached laned homes, 23 single detached homes with a front attached single car garage, and 48

semi-detached homes with a front attached single car garage. The three product types will provide

a broad range of choice for consumers.


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August, 2012 Page 2

2.1 Architectural Theming of RiverSong Phase 5

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. 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 Cochrane’s 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 PREL IMINAR Y R EVIEW

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 Architectural

Coordinator for preliminary review to ensure that they are on the right track. The Architectural

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 FORMAL A PPL ICAT ION SU BMISSION

Builders will have to submit their plans to the Architectural 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 Architectural Coordinator will require the

following information submitted via www.archcontrol.com

Plot Plan (1:200 scale) showing the following:

Lot size

Building envelope

Setbacks

Lot coverage

http://www.archcontrol.com/


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August, 2012 Page 3

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. All drawings are to have the homeowners

names removed. IBI Group will provide information regarding usernames and passwords for

builders submitting for architectural approval in RiverSong. Please contact

[email protected] 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 BUILDING ENVEL OPE

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 and R-2 sections as well as General Rules section from the 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 SIT ING

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.

4.1 .3 MINIMUM HAB ITABL E FL OOR AREA EXCL UDIN G BA SEMENTS

R-1 Lots

Two Storey Minimum 1100 sq ft.

Bungalow Minimum 800 sq ft.

R-2 Semi Detached Lots

Two Storey Minimum 1100 sq ft. (per side)

Bungalow Minimum 800 sq ft. (per side)

mailto:[email protected]


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August, 2012 Page 4

5. ARCHITECTURAL DESIGN GUIDELINES

5.1 Repetition

For the single family homes, 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

Architectural Coordinator’s 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 Architectural Coordinator will request the applicant to make

design changes.

For the semi detached homes, each semi detached building (2 units) must be separated by at least

2 buildings with a different front elevation. Every third building may repeat.

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 Architectural Coordinator.

5.2 Building Form and Massing

5.2 .1 GARA GES

All semi detached (R-2) homes will require a single front attached garage. The garage is not meant

to detract from the architecture of the home and is intended to be designed to enhance the façade.

The garages may be connected and located in the center of the unit or they may be separated and

placed on the outer edges of the unit. Single car front attached garages will be required on the R-1

lots located on Block 19 Lots 1-10 and 40-52.

It is encouraged that the wall between the garage door and the front entry porch of the (R-2) homes

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.

Rear detached garages will be required for all single family homes that side onto a street. This will

include

Block 16 Lot 39

Block 19 Lot 39

These rear detached garages must be constructed at the same time as the principle building and must use the same exterior materials as the principle building. These garages must also incorporate a carriage style garage door.

All other single family homes do not require a garage. If a rear detached garage is submitted with

the house plans by the builder, it will be reviewed by the Architectural Coordinator. If a Homeowner

is building a detached garage, it does not need to be reviewed by the Architectural Coordinator but

it must meet all of the rules of the Cochrane Land Use Bylaw. A building permit is required. All

detached garages are to use the same exterior materials as the principal building. Carriage style

garage doors are not required for detached garages on interior lots.


RIVERSONG - PHASE 5


August, 2012 Page 5

5.2 .2 DRIVEWAYS AND SIDEWA LKS

At minimum, driveways, where required must be broom finished concrete with a deep tool joint

required as per engineer’s 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.

All laned homes, except for those flanking a side street, will require as a minimum, a 20 x 20 gravel

parking pad that is accessed from the lane. Parking pads are to be built using a pressure treated

wood edging on three sides.

5.2 .3 ROOF D ESIGN AND P

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 chimneys are highly encouraged. Chimney boxes or flues on the front

elevation will not be permitted.

5.2 .4 FRONT PORC HES

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 Architectural 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.


RIVERSONG - PHASE 5


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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 Architectural Coordinator.

5.2 .5 CORN ER LOT 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.

Lots requiring this side elevation

treatment are:

Block 16 Lot 39.

Block 19 Lots 1, 21, 22, 39, 40, 52.

Block 20 Lots 1.

Corner lots will also require rear

elevation detail.

5.2 .6 REAR EL EVATION S ON AMENT IY SPAC ES

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 shown on the building plans.

Deck columns for these homes must be a minimum size of 12” x 12” and are encouraged to extend

from grade through the deck and terminate at the railing level. 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. 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 font elevations.


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5.2 .7 WALK OUT 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 12”x12” 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.

All semi detached walkout lots must build a deck at the time of construction and must be shown on

the building plans. Deck Columns must be a minimum size of 12”x12” extending from grade to the

underside of the deck joist.

5.2 .8 LOTS OUT SID E OF T HE 10 MIN UTE RESPONSE T IME

Within Phase 5, the following lots fall outside of the 10 minute emergency response time:

Block 20 Lots 1 to 48

Block 19 Lots 22 to 52

Due to this, homes built on these lots must meet the 2006 Building Code of Alberta, in particular the

following:

STANDATA 06-BC1-021

STANDATA 06-BC1-022

STANDATA 06-BC1-025

Please Refer to Appendix H for more information

5.3 Building Materials 5.3 .1 COL OUR 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 Architectural 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 Architectural Coordinator.


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5.3 .2 PRIMAR Y WALL MATERIA LS

Wider (double 5”) and darker Vinyl siding or Composite siding will be the primary wall material for all homes Phase 5. Based on product availability, a smaller profile may be approved as long as it is a bevelled profile. Dutch lap profile vinyl siding is not permitted.

5.3 .3 SEC ONDAR Y WALL MATER IALS

Secondary wall materials may consist of cedar shakes, vinyl 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 MASONR 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 ROOF MAT ERIAL 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)

Alternate roofing materials may be approved by the Architectural Coordinator. Samples will be required prior to consideration by the Architectural Coordinator.

5.3 .6 FRONT ENT RY D OOR

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.


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5.3 .7 GARA GE D OOR S

Must be contemporary versions of Carriage House or Renaissance door with simple lines that are compatible with the home designs.

Material may be aluminum or wood and should match the main body colour or the trim colour of the home.

5.3 .8 RAIL IN GS

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

5.3 .9 TRIM AND SOFFIT S

Modern trim materials used in a traditional manner will assist the houses in RiverSong Phase 5 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 Phase 5.

All corner boards are to be a minimum of 3 inches wide when using vinyl and a minimum of 4 inches wide when using smart board, or composite materials.

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.

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 ½” proud of the stone. White flashing is to be used over trim.


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August, 2012 Page 10

The fascia on open gables on the front and other highly visible elevations is encouraged to be constructed with a composite material but aluminum will be permitted. 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. Rainware is to be white in colour.

Basement windows that are at a lower elevation do not require trim.

5.3 .10 WIND OWS

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 or side elevations.

Skylights, if used, should be black in colour to match the roofing and should have a flat profile. Skylights should be incorporated on rear elevation and should not be visible from the street.

5.3 .11 EXTER IOR L IGHTIN 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 .12 RETA INING W ALLS

Where retaining walls are required, they are to be constructed using natural materials such as

sandstone, pressure treated wood or segmental blocks. Wing walls which are built as extensions of

the foundation wall may be constructed with concrete. 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 Cochrane’s final grade approval in order to obtain a final inspection.


RIVERSONG - PHASE 5



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.

The Developer will provide each Phase 5 laned detached lot (excluding all duplex lots) with one (1) tree planted in the front yard, once the lot has been graded and loamed and the home is occupied. The homeowner is responsible for contacting MD Landscaping at 403.932.6438 to have the tree planted and the order must be placed with MD Landscaping within one (1) year of the occupancy date. If the homeowner does not wish to have a tree planted in their front yard, they must notify the developer. The trees selected and provided will be at the discretion of the developer and will be in accordance with the Riversong Phase 5 tree planting plan shown in appendix G. If there is not enough room in the front yard to accommodate a tree, there will be no substitute provided by the developer.

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 Architectural Coordinator.

6.4 Fencing

All fencing in Riversong Phase 5 is to be coordinated in design and colour and is to be built in

accordance with the Typical Fencing Detail shown in appendix F. If a lot has a chain link fence in

the rear yard, then the side yard fencing may be a black chain link fence that matches the

Developer’s specification. If a wood privacy fence is desired for more privacy, this will be permitted

however the last 8 feet of the fence that ties into the chain link fence must be dropped to 4 feet in

height.

Any interior fencing is to be overlap board wood screen, standard wood screen, built as per appendix “F”. Black chain link fencing will be allowed as an interior fence on lots that have chain link fencing on the rear property line provided by the developer. Rear yard fencing on open spaces may be provided by the developer and will consist of 4’ high black chain link fencing. 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.


RIVERSONG - PHASE 5



7. DISCRETION

7.1 Discretion

Not withstanding anything else set out in these guidelines, Tamani Communities and IBI Group’s

Architectural 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.

7.2 No Right to Enforce

Only the Developer 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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RIVERSONG - PHASE 5


APPENDIX A

ARCHITECTURAL HOME STYLES


RIVERSONG - PHASE 5



RIVERSONG - PHASE 5


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RIVERSONG - PHASE 5



RIVERSONG - PHASE 5


APPENDIX B

FORMAL APPLICATION PROCESS


RIVERSONG - PHASE 5


RiverSong Review and Approval Process

TASK RESPONSIBILITY

Prepare and submit preliminary design and completed

application

(Builder) Optional

Preliminary plan review by the Representative and

comments back to the Applicant

(IBI) Group

Complete detailed design incorporating revisions (Builder)

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

(Builder)

Approved plan receives “Reviewed and Accepted”

Stamp

(IBI) Group

Issue Grade Slip (IBI) Group

Building Permit Application to The Town of Cochrane.

c/w Copy of Site Plan and Grade Slip

(Builder)

Issue Building Permit Town of Cochrane

Pre Construction Report to be completed on

www.archcontrol.com

(Builder)

Footing Check by Surveyor (Builder)

Final Inspection by the Developer – identify

deficiencies

Tamani Communities

Resolve deficiencies (Builder)

Final Acceptance Notice Tamani Communities




RIVERSONG - PHASE 5


APPENDIX C

TOWN OF COCHRANE LAND USE BYLAW

(FOR CONVENIENCE ONLY)

Town of Cochrane Office Consolidation .1.ai.1.1.1.1.12. 42

SECTION 12.0.0 GENERAL REQUIREMENTS FORRESIDENTIAL DISTRICTS

12.1.0 OBJECTS PROHIBITED OR RESTRICTEDIN A RESIDENTIAL DISTRICT

12.1.1 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;

b) 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) a maximum of two (2) units will be allowed;

C) 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

D) the unit(s) shall be parked parallel to the driveway;

c) an industrial or construction vehicle except when such a vehicle is required pursuant to a development or building permit for that lot;

d) 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 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.

12.2.0 GARDEN SUITES

12.2.1 A garden suite is considered incidental and subordinate to the principalresidence and shall:

a) comply with all Alberta Building Code and other Provincial and Municipal regulations;

b) be at-grade and not exceed 40% of the gross floor area of the principal residence to a maximum gross floor area of 80 m²;

c) have a minimum gross floor area of 30 m²;

d) 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;

e) not exceed one (1) storey in height;

f) 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;

g) 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;

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;


i) notwithstanding provisions elsewhere in this Bylaw, have a minimum rear yard setback of 1.2 m;

j) comply with applicable architectural guidelines and be compatible with the neighbourhood;

k) have full utility services through service connections from the principal residence.

12.2.2 The registered owner of the lot shall:

a) be limited to one (1) garden suite or one (1) accessory suite;

b) not subdivide title to the garden suite or accessory suite.

12.3.0 ACCESSORY SUITES

12.3.1 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.

12.3.2 An accessory suite shall:

a) be accessory to the principal residence;

b) comply with the Alberta Building Code and all Municipal and Provincial regulations;

c) create minimal structural changes to the front exterior of the principal building, which shall appear as a single dwelling unit;

d) not exceed 40% of the gross floor area of the principal dwelling;

e) have a minimum gross floor area of 30 m²;

f) have full utility services through service connections from the principal residence;

g) 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 An accessory suite may be located in an accessory building.

12.3.4 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) The maximum height of the accessory building measured from the finished grade to eave line shall be 4.5 m;

b) 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;

c) 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;

d) The accessory building shall have a minimum rear yard setback of 1.2 m and a minimum side yard setback of 1.2 m.

12.4.0 REQUIREMENTS FOR MULTI-UNITDWELLING DEVELOPMENTS

12.4.1 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.


12.4.2 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 m² for each dwelling unit located at or below grade;

b) Balconies and Porches: A minimum width or length of 1.5 m and a minimum area of 4.5 m² for each dwelling unit.

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.

12.4.4 Landscaping of a lot for a proposed development shall be in accordance with Table 11.26.1.

12.4.5 The principal entry for every dwelling unit, except apartment units, must be separate and directly accessible to ground level.

12.4.6 The arrangement of the buildings in a dwelling group should strive to maximize privacy and is subject to the approval of the Development Authority.

12.5.0 FRONT YARD SETBACKS

12.5.1 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.

12.5.2 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.

12.6.0 CONTROLLED APPEARANCE

12.6.1 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.

12.6.2 The façade of buildings shall be maintained to the standard shown on the site plan and elevation drawings approved by the Development Authority.

12.6.3 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) the height of the main floor above grade to be consistent with the height of the main floor of buildings in the immediate area;

b) a minimum 4:12 roof pitch;

c) exterior finishing materials used on the roof and exterior walls to be consistent with those used on the buildings in the immediate area;

d) a minimum 400 mm roof overhang or eaves;

e) a maximum 3:1 length-to-width ratio;

f) a minimum 6.7 m width;

g) a permanent foundation;

h) removal of the hitch and running gear.


12.7.0 SHOW HOME PARADES (03/2008)

Where there is a developer sponsored parade of show homes, dwelling units may be temporarily attached for the duration of the show home parade, but must be returned to the use intended by the bylaw prior to occupancy.


SECTION 13.0.0 RESIDENTIAL SINGLE-DETACHED DWELLINGDISTRICT (R-1) LAND USE RULES

13.1.0 PURPOSE AND INTENT

13.1.1 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.

13.2.0 LIST OF PERMITTED AND DISCRETIONARY USES

13.2.1 PERMITTED USES

Dwellings, Single-DetachedHome-Based Businesses, MinorFencesParksPlaygroundsSales/Lot Information CentresShow HomesSigns as listed in Table 34.3.1

13.2.2 DISCRETIONARY USES

Accessory Buildings Accessory SuitesAccessory UsesAntenna StructuresBed and Breakfast AccommodationsChild Care ServicesGarden SuitesHome-Based Businesses, MajorPublic and Quasi-Public Installations and FacilitiesReligious InstitutionsSigns as listed in Table 34.3.1

13.3.0 MINIMUM REQUIREMENTS

13.3.1 LOT AREA

a) Dwellings: 300 m², provided that the plan of subdivision meets the following requirements:

(i) A maximum of one-third (1/3) of all the residential lots within a plan of subdivision are less than 320 m² each;

(ii) A minimum average lot area of 350 m² for all lots within a plan of subdivision is maintained; and

(iii) All corner lots shall have a minimum area of 390 m²;

b) All Other Uses: At the discretion of the Development Authority.

13.3.2 LOT WIDTH

a) Dwellings: 9 m;

b) All Other Uses: At the discretion of the Development Authority.


13.3.3 FRONT YARD

a) On Lots Fronting on Collector and Arterial Streets: 6 m;

b) All Other Lots: 4 m.

13.3.4 SIDE YARD: LANED LOTS

a) Principal Buildings:

(i) Street Side of Corner Lot: 3 m;

(ii) All Other Lots: 1.2 m.

b) Accessory Buildings:


(ii) All Other Lots: 610 mm.

13.3.5 SIDE YARDS - LANELESS LOTS


(i) With Attached Garages: 1.2 m;

(ii) Without Attached Garages: one (1) unobstructed 3 m; the other 1.2 m;

(iii) Street Side of Corner Lot: 3 m.




13.3.6 REAR YARD

a) Principal Buildings: 7.5 m;

b) Accessory Buildings: 1.2 m.

13.4.0 MAXIMUM LIMITS

13.4.1 BUILDING HEIGHTS

a) Principal Buildings: 12 m;

b) Accessory Buildings: 5.5 m and one (1) storey, except as providedelsewhere in this Bylaw.

13.4.2 LOT COVERAGE

a) All Residential Buildings (Principal and Accessory): 55%;

b) All Residential Accessory Buildings: 20%;

c) All Other Uses: At the discretion of the Development Authority.

13.4.3 NUMBER OF DWELLING UNITS: 1, except as provided in Sections 12.2.0 and 12.3.0.


SECTION 14.0.0 RESIDENTIAL SINGLE AND TWO-DWELLINGDISTRICT (R-2) LAND USE RULES

14.1.0 PURPOSE AND INTENT

14.1.1 The purpose and intent of this District is to provide for single-detached, semi-detached, and duplex residential development in existing neighbourhoods and new neighbourhoods that are designed to provide for integrated varying lot sizes. These neighbourhoods may contain a limited number of accessory suites or garden suites.

14.2.0 LIST OF PERMITTED AND DISCRETIONARY USES

14.2.1 PERMITTED USES

Dwellings, Single-DetachedDwellings, Semi-DetachedDuplexesFencesHome-Based Businesses, MinorParksPlaygroundsSales/Lot Information CentresShow HomesSigns as listed in Table 34.3.1

14.2.2 DISCRETIONARY USES

Accessory Buildings Accessory SuitesAccessory UsesAntenna StructuresBed and Breakfast AccommodationsChild Care ServicesGarden SuitesHome-Based Businesses, MajorPublic and Quasi-Public Installations and FacilitiesReligious InstitutionsSigns as listed in Table 34.3.1

14.3.0 MINIMUM REQUIREMENTS

14.3.1 LOT AREA

a) Dwellings, Single-Detached: 300 m ²;

b) Duplexes: 450 m²;

c) Dwellings, Semi-Detached:

(i) Except as in Section 14.3.1(c)(ii), 250 m² for each dwelling unit;

(ii) 300 m² for each dwelling unit with a side yard abutting a street;

d) All Other Uses: At the discretion of the Development Authority.

14.3.2 LOT WIDTH

a) Dwellings, Single-Detached, and Duplexes: 9 m;


b) Dwellings, Semi-Detached:

(i) Except as in Section 14.3.2(b)(ii), 6 m for each dwelling unit;

(ii) 9 m for each unit with a side yard abutting a street;


14.3.3 FRONT YARD

a) On Lots Fronting on Collector and Arterial Streets: 6 m;

b) All Other Lots: 4 m.

14.3.4 SIDE YARDS - LANED LOTS



(ii) All Other Lots: 1.2 m.




14.3.5 SIDE YARDS - LANELESS LOTS


(i) With Attached Garages: 1.2 m;

(ii) Without Attached Garages: one (1) unobstructed 3 m, the other1.2 m;

(iii) Street Side of Corner Lot: 3 m;

(iv) Where a semi-detached building has been subdivided along the party wall, the side yard along the party wall: 0 m;




14.3.6 REAR YARD

a) Principal Buildings: 7.5 m;

b) Accessory Buildings: 1.2 m.

14.4.0 MAXIMUM LIMITS

14.4.1 BUILDING HEIGHTS

a) Principal buildings: 12 m;

b) Accessory Buildings: 5.5 m and one (1) storey, except as provided elsewhere in this Bylaw.

14.4.2 LOT COVERAGE

a) All Residential Buildings (Principal and Accessory): 55%;

b) All Residential Accessory Buildings: 20%;


14.4.3 NUMBER OF DWELLING UNITS: 2, except as provided in Sections 12.2.0 and 12.3.0.


RIVERSONG - PHASE 5


APPENDIX D

APPROVED WALL COLOURS


RIVERSONG - PHASE 5


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


RIVERSONG - PHASE 5


Approved vinyl siding colours for RiverSong

VYTEC Nantucket Royal Colorscapes

Spring Meadow

Lakeshore Blue

Castle Stone

Hampton Blue

Charcoal Gray

Rustic Red

Natural Cedar

Heritage Blue

Country Green

Chesapeake Green

Sage

VYTEC Expressions Waterford Timbercrest

Harbour

Smokestone

Shoreline

Redwood

Forest

Umber

Evergreen

Charcoal

Pecan

Brick

Cobalt

Gentek Sequoia Mitten ACT

Flannel

Classic Brown

Colonial

Venetian Red

Windswept Smoke

Midnight Surf

Moonlit Moss

Harvest Wheat

Dark Drift

Saddle Brown

Academy Grey

Richmond Red

Grenadier Green

Khaki Brown

Annapolis Blue

Aviator Green

Chestnut Brown


RIVERSONG - PHASE 5


APPENDIX E

MARKETING PLAN


RIVERSONG - PHASE 5


APPENDIX F

TYPICAL FENCING DETAIL

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APPENDIX G

TREE PLANTING PLAN

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APPENDIX G Riversong Phase 5 Tree Planting Plan

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CHERRY

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CRAB APPLE

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SPRUCE

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*ALL TREES: - 50 - 60MM Cal. - Spruce - 2.0 - 2.5m Ht.

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RIVERSONG - PHASE 5


APPENDIX H

STANDATA INFORMATION

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