APPENDIX B - GENESEE POWER PROJECT OVERLAY MAP
R E 10 11 12 07 LEGEND IV R OVERLAY BOUNDARY N 51-3-W5
A REQUIRES CONSENT FROM THE OWNER(S) TO BE INCLUDED IN THE OVERLAY W E SASK H 06 N H A C 05 04 03 02 01 O RT TC COUNTY BOUNDARY T HE A W A SK N A R S IV E
H R
T
R O
N 32 33 33 34 35 36 31
AREA 1 28 27 26 25 27 26 25 30 29 25 29 28
24 24 19 20 21 22 23 24 19 20 21 22 23
0 50-2-W5 50-3-W5 7 7 y w H 13 13 18 17 16 15 14 13 18 17 16 15 14
12 07 08 09 10 11 12 12 07 08 09 10 11
01 06 05 04 03 02 01 01 06 05 04 03 02
St. Francis 49-2-W5 Telfordville 31 32 33 34 35 36 31 32 33 34 35 36 36SCALE Meters 0625 1,250 2,500 49-3-W5 1:80,000 Bylaw No. 38-11
Appendix C Diamond Estates Architectural Controls & Design Guidelines
Contents 1 Introduction ...... 1
2 Application ...... 1
3 Leduc County Land Use Bylaw ...... 1
4 Definitions...... 1
5 Buildins Massins and Siting ...... 4
6 Building Materials ...... 4
7 Architectural Details and Colours ...... 5
8 Driveways, Garages, and Accessory Buildings ...... 8
9 Lot Grading ...... 9
10 Landscaping ...... 9
11 Fencing ...... 9
12 Other Guidelines ...... 10
13 Approval Process ...... 11
14 Final Approval and Refund of Security Deposits ...... 12
15 Severability ...... 13
16 Enforcement ...... 13
Appendix 1: Enhanced View Desisnated Elevations ...... 14
Appendix 2: Fence Details...... 15
Appendix 3: Perimeter Fencing Plan ...... 17
Appendix 4: Silns Resulations of the Leduc County Land Use Bylaw ...... 18 1 Introduction These Design Guidelines are developed to guide and detail a vision for the Diamond Estates community that will allow for the development of homes which address the needs of contemporary living using modern building materials.
The Guidelines are intended to provide lot owners with a high degree of certainty that their property investment at Diamond Estates will be maintained. Design approvals will ensure that Diamond Estates develops as a cohesive, high quality community. A Design Consultant shall have veto power on the design of proposed homes to ensure compatibility of lots with neighbouring units.
2 Application These guidelines apply to all residential lots in Plan 0824321, commonly referred to as Diamond Estates.
3 Leduc County Land Use Bylaw Formal standards for development in Leduc County are established in the Leduc County Land Use Bylaw NO.7-08. Conformity with the Architectural Control & Design Guidelines does not supersede the required approval process of the County. between these Guidelines and the Leduc County Land Use Bylaw No.7-08, the Bylaw shall prevail.
4 Definitions In these Guidelines the following definitions shall apply:
Belly band means a strip of decorative or protective cladding running horizontally around a building. The image at right and second storey of a home.
Source: htt':/I_.hornldes/aMrHftw..... com/support /dlsplayfaq.php 1faqNumber=891
Board and Batten detailing means a vertical pattern created using cedar boards and battens of various widths for a range An attractive combination is 1 inch x 3 inch battens with 1 inch x 10 inch boards.
Source: http://_.holoweb.net/''1iam/homeowner/board-and-batten siding.html
------f( 1 1--) ---- Cedar, Composite, or Vinyl Shakes means a basic wooden shingle that is made from split logs. Composite and vinyl shakes imitate the look and feel of wooden shakes. Cedar shakes are shown below at left; composite shakes are displayed below at rilht.
Source: Mttt:/II....r....N_.....l*A/lllletlltkl...... t-roloF
Cornice means lenerally any horizontal decorattve molding that crowns any building. In interior spaces a cornice is usually called crown moulding.
Source: 1III,:/llM.I71.75.11/lMa.,tIp/lMtaI-work/comlces/
County means Leduc County, Alberta.
Design Consultant means the person or entity appointed by the County to which application for approval for any development in Diamond Estates is made and who has the power and authority to enforce the provisions of these guidelines.
Ilewtton means the view of a building as seen from the grade or ground level.
Exposed aggregate paving means a method of achievinl a decorative concrete finish by removing the top layer of cement paste to reveal the underlying aggregate.
Source: tta,:/I...... ,.,.,.,...about-concrete.com/exposed aggregate-concrete.html
Hardie Board means a material developed by James Hardie Inc. that combines the look oftraditionM wood clapboard with the durability and low maintenance of fibre cement.
------I( 2 )~---- Guidelines mean the Diamond Estates Architectural Controls & Design Guidelines.
Lot Owner means any person, rm or corporation that is a Lot Owner or owner of a interest in anyone or more lots located in Diamond Estates and may include builders, agents and contractors, if they are the legal owner of a lot or lots in Diamond Estates.
Muntin bars melns a strip of wood, metal or other material separating and holdin! panes of glass in a window. Muntin bars are also called glazing bars or sash bars . .. RaIl
...... I'- ...... ".""
Portico means a porch leading to the entrance of a building, or extended as a colonnade, with a roof structure over a walkway, supported by columns or enclosed by walls, as illustrated at right.
means the underside of any construction element, but typically refers in homebuilding to the underside of a roof overhang.
Source: '*1f:1I-.ce~.,..cOlll/ln!la.""? mainJlage=howto&f=ht076
------f( 3 )1------ 5 Building Massing and Siting
5.1 Siting, Site Coverage and Height The sitinl of dwellirll units, decks. and improvements will be such is to tike miximum advantale of the naturil characteristics of the lot - sradin., sun ansles, views, relitionship to the street, open space and development on adjacent lots. Siftn. and house layout should minimize overview ind overshadowinl of neighbours.
Minimum setbacks, maximum site coverage and height are established in the Residential Estate (RE) District of the Leduc County Land Use Bylaw No.7-08.
5.2 Minimum House Sizes Minimum homes required for all lots are as follows: • Bungalow -149 m 2 (1,600 sq. ft.) • One and one half storey - 204 m2 (2,200 sq. ft.) with a minimum of 130 m2 (1,400 sq. ft.) on
• 2 storey - 242 m2 (2,600 sq. ft.) with a minimum of 149 m2 (1,600 sq. ft.)
5.3 Repetition Identical or mirror imale house etnations may not be repeated within three lots on either side of the street (ie. XOAGX), materials. If similar colou e proposed on adjacent homes, both homes may be considered for approval. The Design Consultant reserves the right to approve or disapprove any colour scheme. Samples of all new colours and styles shall be required is part of in appliatto-n for house plan approval.
6 Building Materials
6.1 Roof Materials Roofs should be of pr nishes including cedar shakes, clay or concrete tile, or enhanced asphalt shingles (such as BP Rampart 25 yr.). Muted colours and a textured appearance should be sought. Roof overhangs shall be consistent with the style and design of the home. Alternate overhangs may be allowed at the discretion of the Design Consultant if they lI'e proportionate to the desi,n of the home. Eaves shall be the same colour as the fascia and down spouts shall match the colour of the wall.
6.2 Exterior Finishes Exterior materials shall cons.ist of bricks, stone, stone tiles, stucco, Hardie board, hardwood siding or premium vinyl siding with details appropriate to the style of the house. Plain undecorated design is not acceptable. E shall be augmented with details, build- Metal cap and trim details are recommended on front faci". elevations of homes built with siding.
A minimum of 28 m 2 (300 sq. ft.) of brick or stone work is required on all vinyl sided homes and a minimum of 19 m2 (200 sq. ft.) of brick or stone work is required on all stucco homes. Brick or stone work should be uniform in colour. All stone shall wrap at least 60 cm (2 ft) around all corners f!"ontina and flanking a street.
------i{ 4 )t------ Secondary wall materials may consist of cedar shakes, stucco, masonry, composite or vinyl shakes, smart panel, or board and batten detailing.
6.3 Exposed Concrete Walls and Meters Exterior walls of homes and accessory buildings that are made of concrete shall not be exposed higher than 60 cm (24 in) above grade though a maximum of 45 cm (18 in) is encouraged, where reasonably possible. Higher concrete walls shall be clad with the predominant siding material of the home.
Electrical and gas meters shall not be located at the front of a home.
6.4 Retaining Walls Lot Owners are responsible for any retaining walls required. Natural stone is preferred for construction of retaining walls of 1.2 m (4 tt) or less in heisht. Where retaining walls are required in a front yard they shall be constructed of materials consistent with the home exterior . The use of wood or plain concrete will be permitted within rear yards and the rear 50% of side yards only. Retaining structures higher than 1.2 m (4 tt) shall be stepped to reduce the visual mass. Costs of maintaining approved grading and drainage are the responsibility of the Lot Owner.
Retaining walls exceeding a height of 1.2 m (4 tt) shall be constructed of poured in place concrete, the face of which shall be exposed aggregate or lined with decorative materials consistent with the home
7 Architectural Details and Colours
7.1 Elevations and Detailing All homes shall incorporate a front porch or portico on the front face of the home. Any such porch or portico shall be a minimum of 1.2 m (4 ft) in depth, however a 1.8 m (6 tt) depth is preferred. If a submitted desian does not have a front porch or portico but has adequate detail and maSSing it may be accepted at the Desi,n Consultant's discretion.
The underside of front porches shall be screened with an appropriate and complementary material so that the space under the deck is not visible. 7.2 Trim Materials Desi,ners are req",ested to put a Breat dell of effort into the trim detailing on each elevation. All trim shall contrast with the chosen predominant cladding on the house.
Trim styli be required on all front and enhlnced view desilnated elevations of III homes in Diamond Estates. Window trim shatl be required on all enhanced view elevations, Ind should match the profile of the front elevation but as a minimum should be 12.7 cm (5 in) wide on all four sides of the window. See Appendix 1 for I map of enhanced view delisnated elevltions.
------t( S )t------ Cornices are encouraged on all front and enhanced view designated open gable ends where the wall meets e front and desilnated enhanced rear or side elevations shall be constructed with a composite material.
Trim shall project beyond the wall material they are designed within. When a composite material trim is used on a stone wall, the trim shall be built out at least 1.27 cm (~ in) beyond the stone.
shall be boxed . Stone chimneys are strongly encouraged.
Exterior IilhtinS should be'desilned so that it will enhance the beauty of the home and the subdivision, while maintaining personal safety, and without imposin. on adjoinins properties. An exterior light
7.3 Front Entrances Entrances shall be highlighted through the use of design details, such as columns, arches, porches, porticos, sidelights and fan windows. All front doors should be paneled and painted to match or accent the trim or shutter colours. Where appropriate to the design 01 the home, the door should be framed with a decorative crown and pilasters. Double front entrance doors shall be of a size and character to be complementary with the overall design of the home, as determined by the Design Consultant.
7.4 Enhanced Rear Elevations Enhanced rear etevations shall incorporate detailinl consistent with that of the front elevatiolil and overall design of the home.
Rear elevations that are visible to open spaces require an extra level of detail. All windows on the rear elevation should be a similar style as the front elevation. The architectural devices that will best achieve the desired elevation are a combination of various wall planes, downhill sIopi". roofs in combination with dormers, decks and balconies. Windows styles, patterns and trim details shall be substantially similar to the front elevations for homes backin, onto open spaces, parks, or ponds. See Appendix 1 for lots designated as enhanced view rear elevations.
Decks for homes that are on walkout lots shall be constructed concurrently with the home. Deck plans for such homes shall appear on the building plans. Exposed deck posts shall be a minimum dimension of N 20cm x 20cm (8" x 8 )
Enhanced view elevations shall avoid la,.e blank wall areas. Articulation shall be provided in the wall heights to help enhance and break up the buildings. This can be accomplished by staggering the upper
Enhanced view side elevations shall require substantial additional treatment. The side elevation should be well articulated with various architectural elements appropriate for the overall desiln of the house. Such elements may include bay windows, chimneys and fully detailed windows, belly bands, or verandas that wrap around from the front of the house.
------I( 6 )r----- 7.5 Enhanced Side Elevations A corner lot means a lot located on the corner of two streets or roadways. Houses on corner lots require special design consideration and shall have fu II architectural treatment on all visible elevations. Flanking side elevations on corner lots shall have full front elevation treatment, reflecting appropriate wall heights, window placement and detailing consistent with the front elevatfon. Variation in wall plane is required on all models. Two storey models also require substantial roof mass between f100fS, preferably achieved with the second floor set back from the main floor below. Flanking side elevations on corner lots shall require Installation of an addittonal4.6 m2 (50 sq. ft.) of brick or stone. Two-storey homes are permitted on corner lots providing the following criteria are met: • Enhanced window treatment; • Additfonal windows should be incorporated on the side elevations; • Bay windows; • Box-outs; • Additional detailing; and • Front yard and side yard setbacks, subject to approval of the Design Consultant.
See Appendix 1 for lots designated for enhanced side elevation treatment.
7.6 Windows Windows shall be vertically proportioned and window treatment is required on all front and enhanced view elevations. The desi,n and placement of windows should be in keepinl with the selected architectural style. Wherever possible, the size of windows shall be maximized in keeping with the architectural theme of the home.
If muntin bars are used, they shall be of solid materials, not tape, and used on all windows.
7.7 Colours Colour schemes should be complementary and accompanied with exact colour chips. The Design Consultant reserves the right to approve or disapprove any colour scheme. Colours shall not be design.
A complementary secondary colour is required for accent materials and/or trim. A third colour is strongly encouraged where possible. Shingles, stone and window frames are not considered as secondary or tertiafY colours.
Contrastinl colours between siding and trim is required. Matching fasc~ and siding shall not be permitted. Pastel colours are not permitted.
------t( 7 )..----- 8 Driveways, Garages, and Accessory Buildings
8.1 Driveways and Walkways Driveways for attached ,araps shall be constructed using durable materials. Driveways and front walks shall be constructed of exposed aggregate, asphalt paving, paving stones or stamped and broom oncrete. Other materials may also be considered for approval on a case by case basis.
All driveways are to be articulated (curved or arched). A separation between adjacent driveways is encouraged to avoid large expanses of concrete. Driveways shall not have a gradient of more than 10% (Desirable driveway slope is 8% or less).
The colour of the driveway t within the overall design of the house. Noticeable colours that make the driveway more prominent are not permitted.
Walkways within the front yard of the property shall match the material and Poured in place and pre-cast concrete steps are permitted as lon, u they match the driveway and walkway leading to the home. The fr
Asphalt sidewalks shall not be cut throu,h or disturbed by driveway construction.
8.2 Garages A minimum double or triple attached ,arile is required in Diamond Estates. Multiple or larger garages shall be reviewed for compatibility to the lot and adjacent lots. The primary vehicle entrance elevation of any triple car garage should be broken up into at least two separate planes with a combination of a double and a single overhead door, or three single doors.
All garages shall be designed as to be an integral part of the house. It is encouraged that side walls of garages which face the front entry porch not exceed 4.3 m (14 ft). When this distance is exceeded the design shall incorporate considerable additional detaUingalong the ,a'II'wall, such as windows and board and batten detailln•. incorporate additional detailinl along this wall.
Garage doors shall have an articulated face desi," such as panelin. and shall be constructed of wood or insulated metal. Garage doors should match the main structural features of the home as well as the main body colour and trim colour of the home.
8.3 Accessory Buildings Only one accessory buildinl per lot is p.rmitted. Accessory buildings shall not exceed 12 m 2 (130 sq. ft.) in size and shall complementary thereto. Roof style and materials are to match the materials used on the house. When located on an enhanced rear or side view elevation lot, wa.1 finishes shall compliment those of the home.
If an accessory bulldin, is to be constructed at the time of the construction of the home, the desi.n of the accessory building shall be approved by the Design Consultant. If an accessory building is applied for independently, then its approval shall follow the Development Permit process of Leduc County. If an
------t( • )t------ accessory building that is applied for independently of the home is determined by Leduc County not to require a Development Permit, it shall nevertheless be subject to the provisions of this Section. No accessory building shall be constructed prior to the construction of a home.
9 Lot Grading Site planning and grading shall accommodate the natural slope of the land . Lot grading shall be in strict conformance with the approved Subdivision grading plan. For lots with a more dramatic change in terrain such as walk out basements lots, there may be a requirement for special terracing and/or retaining walls. The Lot Owner shall be responsible for the design and construction of such retaining structures and shall ensure design grades and lot drainage are not compromised. The Design Consultant reserves the right to .adjust the Irading requirements if necessary, after plans ha,ve been approved for adjacent units. Grading plans shall properties or the subdivision as a whole.
Plot plans shall be prepared by a registered Alberta Land Surveyor. The staking out of the home shall be jointly carried out by the Lot Owner and the Surveyor.
10 Landscaping Landscaping of front yards shall be designed to enhance the home and soften the streetscape so far as may be consistent with individual safety and security.
Landscaping is to be completed within one year of the completion of the home and forms a part of the late fall or winter construction occupancy occurs then extensions may be granted by the Design Consultant.
Two trees meeting the specific requirements stipulated as follows shall be planted on the property. Trees shall be a minimum caliper of 177 mm (2.75 in) as measured at a height of 0.3 m (12 in) above the , or 3.0 m (9.75 ft) in height as measured from 15 cm (6 in) above the root ball for a coniferous tree. Lot Owners are encouraged to use landscape edgers, mulches, low voltage lishtinl to enhance landscaping.
A shrub bed of a minimum is required at the front of the house or in front of side accessed garages. (wood/bark chip).
Water features, fountains and reflecting pools shall be encouraged.
Lot Owners are responsible for the sodding of boulevards fronting their lot, as well IS the maintenance (watering) of the sod and any street trees located adjacent to and in front of their lot.
11 Fencing All fencing shall be approved by the Design Consultant. Fencing shall be the colour of the perimeter fence of the subdivision. Chain link fendn, shall be at the discretion of the Design Consultant. No fencing shall exceed 1.5 m (5 ft) in height. Where fencing is proposed, a fencing plan will be required for
------1( 9 )t------ each lot. No fencing of front yards is permitted. fencing is the responsibility of the lot Owner to construct and maintain.
Gates to the municipal reserve lots or the stormwater pond area are optional, and the responsibility of the lot owner. They shall be constructed to the standard of the original fencing.
Wood and chain link fence details are outlined in Appendix 2. Perimeter fencin,locations are detailed in Appendix 3.
12 Other Guidelines
12.1 Signage An illuminated address sign which is clearly readable from the street shall be required at all homes in Diamond Estates. All other signage shall be subject to Part 8 of the Leduc County Land Use Bylaw No.7 08 and shall require an application to leduC!: County for a Development Permit. Part 8 of the Leduc County Land Use Bylaw is included in these Guidelines as Appendix 4.
12.2 Construction and Excavation Materials Lot Owners are responsible for ensuring that excavation is kept A waste bin shall be onsite from the day the roof Is first sheeted to substantial completion of the home. No burnin, of aarbaae is permitted. Parties found nellilent in the maintenance of a lot durin, construction shall be subject to enforcement measures by the County.
Any clean-up of the subdivision undertaken by the County shall be charged pro-rata to party where this is possible to determine, or to all Lot Owners if not. Any spillage on a road, sidewalk or neighbouring lot shall be removed immediately or the County will arrange for its removal and invoice the Lot Owner for expenses.
12.3 Inspection of Improvements Each Lot Owner shall inspect the condition of the municipal improvements indudinl but not limited to the curbs, lutters, sidewalks, street lamp.!, fencina. paved roadways or other utility services for the purpose of providlna services to the lots prior to the commencement of construction in order to determine ifthese municipal improvements are damaged.
Prior to commencement of construction, the lot Owner sh.tl schedule an inspection with County administration to document any existln, dama,e to municipal improvements. The cost of repairing any subsequent damages to municipal improvements incurred throuah the activities of the Lot Owner or their contractor shall become the sole responsibility of the Lot Owner.
12.4 Recreational Vehicles and Storage Recreational vehicles shall not be stored in the front yard of any lot except for the purpose of loading or unloading up to a maximum of 72 hours. Any recreational vehicles stored on any lot shall be screened from view by adjacent neilhbours and the strHt ,enerally. To enhance the objective of havinl a
------I( 10 )1------ premier subdivision, no buildings or temporary structures or vehicles, or objects of any description shall be placed on a vacant lot. The lot shall remain in its virgin state until construction of a home is commenced.
13 Approval Process An application for the construction of a residential building unit and any associated accessory building and/or deck shall require an application for a Development Permit, an Application for a Safety Codes Permit, and a Design Consultant Certificate certifying conformance with these Guidelines.
13.1 Application The Lot Owner shall submit the following information to Leduc County: • Two complete sets of building plans • A plot plan identifying lot grades, floor elevations, setbacks and house location prepared by a registered Alberta Land Surveyor • Colour samples • Finishing material samples as required
An application for architectural design approval shall be either approved or rejected by the Design Consultant at their sole discretion, based on adherence of the plans to the Guidelines. In the event of a rejection, an applicant Lot Owner may make alterations to their design and re-submit to the Design Consultant.
After approval, one set of the building plans shall be returned to the Lot Owner and one set will be retained by the Design Consultant to be kep submission package and to be used as a check to ensure that work is being performed as submitted. If any changes are made to the submitted plans during the construction process, the Lot Owner shall make a submission change request to the Design Consultant.
13.2 Design Review and other Fees All fees incurred as part of the Design Review process shall be the responsibility of the Lot Owner. The purpose of these fees is to cover all costs and expenses related to the processing of applications and review of plans and spedficattons. The Design Consultant reserves the right to change fees from time to time without prior notice.
All fees associated with the Design Review, Development Permits, Safety Codes Permits, etc. shall be in accordance with the approved Leduc County Schedule of Fees.
13.3 Security Deposits The County shall charge a security deposit of $3,000.00 per lot to ensure compliance with the approval process and architectural objectives, and as a set of any expenses incurred by the County or its Design Consultant in monitoring such compliance, or correcting any deficiencies. The Lot Owner shall Design Consultant and the County. Payment of the security deposit is required prior to an application to the County for a Development Permit.
------~( 11 )~------A landscaping security deposit of $2,000.00 per lot shall be paid to the County prior to an IppUcation to the County for a Development Permit. This deposit shall be refunded only upon landscaping requirements.
Note: The deposits will be retained by the County, without interest, and may be forfeited to the County if there are deficiencies or infractions relating to architectural adherence, landscaping adherence or subdivision damages. Refund of the performance deposit shall be applied for within 3 years from the date of the plans approved by the Design Consultant or the deposit will be absolutely forfeited to the County.
13.4 Construction Commencement Site work and construction shall not commence prior to receipt of approval by the Design Consultant of architectural design and/or prior to the issuance of all required permits. Once construction of the home has commenced it shall be completed within 2 years unless an extension has been requested and approved by Leduc County.
13.5 Building Review The County may carry out on-site inspections during construction to ensure conformance to approved grading plans and design guidelines.
14 Final Approval and Refund ofSecurity Deposits
14.1 Architectural Adherence Following notification by the Lot Owner that the landscaping and home construction is complete, the County will undertake an inspection to ensure completion and compliance with these Guidelines. Upon satisfactory completion of the house as per the Design Guidelines and any conditions of a Development Permit, the security deposit will be returned to the Lot Owner within 30 days.
If the County incurs any expense to rectify deficiencies or repair damage to municipal improvements as a r.sult of activities relatina to a construction project, those expenses shall be recovered: from the security deposit. Any subsequent refund upon completion of the project shall be net of any such expenses.
14.2 Landscaping Adherence and Final Inspection The landscaping security deposit shall be returned once the following have been completed to the satisfaction of the County: • Architectural inspection passed and deposit for the same returned; • Landscaping completed as per these Guidelines; • Final grading completed and approved; • Sidewalks, street, sufter and curbs in clean condition; and • Inspection by the County for any damases to infrastructure seNicin. and amenities on iNld surrounding the lot.
------~{ 12 )~------15 Severability If any provision herein is determined to be voided or unenforceable in whole or in part, it shall not be enforceability or validity of any other provision or part thereof.
16 Enforcement These Guidelines form an Appendix to the Leduc County Land Use Bylaw No.7-DB and carry the full weight and force of that Bylaw. Unauthorized deviation from, or wilful violation of, the Gu.delines may result in issuance of a Stop Order or initiation of other enforcement measures as authorized under the Leduc County Land Use Bylaw NO.7-DB and/or the Alberta Municipal Government Act.
------~( 13 )~------Appendix 1: Enhanced View Designated Elevations
.-.or ,...... .. lots with S1IUT 0 enhanced rear elevations • lots with enhanced side elevations •
lots with ! enhanced side 8&
( 14 ) Appendix 2: Fence Details
Black Vinyl Finished Chain Link Fence Details NOTE ALL ACCBSSOlUBS A.'m FAS1'IDIINGS TO BE BLA POST CAP · BlACK POWDmt COAT llAlLBND·DrAa 2-'I1P/' (~ ~ DIA. POWDD.COAT m:ucINAL POST· TO. :a.AIL. DUClIt. BLACIt POWDER. OOAT POWDFlt COAT TBNSJON BA..'ID • B:ACK. WDBOOIJ I-7tr (SOmm) DIA. POST. BLAOI. POwosa COAT TBNSlON8AR·8LACX ~vn;m COAT BLA VINYL C(M.'I'PJ) C:iAINLINX BLAa VINYL COA'ICD IK1ITOM WIRE 20Qna CIA. CONCRETE P1LB. _ PIlB ro lIX.TEND MIN. 15OOmo BBLOW GRADE Source: hUp:/lyingkalmo.en.hisuppller.com/product-330729-Chain-Unk-Fence.html ------I( 15 )t------ Wood Privacy Fence Details POST CAP DETAI Source: Granville Stage 3A Design Guidelines, IBI Group, July S, 2011 ------~( 16 )~------Appendix 3: Perimeter Fencing Plan i I .-... ,- _.,..... I I I I 1.2m (4 ttl Black S1NV 0 I I I I , Vinyl Coated I I I I Chain Unk Fencin, I I 8 II II II 1.5m (5 ttl Wood ::i Privacy Fencln, I II I I' i I I i II I Noise Mltlptlon ! ' :I I Berm and Fence I ( 17 ) Appendix 4: Signs Regulations ofthe Leduc County Land Use Bylaw 8. PART EIGHT - SIGN REGULATIONS 8.1 General Provisions 8.1.1 Unless specifically exempted under 3.2.1 of this Bylaw, placement of a sign on any land within the County shall require a development permit. 8.1.2 Unless exempted under 3.2.1 of this Bylaw, a sign shall be considered a discretionary use in all land use districts. 8.1.3 An application for a development permit for a sign shall include drawings, acceptable to the Development Authority, that include: (a) a site plan showing distances to property lines, approaches or driveways, and existing buildings; (b) elevations showing overall dimensions and height of the sign, projections of the sign from any part of the building or over public property, and clearances above building grade; (c) the proposed graphics, including the size of letters or numbers on the sign; and (d) the manner of illuminating the sign. 8.1.4 The quality, aesthetic character and finishing of a sign shall be to the satisfaction of the Development Authority. 8.1.5 A landowner may be required to remove or repair any sign which in the opinion of the Development Authority is unsightly or in such a state of disrepair as to constitute a hazard. 8.1.6 No sign shall obstruct free and clear vision of vehicular and pedestrian traffic. 8.1 .7 No sign shall interfere with or be confused with an authorized traffic sign, signal or device. 8.1 .8 No sign other than one exempted under 3.2.1 or allowed under 7.19 shall be placed within any multi-lot residential subdivision. 8.1.9 No sign shall be placed within 300 m of a provincial highway or 800 m of an intersection with a provincial highway without prior approval from the Province . 8.1.10 No sign shall be placed on any public lands without prior approval from the administrative authority responsible for those lands. 8.1 .11 Every application for an illuminated or animated sign will be considered according to its individual merits. A permit may be granted, provided that: (a) the sign conforms to all other regulations in this Bylaw; (b) in the opinion of the Development Authority, the illumination or animation will not create a hazard to traffic on any public roadway or interfere with the use or enjoyment of any adjacent property. 8.1 .12 The face area of a freestanding sign shall not exceed 8.00 m2 (86.1 sq . ft.) for the first 15.0m (49.2 ft.) of lineal frontage, plus 0.1 m2 (1 .1 sq. ft.) for each additional lineal foot of frontage to a maximum of 20 m2(215 sq. ft.). 8.1.13 Notwithstanding 8.1.12, on a lot designated industrial or commercial by this Bylaw, a freestanding sign exceeding the maximum copy area may be approved, provided it complies with this Bylaw ------~( 11 )~------and, in the opinion of the Development Authority, does not detract from or interfere with other approved developments. 8.1.14 The maximum height of a freestanding sign shall be 9.0 m (29.5 ft.) above grade level at the nearest point on the edge of the carriageway of an adjacent public road. 8.1.15 There shall be no more than one (1) freestanding sign per lot frontage, although there may be multiple sign faces allowed on a freestanding sign where more than one business occupies the lot. 8.1.16 The maximum height of any sign other than a freestanding sign shall be determined by the Development Authority which shall have regard for the scale and character of adjacent development and any matters of aesthetics or public safety considered to be relevant. 8.1.17 A temporary sign may be approved by the Development Authority, in accordance with the following provisions: (a) a permit for a temporary sign is effective for a maximum of ninety (90) days; (b) a permit for a temporary sign may be renewed once for a maximum of sixty (60) days within a twelve-month period on the same lot; (c) only one temporary sign is permitted for each lot frontage, (d) a temporary sign shall: i) have an overall height no greater than 2.0 m (6.5 ft.) above the grade at its base; ii) have copy area no greater than 3.0 m2 (32.3 sq. ft); and iii) be placed completely within the boundaries of the lot on which it stands. 8.1.18 A seasonal sign may be approved by the Development Authority, in accordance with the following provisions: (a) a permit for a seasonal sign is effective for a maximum of five (5) years; (b) a seasonal sign shall be used for a maximum of ninety (90) days per year, and shall be removed from the site when not in use; (c) a seasonal sign shall be placed completely within the boundaries of the lot on which it stands; (d) the dimensions and appearance of a seasonal sign shall be at the discretion of the Development Authority; and (e) only one seasonal sign is allowed for each lot frontage. ------~( 19 )~------TWP TWP TWP TWP TWP TWP TWP TWP TWP TWP TWP TWP TWP TWP TWP TWP TWP TWP TWP TWP TWP TWP TWP TWP TWP TWP TWP TWP TWP TWP TWP TWP TWP RD RD RD RD RD RD RD RD RD RD RD RD RD RD RD RD RD RD RD RD RD RD RD RD RD RD RD RD RD RD RD RD RD 473A 474 475 475A 481 482 483 484 485 492 492A 493 494 495 501 501A 502 502A 503 503A 504 504A 505 505A 510A 511 511A 512 512A 490 500 510 480 7 13 1 RGE RGE RD 45 TWP 47 TWP 48 TWP 48 TWP 49 TWP 49 TWP 50 TWP 50 TWP 51 BB e e a a u u m m o o n n t t RD 45 n o t n o m d E n o t n o m d E Correction Line Correction RGE RD RGE 44 RD 44 RGE RD 43 RGE RD 43 50 - 4 - 50 49 - 4 - 49 RGE 1 RD 42 RGE RD 42 RGE RD 41A RGE RD 41A RGE RD 41 RGE RD 41 r a m l a C r a m l a C 8 14 2 RGE RGE 4 W 5 M RGE 4 W 5 M RD 40 RGE 3 W 5 M RGE RGE 3 W 5 M RD 40 RGE RGE RD 35 RD 35 RGE RGE RD 34 RD 34 48 - 3 - 48 49 - 3 - 49 50 - 3 - 50 s i c n a r F . t S s i c n a r F . t S RGE RD 33 MAP 8 RGE RD 33 47 - 3 - 47 51 - 3 - 51 g r u b r a W g r u b r a W RGE RD 32 RGE RD 32 2 15 3 9 RGE RD RGE 31 RD 31 RGE RGE RD 30 RD 30 RGE RGE RD 25 RD 25 RGE RD 24 RGE k o o r b y n n u S RD k o o r b y n n u S 24 47 - 2 - 47 50 - 2 - 50 48 - 2 - 48 49 - 2 - 49 MAP 8 RGE RD 23 RGE 3 Supplementary Maps Supplementary RD 23 e l l i v d r o f l e T e l l i v d r o f l e T 4 RGE RD 22A 10 RGE RD 22A RGE MAP 9 RD 22 RGE RD 22 4 RGE RD 21 RGE RD 21 RGE RD 20A RGE 5 RD 20A RGE RGE 2 W 5 M RGE 2 W 5 M RGE RD 20 RGE 1 W 5 M RGE 1 W 5 M RD 20 MAP 4 RGE RD 15 RGE RD 15 MAPS 1- 11 1- MAPS s y a D RGE n e d l o G e l l i v d r o f l e T s y a D n e d l o G e l l i v d r o f l e T RD 14 RGE RD 14 47 - 1 - 47 5 48 - 1 - 48 49 - 1 - 49 50 - 1 - 50 11 y b s r o h T y b s r o h T RGE RD 13 RGE RD 13 RGE RD 12A RGE 6 RD 12A RGE RD 12 RGE RD 12 RGE RGE RD 11 RD 11 RGE 1 W 5 M RGE RGE 1 W 5 M RGE RD Fifth Meridian Fifth Meridian 10 RGE 28 W 4 M RGE 28 W 4 M RD 48 - 28 - 48 10 49 - 28 - 49 50 - 28 - 50 RGE RGE 6 RD 281 RD 281 12 y b s r o h T y b s r o h T RGE RGE 28 W 4 M RGE 28 W 4 M d r o f u B RGE RD d r o f u B 280 RGE 27 W 4 M RGE 27 W 4 M RD 280 MAP 5 MAP 5 GLEN PARK GLEN RGE RD 275 RGE RD 275 MAP 3 RGE RGE RD 274 RD 274 49 - 27 - 49 50 - 27 - 50 RGE RGE RD 273 RD 273 48 - 27 - 48 RGE RGE RD 272 RD 272 RGE RGE RD 271A RD 271A r a m l a C RGE r a m l a C RGE RD 271 RD 271 RGE RGE 27 W 4 M RGE 27 W 4 M RGE RD 270 RGE 26 W 4 M7 RGE 26 W 4 M RD 270 RGE RGE RD 265A RD 265A RGE RGE RD 265 8 RD 265 RGE RGE 9 RD 264 n o v e D RD 264 n o v e D 50 - 26 - 50 49 - 26 - 49 48 - 26 - 48 INS - Institutional - INS - Industrial IND Business -IB Industrial Industrial-Agricultural-Resource - IAR Control - Direct DC Commercial Service - CS Commercial - Highway CH Commercial C1 - Park BP Business - Overlay Project Power GP Genesee - AG-CR Transitional - AG Agricultural RGE RGE RD 263 RD 263 10 MICHIGAN CENTER MICHIGAN RGE RGE RD RD 262 262 MAP 7 RGE RGE RD RD 261 261 RGE 26 W 4 M RGE RGE 26 W 4 M RGE RD RGE 25 W 4 M RD 260 RGE 25 W 4 M 11 260 ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! RGE RGE RD 255 RD 255 49 - 25 - 49 RGE RGE RD 15 RD 254 254 Airport International Edmonton 50 - 25 - 50 48 - 25 - 48 RGE RGE RD 253 RD 253 c u d e L c u d e L RGE RGE RD 252 RD 252 MAP 6 h g a n a v a K h g a n a v a K u k s i N u k s i N RGE RGE RD 251 RD 251 RGE 25 W 4 M RGE 250 RGE RGE 25 W 4 M RGE 24 W 4 M RD 250 RD 250 RGE 24 W 4 M RMH - Manufactured Home Residential Home - Manufactured RMH Family Multi - Residential RM1 Residential Estate - RE * District Mixed Centre - Rural RCM Residential - Country RC RA - Residential Acreage Recreation General - PR Valley River Saskatchewan NSRV North - Incubation Business Manufacturing - MB LW Watershed Lake - Industrial Light LI - Reserve Industrial IR - RGE 245 RD RGE 24 - 51 245 RD 245 RGE RD 244A RGE 244 RD RGE t n o m u a e B 244 RD t n o m u a e B 244 24 - 50 49 - 24 - 49 48 - 24 - 48 12 RGE RD RGE 243 RD 243 RGE RD RGE 242 RD 242 241 RGE RD RGE 241 RD 241 13 RGE RD 240A 240 RGE 24 W 4 M RGE RGE RGE 24 W 4 M RGE 23 W 4 M RD 240 RD 240 RGE 23 W 4 M Land Use District Map - MAP- Map 1 District Use Land w e i V y l l o R w e i V y l l o R 235 RGE RD RGE 235 RD 235 MAP 7 RGE RD RGE 234 49 - 23 - 49 RD 234 23 - 50 48 - 23 - 48 RGE RD RGE 233 RD 233 a m o o L a m o o L RGE MAP 6 RD RGE 232 RD 232 WLW/CCCreek Watershed Lake /Conjuring Wizard - WLW West Lake Wizard - Central Lake - Wizard WLC Reserve - Urban UR 3 Commercial Urban - UC3 2 Commercial Urban - UC2 1 Commercial Urban - UC1 3 Urban Residential - RU3 2 Urban Residential - RU2 1 Urban Residential - RU1 Residential - Resort RR Court Home Mobile - RMHC RGE RD RGE 231 RD 231 RGE 23 W 4 M RGE RGE RGE 22 W 4 M RD 230 RD 230 22 - 48 50 - 22 - 50 RGE RD RGE 225 RD 225 49 - 22 - 49 a t p e r a S w e N a t p e r a S w e N RGE RD 224 (See Maps 5-9 for details) for 5-9 Maps (See District Mixed Centre - Rural RCM * RGE RD 224 Updated to Bylaw 13-20 (July 14, 2020) 14, (July 13-20 Bylaw to Updated RGE RGE RD 223 RD 223 RGE RD 222A RGE RGE RD 222 RD 222 RGE RGE RD 221 RD 221 RGE 22 W 4 M RGE RGE RGE 22 W 4 M RGE 21 W 4 M RD 220 RD 220 RGE 21 W 4 M Line Correction 14 50 - 21 - 50 RGE RGE RD 215 RD 215 TWP 51 RGE RGE TWP 49 TWP 50 RD 214 RD 214 TWP 50 TWP 48 TWP 49 TWP 47 TWP 48 ´ TWP RD 512 TWP TWP TWP TWP RD RD RD RD RGE RGE TWP TWP TWP TWP TWP TWP TWP TWP TWP TWP TWP TWP TWP TWP TWP TWP TWP TWP TWP TWP TWP TWP TWP RD RD RD RD RD RD RD RD RD RD RD RD RD RD RD RD RD RD RD RD RD RD RD RD 41st 41st AVE 490 510 RD 213 480 500 213 504 481 482 483 484 485 492A 493 495 501 501A 502A 503 503A 504A 505 505A 510A 511 511A 502 492 494 TWP 50 AG - Agricultural BP - Business Park CS - Service Commercial DC - Direct Control 39 AVE IAR - Industrial-Agricultural-Resource 8 ST 13 9 IB - Industrial Business 8 ST 37 AVE IND - Industrial LI - Light Industrial MB - Manufacturing Business Incubation RC - Country Residential RE - Estate Residential 11 ST 11 RM1 - Residential Multi Family 5 SPINERD 4 RU1 - Residential Urban 1 RU2 - Residential Urban 2 RU3 - Residential Urban 3 UC2 - Urban Commercial 2 TR510 2 UV UC3 - Urban Commercial 3 36 31 RR245 32 9 ST 9 5 ST 25 AVE TR505 City ofBeaumont 5A ST 5A 30 29 City of Edmonton 6 ST 6 UV19 UV625 19 AVE 2 ST 18 AVE 17 AVE 19 10 ST 10 16 AVE Edmonton 15 AVE SPARROW DR SPARROW 14 AVE International 7 ST 7 18 Airport 4 ST 13 AVE 12 AVE RR244A 11 AVE 8A ST TR502 9 AVE City of Leduc RR244 ´ 7 8 RR250 MAP 2 Land Use District Map: Nisku Updated to Bylaw 26-19 (October 8, 2019) Land Use District Map Pigeon Lake 35 26 23 14 36 25 24 PIGEON MAP 4 31 30 BEACH SUNDANCE LAKE 32 33 ITASKA BEACH GOLDEN 34 27 DAYS See Legend on Map 1 MAP 35 26 23 4 Ir\ A I'\ AIA ... \ \ I .,. .'7 IV I I IL. t==J n )rt L �� ' � J ,J. ,1 - - - � " I N NYBRC OK I ...... I �" \,-;/' I I I. I J[ L_ E= � d ,, )n A ,,� I'\ " i v \� / v rT "'.., v u v L. J � - � � - - L J I Land Use District Map MAP 10 Supplementary Map See Legend on Map 1 AG - Agricultural RM1 - Residential Multi Family AG-CR Transitional RMHC - Mobile Home Court C1 - Commercial RU1 - Residential Urban 1 HAY LAKES TR INS - Institutional RU2 - Residential Urban 2 IR - Industrial Reserve RU3 - Residential Urban 3 LI - Light Industrial UC1 - Urban Commercial 1 RR223 PR - General Recreation UR - Urban Reserve 21A TR500 FALCON DRIVE 1 ST N ST 1 CENTRE ST CENTRE 33 34 CENTRE AVE 2 AVE S 1 AVE S 2 ST S 21 MAP 11 Land Use District Map: New Sarepta Updated to Bylaw 06-19 (April 9, 2019)