ARCHITECTURAL DESIGN CONTROLS INTRODUCTION It is the intention of the Developers to maintain a high standard of exterior architectural appearance throughout lots 2 through 12 inclusive. The following guidelines are set up to protect the interests of both the developer and the purchasers, and to ensure and protect their investment in the project. To insure that the homes are sensitive and respectful of the nearby P.Y. Porter heritage residence, heritage-theme trim shall be required on all front elevations; the exposed side elevations of lots 2 and 12; and the rear elevations of lots 3, 4 and 5 (see Sec 3.5). . It is suggested each lot purchaser contact the Design Consultant to discuss: driveway location, grading requirements for each lot, exterior materials to be used, etc. prior to any selection of home plans. 1.0 BUILDING MASSING AND SITING 1.1 Site Coverage, Dwelling Size and Building Types Site coverage and setbacks for building and structures shall comply with the Township of Langley Zoning Bylaw No. 2500, as amended, zoning R-1B and the following development variance granted through a Heritage Revitalisation Agreement: (1) Maximum site coverage of 50%. (2) No principal building or structure shall be sited less than: a.) 6.0 meters from the front lot line. b.) 6.0 meters from the rear lot line. c.) No covered porches and covered verandas shall be sited less than 5.0 meters from a front lot line. The following are minimum finished floor areas (excluding garages) which are essential to maintain the overall quality of the development: Two Storey - 1,700 sq.ft. with at least 1,000 sq.ft. on the main floor Split Level - 1,700 sq.ft. with at least 1,000 sq.ft. on the main floor Ranchers - 1,450 sq.ft. Basement entry style homes are not permitted. 1.2 Lot Grading and Retaining Walls Lot grading is to be consistent with the Subdivision Grading Plan as accepted by the Township of Langley. Lot slopes should be absorbed within the building massing as much as possible (i.e. stepped foundations and floor levels) to minimise the need for steep yard grades. NOTE: Individual lot grading (including drainage swales and retaining walls) must be handled within individual lot property lines and must conform to the Subdivision Grading Plan and all requirements of the Township of Langley. Retaining walls will be limited to a maximum exposed height of 1.2m (4 feet). If a higher grade is required to be retained, a stepped form shall be used to reduce the visual mass of the wall. 1.3 PARKING Driveways and sidewalks are to be constructed using exposed aggregate or coloured, stamped concrete. Driveways of adjacent lots are to be paired whenever possible and their locations are to be approved by the Design Consultant. All lots are to have a minimum of a double, fully enclosed attached garage. The driveway layout must provide for at least two additional cars to be parked on site. Carports are not acceptable. The 3rd bay of a triple garage must be stepped back at least 2 feet. R.V. or boat parking areas shall be screened by the use of landscape material, hedges or fencing. All R.V. parking is to be restricted to side or rear yards. 2.0 STREETSCAPE 2.1 Repetition The same house plan or mirror plan with approximately the same front elevation shall not be repeated within a 3-lot radius on either side of the street. While similar house plans and forms may occur along a section of the street in response to similar site conditions, modifications such as changing the direction of roof slopes, size and location of windows and doors, etc. will be required. 2.2 Massing House forms, heights, and facade details shall be co-ordinated with neighbours to ensure a gradual transition from one type of house to another. Abrupt changes in heights of eaves and fascias from house to house (not including chimneys) shall be minimised. Striking contrasts between building sizes and shapes within a small area are not acceptable. The objective is to produce enough variety to create interest within a balanced unity of forms, colours and themes. Maximum height for structures shall be in accordance with Township of Langley zoning bylaws. 2.3 Corner Lots Houses on corner lots 2 and 12 shall be designed to "face" both streets. The exposed side elevations of lots 2 and 12 must possess more or less a similar level of detail and articulation as the front elevations. 2.4 Landscaping The Builder/Owner will be responsible for individual lot landscaping. Landscaping of the front yard and flanking side yards shall be covered with lawn and plantings which shall consist of a minimum of eight 1 gallon shrubs. 2.5 Fencing and Hedges Fencing for side and rear yards shall be a maximum height of 6'-0". All side yard fencing is to end at the front of the house. Hedges are acceptable to a maximum of 6'-0" in lieu of fencing along rear and side yards, All permitted fences shall comply with the attached sample (see Figure 1.) except for fencing along 48th Avenue and fences fronting/flanking lots 2 & 12. Fencing for lots 2 & 12 shall match lot 1. No chain link fencing will be permitted. The fence adjacent to 48th Avenue and plantings along the fence including landscaping within the cut out areas are protected by a restrictive covenant registered on title to lots 3, 4 and 5. 2.6 Accessory Buildings Garden sheds and other accessory buildings shall comply with these Design Controls. 3.0 THE HOUSE 3.1 Roofs Roof materials shall be IKO Cambridge or Pabco Premier laminated fibreglass shingles with a 25 year warranty and with Ridgeglass high profile ridge caps only. Flat roofs are prohibited. All fibreglass shingles shall be a weather(ed) wood colour. All roof stacks are to be either located on rear roof slopes or pre-finished in a non-glare finish to match the roof colour. Flashings are to be pre-finished or painted to match roof colour. Minimum roof pitch 6 to 12. Roof overhang should typically be 2'-0". Less is acceptable for steeper roofs and should relate to the house design. Rain water leaders should be located in inconspicuous locations at the sides of the house and be of a colour to match siding. Flat roofs are not acceptable. 3.2 Exterior Finishes Exterior Siding Permitted exterior finishes are brick or stone, wood siding & horizontal vinyl siding (must be maximum 5" exposed profile), vertical applications of wood or vinyl siding shall be board & batten style only. Unbroken horizontal siding is not permitted in the gable ends. Large wall spaces should be visually broken. Fascia and Gable Ends Fascia and gable ends shall be a minimum width of 2x10 material. Brick or Stonework The colour and pattern for any brick or stone veneers used on the house must complement the siding. Small patches of veneer randomly placed will not be accepted. No jumbo or giant bricks will be allowed on the front elevation or any side elevation visible from the street. Brick or stonework, if used, must turn the corner a minimum 4 feet and is to be is to be quiet and even-toned. Front Doors and Back Doors Front doors are to be relief panel doors, and may have incorporated glass. Back doors clearly visible from the street must be similar in style to or match the front door. Chimneys Chimneys on the front half of the house or where easily viewed from the street (including 48th Ave.) must be of standard size brick or stone (provided that it maintains a wide profile and has significant trim detail). Elsewhere chimneys may be jumbo clay brick, or narrow profile vinyl. Metal Vents The exposed portion of the metal "A" vent which appears above the framing must be kept to the minimum height allowed by the Building Code. The furnace "B" vent shall be located on a rear roof slope or wherever it is least visible to public view. Where "A" and "B" vents are visible from a street view, they must be pre-finished in a dull grey or to match roof colour. All metal side vents are to be painted to match siding. Direct vents may not be located on the front of the house. Railings Front porch or veranda railings shall be wood only and be of an open design. Electrical Meters Electrical meters are to be placed on the side of the house and are to be recessed or screened so that they are not visible from the street. Garage Doors Garage doors are to have a panelled style appearance. 3.3 Colours All exterior colour schemes must be approved. Houses with colour schemes which detract from the street or are too similar to neighbouring homes within a 3-lot radius will be rejected. Natural colours are encouraged and primary colours may be used only as a contrasting trim. All porch rails are to be painted or stained to match siding or trim colour. Garage doors are to be painted or stained in colours to match the siding or trim colours only. 3.4 Decks Elevated rear decks shall be sensitive to adjacent lot privacy. 3.5 Street Frontage Heritage-theme trim is required on all front elevations; the exposed side elevations of lots 2 and 12; and the rear elevations of lots 3, 4 and 5. (Examples of heritage-theme trim include; 1?x6? wood trim, board and batten, fish scale gables, dormers, wood railings, ginger bread detailing and etc.) In addition all lots shall require one of the following architectural features: 1) Extensive 1?x6? wood trim applied around windows, and doors as well as external corners and wood base trim applied where suited to house design. 2) front porches or verandas; or 3) significant use of brick or stone (minimum of 30% of area of front elevation excluding gables). Large expanses of unbroken vinyl siding should be avoided. For homes primarily of vinyl siding, 1?x6? wood trim must be applied around windows and doors as well as 1?x6? on external corners and wood base trim of house where suited to house design. This applies to all front elevations; the exposed side elevations of lots 2 and 12; and the rear elevations of lots 3, 4 and 5. For side and rear elevations not requiring mandatory trim but clearly visible to the street these elevations shall not change abruptly or be distracting in appearance but should blend to the required trim. No house may unduly contrast with adjacent houses. The style of house and materials used is to be to the complete satisfaction of the Design Consultant. Well proportioned and articulated design elements will be required as opposed to larger areas of blank walls or roofs on those elevations exposed to the street. 4.0 CONSTRUCTION PRACTICES 4.1 Sediment and Erosion Control As part of a comprehensive program to control erosion and siltation of creeks, the following measures will be required for each lot during house construction: Excavators moving from one site to another must not be walked along the street unless they have been cleaned. The sidewalk and road in front of each lot shall be cleaned daily by the builder during the course of construction. Every effort must be made to prevent silt and concrete slurry from entering the storm drain system. As such, power washing of the streets is not an acceptable method of cleaning up. Failure to meet these requirements may result in the Developer correcting the deficiency at the Builder's expense. 4.2 Disposal of Construction Debris All construction debris shall be removed from the Development. Time shall be of the essence in removing debris from the site. No burning shall be permitted. 4.3 Appearance During Construction The Builder is required to keep the lot and abutting street clean and orderly during construction and marketing. No material or debris may be stored on adjacent lots. Builders found negligent will be charged for clean-up carried out by the Developer. 4.4 Protection of Subdivision Services Curbs and sidewalks must be protected during construction. Any damage to any services abutting the building lot will be charged against that builder's security deposit including sanitary inspection chambers within driveways. 4.5 Construction Period House construction is to be commenced within 12 months of purchase and is to be substantially completed within 6 months of commencement. 5.0 APPROVAL PROCESS 5.1 Security Deposit and Approval Fees A security deposit of $2,000.00 per lot will be required on completion date of the lot purchase. (The security deposit will be held by the vendor, no interest will be paid.) 5.2 Approving Authority All submissions for approval pursuant to the Design Controls shall be made to the Design Consultant below or an alternate Design Consultant if notified in writing by the developer: Russcher & Evans Architects 20633 ? 46A Avenue Langley, B.C. V3A 3K1 Attention: Bill Evans Tel: 530-9030 Fax: 530-9611 The Design Consultant will only comment on the exterior appearance of the house. Questions regarding zoning, building permit, etc. must be directed to the Township of Langley. 5.3 Preliminary Design Review The Builder shall submit an initial proposal for the type of house being contemplated for a preliminary consultation to the Design Consultant. This preliminary review will check plans for compliance with general design intent for this area. Acceptance or rejection of a proposed design may occur at this stage. 5.4 Final Design Approval The Builder must make application and have received Final Design Approval from the Design Consultant before submitting plans to the Township of Langley for a Building Permit. Only plans that have received Final Design Approval will be accepted at the Township of Langley. To make an application, the Builder must submit three (3) sets of complete construction drawings to the Design Consultant. The Design Consultant will retain one (1) set. The drawings must include the following information: Drawings of the house (plans, elevations, and sections from front curb to rear property line), at 1:50 or 1/4" = 1'-0". It is strictly required that the house plans reflect the natural site grading. A site plan which must contain the following information: 1) existing and proposed finished grades of building corners 2) corner elevations of the lot 3) corner elevations of the building 4) all building setbacks, house locations and dimensions 5) property line dimensions 6) direction of drainage swales 7) easement, covenant areas, etc. 8) height elevation 9) driveway location 10) minimum basement elevations, main floor elevations and garage floor elevation 11) retaining walls 12) samples of materials and colours proposed The site plan must be in metric at 1:100. NOTE: Incomplete submissions will be returned without review. A fee of $275.00 plus G.S.T. must be paid to the Design Consultant at this stage, by builder / lot owner. If rejection occurs at this stage, a $75.00 fee per additional submission will be charged. If any letters are required after permit stage there will be an additional charge. Minimum charge will be $50.00 When approved the Design Consultant will initial the Plan and issue an approval in the form set out as Schedule "B". 5.5 Interim Building Review The Design Consultant may carry out on-site inspections during construction to ensure compliance with approved plans. Changes to the approved design must be made in writing. Changes without approval may result in the loss of all or a portion of the security deposit. 5.6 Final Building Approval Upon completion of the house and all required landscaping, the Builder shall request a final inspection from the Design Consultant who shall inspect the project. If all work is in compliance with the approved drawings, the Design Consultant will issue a site inspection report granting final building approval. If any of the work is not in compliance, the Design Consultant shall issue the Builder with a list of deficiencies to be completed. The Builder will immediately rectify all deficiencies and request a second site inspection by the Design Consultant. NOTE: If additional inspections are required after the second site visit, a fee of $100.00 per inspection will be charged. If approval is granted, the Design Consultant will immediately forward the approved inspection report to the Developer for the release of the security deposit. All or part of the security deposit may be held back if damages have been detected to the municipal services. All damages must be repaired to the satisfaction of both the engineering and building departments in Langley Township before final release of the security deposit. The Developer may apply any monies held by the security deposit to the correction of any design deficiencies or repair of any municipal servicing damages. 6.0 VARIANCE FROM DESIGN CONTROLS The Design Consultant may at his sole discretion exempt an application from one or more of the above requirements. 7.0 SPECIAL LOT RESTRICTIONS 7.1 Drainage Easements and Rights of Way Builders purchasing lots encumbered with drainage easements or rights-of-way must pay special attention to completed swales and lot grading in order to maintain established overland flows. Special precautions shall be taken during construction regarding ground and surface run off. Builders found negligent shall be charged for any clean ups carried out by the Developer. 8.0 CONCLUSION 8.1 Severability If any provision herein is determined to be void or unenforceable in whole or in part, it shall not be deemed to affect or impair the enforceability or validity of any other provision or any part hereof. 8.2 Liability The Developer and its designated Consultant assume no responsibility for the accuracy of the information provided or for any losses or damages resulting from its use. Nothing contained within these guidelines shall impose any liability on the Developer or the Design Consultant for damages resulting from failure to enforce these Design Controls, structural defects in any structure erected on any lot with approval, nor any responsibility in connection with the site selected for any structure by any subsequent owner nor for the determination of lot boundaries. 8.3 Expiry The Design Controls are of no further force or effect the earlier of 10 years from the date of registration of these Design Controls or after the last lot has been built upon in accordance with item 4(g) page 11 of 25. SCHEDULE "A" BUILDING SCHEME COMPLIANCE AGREEMENT The Purchaser, _________________________________________, hereby deposits with the Developer the sum of Two Thousand ($2,000.00) Dollars (hereafter called the "Security Deposit"), as security for ensuring the performance by the Purchaser of all the terms and conditions set forth hereby and in the Building Scheme Restriction. The Security Deposit shall be held by the Developer. The Purchaser agrees that he has read the Building Restrictions and understands them and agrees to be bound by and comply with all the conditions therein. The Security Deposit shall be held in trust by the Developer until all restrictions have been met, however, should the Purchaser refuse or neglect to comply with the Building Restrictions, the Security Deposit may, at the absolute discretion of the Developer, be applied towards those things he may deem necessary to obtain compliance. In the event that the Purchaser fails to comply with the Building Restrictions within the time period provided, the Developer may cause to be corrected any deficiencies at the expense of the Purchaser and apply the Security Deposit to the cost of correcting the same. Any excess cost over the deposit amount, including legal costs on a solicitor/client basis, shall be recoverable as damages against the Purchaser and shall form a charge against the lot. Upon the Developer being satisfied that the Purchaser has complied with all the restrictions, has completed the construction of the house, has completed the front yard landscaping and there has been no damage to any works or services, then the Developer shall return the Security Deposit (or so much as is then remaining should any portions have been used to correct deficiencies to the Purchaser without interest). Approved and Agreed this __________ day of ____________________, 2000. BY THE DEVELOPER BY THE PURCHASER(S) per: _________________________ ___________________________ ___________________________ Receipt of the $2,000.00 Security Deposit is hereby acknowledged. The Developer per: ______________________ SCHEDULE "B" Chief Building Inspector Corporation of the Township of Langley 4914 - 221st Street Langley, British Columbia V3A 3Z8 Approval is given to _______________________________________________ (owner) to build _____________________________________________________ (house plan) ________________________________________________________(designer's name) at ______________________________________________________(legal description) The proposed building(s) complies with the Exterior Design Control Agreement and all associated restrictions (or with the Schedule of Restrictions in the Declaration of Building Scheme) and I am satisfied that it is suited to the overall design co-ordination of the subdivision to which it is associated. _____________________________________ _____________________ Design Consultant/Developer's signature (date) END OF DOCUMENT ?? Page 13 of 25