Design Guidelines- Regular Lots
The Creeks Design Guidelines – Regular Lots – September 12, 2018
The Creeks is a prestigious residential community in southeast Regina. This development borders a nature reserve, in addition to a neighbourhood park and green spaces. The implementation of this document ensures a premier quality home environment and protects individual property investments by setting the minimum standards for excellence in design and construction. These guidelines do not supersede the City of Regina zoning requirements and applicable building codes.
B. APPROVAL PROCESS
All applicants are encouraged to submit plans for preliminary review to ensure compliance prior to completion of drawings.
Prior to applying for approval of drawings, builders and the home owner are encouraged to meet with our Architectural and Landscape reviewing agents to review the design guidelines and unique features of the lot.
Preliminary Design Plans
Prior to commencing working drawings and the application for a building permit, the applicant must submit to the Architectural Reviewing Agent the following information:
A copy of the site plan at 1/16” scale, indicating the location of the building, all setbacks, final grades, proposed floor elevations, driveway location with slope indicated, four exterior elevations specifying materials, color samples for exterior materials and any other information the Architectural Reviewing Agent may request. This can be submitted in electronic format.
Final Submission for Approval of Architectural Design Plans
Upon approval of the Preliminary Design Plans, the builder can complete the working drawings and submit them for final approval. Submissions shall include:
Two Full sets of working drawings at ¼” = 1’0” scale including:
- Site Plan 1/8” = 1’0”
- Foundation/Basement Plan
- Floor Plans, including garage and main floor geodetic elevations
- Roof Plan, including geodetic elevation of roof height
- Sections and details
- Exterior materials and colour
- Roof material and colour
Builders are required to follow The Creeks Design Guidelines. A deposit for compliance with the Architectural Guidelines in the amount of $10,000 must be provided to the developer upon submission of the final plans for approval.
Landscape Approval Process
Prior to the commencement of landscaping, the applicant must submit to the Landscape Reviewing Agent the following information:
- A copy of the landscape plan identifying the building footprint, site drainage and grading, driveway location, plantings and irrigation (refer to Landscape Guidelines section for details).
- A deposit for compliance with the Landscape Guidelines in the amount of $5,000 must be provided by the home owner or builder to the Developer upon submission of the landscape plans for approval.
- The Developers of The Creeks have the sole discretion as to the intent and implementation of the guidelines, and subsequently, revisions to the submitted drawings may be required to meet the criteria. The Developers have the right to decline the approval of any house if, in their sole and absolute opinion, the house will detract from the quality of the street appearance. The Developers may, in their sole and absolute discretion, waive or change, in whole or in part, any requirement respecting the design guidelines, and in like manner shall be entitled to waive any and all similar provisions with respect to any other houses in the area.
- Upon completion of the review by The Developers, the applicant will be notified of any outstanding items or deficiencies. Upon the re-submission and subsequent review, the applicant will be advised of the approval of the submission.
Final Building/Landscape Inspection
Upon completion of construction of the house on the lot and lot grading, the Builder shall request a final inspection from The Creeks by submitting an “Architectural Compliance Refund Application Form”. A reviewing agent appointed by The Creeks shall inspect the home and issue a site inspection report to The Creeks setting out whether all work is in compliance with the approved drawings and The Creeks Architectural Design Guidelines. The Creeks shall then issue to the Builder, a list of deficiencies to be completed or grant approval. The Builder will immediately rectify all deficiencies and request a second site inspection by the Reviewing Agent. If the Builder fails to observe, perform or keep any of the provisions of the Design Guidelines, The Creeks may, at its sole discretion and without prejudice take action to ensure that the deficiencies are rectified.
Prior to the release of the Architectural Compliance Deposit, the Landscape Plan and Landscape Compliance Deposit must be submitted to the developer. The Creeks office will release the Architectural compliance deposit within 10 days of receipt of approvals.
Upon completion of the landscaping, the builder or home owner, as the case may be, shall request a final inspection from The Creeks by submitting a “Landscape Compliance Refund Application Form”. A reviewing agent appointed by The Creeks shall inspect the landscaping and issue a site inspection report to The Creeks setting out whether all work is in compliance with the approved drawings and The Creeks Landscape Design Guidelines. The Creeks shall then issue to the builder or home owner, a list of deficiencies to be completed or grant approval. The builder or home owner will immediately rectify all deficiencies and request a second site inspection by the Reviewing Agent. If the builder or home owner fails to observe, perform or keep any provisions of the Landscape Design Guidelines, The Creeks may, at its sole discretion and without prejudice take action to ensure that the deficiencies are rectified.
The Creeks office will release the Landscape compliance deposit within 10 days of receipt of approvals.
A. HOME SIZE, LOT COVERAGE, SITING AND GRADING
Minimum floor areas are as follows:
- Bungalow on Regular lot: 1,200 sq. ft.
- Two storey on Regular lot: 1,600 sq. ft.
- The width of the building must cover 90% of the building envelope width at the 6.0m setback, or in the case of a reverse pie lot, 90% of the building envelope at the 18.0m setback. For example, 60 foot wide lot minus 8 feet = 52 feet x 90% = 46.8 feet.
- Garage: Two covered spaces are required either attached or detached. Three car garages are permitted.
Setbacks are as follows:
- Front yard – 6.0 meters (19.66 ft.) on lots with a depth less than 40.0 m.
- Front yard – 7.5 meters (24.60 ft.) on lots with a depth of 40.0 m or greater.
- Side yard -1.2 meters (3.93 ft.)
- Rear yard – 5.0 meters (14.6 ft.)
- Site grading must conform to the grading plan as provided by The Developers.
- Surface storm water to be directed to street, or rear yards where applicable.
B. GARAGES AND PARKING
The effect of the garage on the streetscape, whether a 2 or 3 car size, is an important element in the overall appearance of the subdivision. We encourage designs where the garages are recessed past the front of the house face and projecting garages would not project more than 3.0 meters past the main house plane or face of adjacent verandah columns. The garage location must conform to the location indicated on the grading plan as provided by The Developer. Single garage doors in a staggered setback are preferred. For three car garages facing the street, at least one door must have a staggered setback. If the plan has a side entry garage, architecturally designed front elevations, complete with windows to match main house style and proportion, are required. Three car side entry garages on standard lots are not permitted. Three car side entry garages are permitted on “Prestige” lots. No driveway is permitted within one (1) meter from the adjacent, side property line to ensure an area for planting. See attached examples for site. The driveway width shall not exceed the width of the garage to a maximum of 33.0 feet (10.0m).
C. FRONT ENTRANCES AND FAÇADE
- Emphasis is to be put on the front entrance to enhance the look and downplay the garage. A minimum of 10 feet is to be visible of the front of the house on bungalows on the main floor and minimum 8 feet is to be visible of the front of the house on two-storey’s. This can include in combination the entrance and rooms at the front.
- The front entrance must be visible on the front elevation.
- Minimizing the number of front steps is also strongly encouraged. Please refer to attached examples regarding front entrances.
- It’s important to minimize the amount of bare space from the top of the garage door to soffit above. This can be accomplished by: lowering the roof over the garage, adding more detailing like buildouts, taller garage doors, decorative features, or any combination.
D. ARCHITECTURAL STYLE
The following guidelines are intended to assist in creating a cohesive neighbourhood, rich with controlled creativity, variety and style. Rather than identify certain architectural styles, emphasis is placed on the importance of the front entry, as opposed to the garage, including a well detailed door, window trims, and an attractive palate of materials and colors.
Permitted wall finishes:
- Acrylic stucco, cementitious stucco
- Cement fiber siding – horizontal, vertical or shingle profile
- Brick, stone or cultured stone must be implemented on each home. As suggested, minimum of 25% of the front elevation should be clad in these materials. In addition, the use of these materials must wrap a minimum of 20” on the flanking sidewalls at a similar height as the front elevation.
- Wood accents will be reviewed on an individual basis.
Not permitted wall finishes:
- Wood siding, hardboard pre-finished siding, metal siding.
- Vinyl siding.
Permitted wall colors:
- The use of earth tone colors is recommended for the main body and trim color. Stark White wall finishes will not be permitted.
- Primary colors are not permitted for body or trim colors. Alternate colors will be reviewed on an individual basis, after color samples are submitted with the approval process.
Permitted windows and garage doors:
- Prefinished metal clad wood or colored PVC windows are permitted.
- Window sashes must be coloured vinyl, fiberglass or metal. The colours can be various shades of grey, brown, taupe and black. Windows with white exterior faces will be reviewed on an individual basis and will be at the discretion of the reviewing agent.
- Primary colors will be reviewed on an individual basis.
- White garage doors are discouraged and will be reviewed on an individual basis.
Permitted door types:
- Wood, fiberglass, or painted metal doors are permitted.
- The use of transoms and sidelights are recommended.
- Paint colors to be submitted for review.
Permitted roof materials:
- Asphalt shingles with a design feature (such as Cathedral XL from Iko), fiberglass, Enviro-shakes are permitted.
- Prefinished metal roofs are permitted in dark neutral colors in a standing seam type only.
- Other roof types will be permitted on an individual basis.
- Only darker toned roofs will be approved. Light grey or light brown will not be accepted.
Not permitted roof materials:
- Standard flat “3-tab” asphalt shingles with no shading or architectural design feature.
- Concrete roof tiles (i.e. Spanish style).
- Cedar shakes
Permitted exterior trims:
- The use of trims is required for doors and windows on the street side of the home. Certain architectural styles lend themselves better to no trims. These will be reviewed on an individual basis.
- The use of trims is recommended for doors and windows on all sides of the home.
- Trims may be stained wood, painted concrete, stucco build-outs, or alternate stucco textures.
- The type, size, and color of these trims should be in keeping with the style and aesthetic of the structure.
- The sides of homes facing streets located at intersections, street ends or corner lots must be finished to the same degree as front elevation requirements.
- Houses with elevations facing onto a side street, open or green space or backing onto a roadway or green space must be detailed on the exterior similar to the principal elevation in materials and trims.
Permitted soffit, fascia and eaves trough:
- Prefinished metal, stained wood, and painted cement board soffits and fascia are permitted.
- Prefinished aluminum eaves trough and downspouts are permitted.
Permitted roof slopes:
- Roof pitches shall be a minimum of 4 in 12 and a maximum of 12 in 12.
- Certain architectural styles lend themselves to a roof pitch less than 4 in 12 and a single pitch. These will be reviewed on an individual basis.
- Curved roofs will be reviewed on an individual basis.
- Flat roofs will be reviewed on an individual basis, and require additional attention to avoid a flat monotonous roofline. Flat roofs will only be considered on single storey homes and the main floor of a two storey home on single lots no wider than 22m. These roofs must be designed to be architecturally balanced and multiple heights are required. In addition, the applicant will be asked to provide upgraded exterior finishes and trims.
- Chimneys must be finished consistent with the finish of the house.
- Corbelling is required. No exposed prefinished metal chimneys will be permitted.
- Driveways must be broom-finished concrete, coloured concrete, exposed aggregate, stampcrete concrete or concrete pavers.
- Asphalt driveways are not permitted.
- Driveways are not permitted to extend to within 1 meter of property line.
- The driveway width shall not exceed the width of the garage to a maximum of 33.0 feet (10.0m).
- Driveway grades to be noted on site plan, to confirm compliance with The Developers’ grading plan.
- Driveway location to be noted on site plan for approval.
F. ADDRESS SIGN FEATURE
- All front yards must have a decorative address feature in shrub beds to highlight planting bed, create visual interest and develop a focal point.
- The height of the decorative feature must not exceed the sill height of first floor windows.
- Final address sign feature design is not required for the building permit approval, but must be approved by The Developers prior to installation.
- Fences separating properties shall be a maximum of 6’ high.
- For lots backing development perimeter fencing, lot fences must transition to the height of the perimeter fence within 8’. Lot fencing cannot be attached to development perimeter fencing.
- White fences are not permitted.
H. SITE DRAINAGE
- In order to allow for the most efficient relief of surface water run-off, it is important to respect the grading plan for your home site that has been pre-designed for all lots. The Builder/Home Owner is responsible for containing surface drainage on their lot.
- Final site plans submitted for approval must include the finish grades as noted on the grading plan as well as the proposed main floor elevation. Refer to attached drawings for clarification.
- All downspouts must be installed at locations to prevent any drainage onto adjacent properties, and in accordance to The Developers’ overall site drainage scheme.
- Weeping tile sump discharge must be directed to surface drainage. No sewer connections are permitted. Please note this is a City of Regina Bylaw. Please refer to Landscape Guidelines for sump pump discharge guidelines.
- All homes must incorporate low flow, or two-stage toilets to minimize the usage of water.
- The use of low flow faucets and shower heads is encouraged.
* Regina, Saskatchewan, September 12, 2018
The Creeks has been sensitively designed to create a comfortable pedestrian environment. Street right-of-ways incorporate sidewalks, landscaped boulevards, street trees and special street light standards. It is the intent of the landscape guidelines to ensure that the quality and experience of the streetscape carry into each individual home-site and that a gradual transition of landscape occurs from one home-site to another. Given these intentions, the landscape guidelines emphasize the front and side yard areas of all home-sites.
These guidelines will help you through the process of planning your landscape and to understand the technical specifications we require your landscape designer to meet through to the final approval stage. These landscape guidelines are the minimum requirements that must be met. We strongly encourage builders/homeowners to enhance the landscaping of the yards to a level that exceeds these minimum requirements. Our landscape approving agent will make recommendations on submitted plans to incorporate additional landscaping features that complement the design of the home with the expectation that the landscaping plans will be more robust than these minimum standards.
Landscape Submission for Approval
Landscape submission for approval shall include two copies of prepared landscape drawings illustrating:
- Legal description of the lot, residential address, Builder’s name and Owner’s name
- Building footprint, setbacks, and easements
- Driveway location
- Site drainage
- Planting beds, lawn, and trees
- A legend indicating specifications of all plants (i.e. size, quantity)
1.1 Construction timeline requirements
The Creeks requires the Builder/Home Owner to complete front yard landscaping within six landscaping months of the construction completion date of the home or occupancy, whichever is the later, unless the home is a builder spec home, in which case occupancy does not apply. Landscaping months are May to October and the landscaping period may straddle portions of two calendar years. The Builder/Home Owner is responsible for any damage to curbs, sidewalks, boulevards, and common areas during landscape installation.
1.2 Trees and Shrubs
All front and visible portions of the side yards are to be landscaped.
One tree is required per front yard and is to have a minimum caliper of 60mm.
Shrubs & Planting Beds
The entire front elevation of the home must incorporate dense shrub planting. Lawn only is not adequate. Shrubs must be minimum 2 gallon pots planted in mulched planting beds and should be a mix of evergreens, ornamental grasses, and flowering shrubs. Minimum of 15 shrubs, 5 of those shrubs to be planted in the 1m space on driveway side of property. Lots that are 54 feet or wider must plant a minimum of 20 shrubs, 5 of those shrubs to be planted in the 1m space on the driveway side of the property. Planting beds can be treated with various forms of bedding materials (shrubs, groundcovers, perennials, etc.) to retain moisture and inhibit weed growth.
Builders/Home Owners are encouraged to use mulch in planting beds and around the base of trees. Mulch discourages weed growth, increases water retention and distribution and creates a neat, finished look. Any type of mulch is acceptable as long as it is not toxic to humans or pets.
The Builder/Homeowner is encouraged to establish a welcoming green front yard. Sod will create this quickly and efficiently. Artificial turf is acceptable although sod is preferred. In cases where artificial turf is used, the landscape plan must include the minimum number of plants and trees outlined in the Prestige landscape guidelines. All sodded areas are to have a minimum of 100mm screened topsoil base. Boulevards adjacent to private property are to be sodded and maintained by the Homeowner.
Xeriscaping is discouraged and will be reviewed on an individual basis. Xeriscape plans must include the minimum number of plants and trees outlined in the Prestige landscape guidelines. Covering the entire front yard with only rock is unacceptable.
1.5 Underground Irrigation System
Irrigation systems save time, conserve water and save plants. An underground irrigation system must be installed prior to landscape construction. Homes fronting onto boulevard spaces are responsible for the irrigation and maintenance of those spaces. As a good neighbour, for lots backing onto park space or environmental reserve space please confine irrigation to your lot and not the abutting natural open spaces and parks.
Fences separating properties shall be a maximum of 6′ high.
For lots backing development perimeter fencing, lot fences must transition to the height of the perimeter fence within 8’. Lot fencing cannot be attached to development perimeter fencing.
1.7 Downspout Extension and Drainage Patterns
In order to allow for the most efficient relief of surface water run-off, it is important to respect the grading plan for your home site that has been pre-designed for all lots. The Builder/Home Owner is responsible for containing surface drainage on their lot. It is important to indicate on the landscape plan how you intend to direct or contain this drainage and run-off with directional arrows. We recommend that downspouts be extended away from the home but the extension of the outlet cannot be closer than 4m from front or back property.
Weeping tile sump discharge must be directed to surface drainage. No sewer connections are permitted. Please note this is a City of Regina Bylaw. Ideally, sump pump discharge should be directed to the rear of the lot to a maximum of 4m from rear property line. If sump pump discharge is directed to front of lot it cannot come within 4m of front property line.
Daylighting weeping tile to the sidewalk or open space at the rear property line is prohibited.
Builder/Home Owners are required to install address features in shrub beds to highlight planting beds, create visual interest and develop a focal point.
The height of decorative feature must not exceed the sill height of first floor windows.
The Creeks Developments encourages the use of paving stone, decorative planters, and retaining walls in addition to the minimum requirements.
1.9 Water Curb Box
Water curb boxes must be accessible and operational at all times. Curb boxes are to be left at the finished ground elevation.
The Builder / Home Owner is to keep empty lots or homes that are not yet landscaped clear of weeds at all times. It is the Home Owner’s responsibility to maintain boulevards adjacent to their properties. An appropriate maintenance program must be adhered to.
* Regina, Saskatchewan, September 12, 2018