turtlemountainvernon.com

Architectural, Landscape & Development Guidelines

Posted May 2012

Printed May 18, 2010 Guidelines change from time to time. Please ensure that you have the most current version

Printed May 18, 2010

Preface: Development Guidelines & City of Vernon Zoning Bylaw

This document outlines a set of comprehensive guidelines that directs homebuyers, designers and builders (collectively referred to in this document as "the builder") towards aesthetically pleasing and appropriate building forms and details. It is the intention of Wesbild Holdings Ltd. ("the developer") that each single family lot at Turtle Mountain be developed in accordance with these development guidelines, as amended from time to time, and the provisions of the City of Vernon Zoning Bylaw. These development guidelines contain reference to the City of Vernon Zoning Bylaw No. 5000 in effect as of 2003. It is understood that revisions to the Vernon Zoning Bylaw may occur during the various construction phases of Turtle Mountain, and the City of Vernon should be consulted for all bylaw standards. Conformity with these development guidelines does not supersede the approval process of the City of Vernon.

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Table of Contents Preface

Development Guidelines and the City of Vernon Zoning Bylaw

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1.0

The Community of Turtle Mountain

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2.0

Preferred Architectural Styles

2

2.1 2.2

2 4

3.0

4.0

5.0

6.0

Craftsman Style Elements Prairie Style Elements

House Design

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3.1 3.2 3.3 3.4 3.5 3.6 3.7 3.8 3.9 3.10 3.11 3.12 3.13 3.14

5 6 8 8 9 9 10 11 12 13 13 14 16 16

Streetscape Exterior Finishes & Detail Exterior Colours Height Roofs Front Porches Windows & Doors Chimneys Fascia & Soffits Garages Special Design Considerations for Corner Lots Special Design Considerations for Rear Elevations & Two Storey Front Elevations Exterior Lighting Electrical Meters/Metal Vents

Site Considerations

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4.1 4.2 4.3 4.4 4.5 4.6 4.7 4.8

18 19 19 21 22 22 23 23

Setbacks Site Coverage & Building Height Lot Grading & Retaining Walls Building Foundation Special Foundation Conditions Special Foundation Conditions: Extra Height Foundations Driveways & Vehicle Storage Ground Water Management

Private Landscaping

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5.1 5.2 5.3 5.4 5.5

24 26 26 27 29

Landscaping Street & Accent Trees Rear Yard Tree Fences & Hedges Timing of Completed Landscaping

Appendices

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A B C D E

31 35 43 46 51

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Development Review Process Plant List & Detailed Landscape Requirements Turtle Mountain Stormwater Management Plan Construction Practices House Design Review Application

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1.0 The Community of Turtle Mountain

Turtle Mountain is a residential development by Wesbild Holdings Ltd. This project is located in the City of Vernon and consists of about 300 single-family lots and two multi-family sites. A strong sense of community will be an important part of living on Turtle Mountain. These development guidelines will lead to a unifying architectural style within the neighbourhood, while still allowing everyone to have the ability to build their own home to meet their own needs by taking advantage of the views and individual lot characteristics. For the house designs, Wesbild’s development guidelines focus primarily on the Craftsman style architecture, and the Prairie style - which is most commonly associated with the works of Frank Lloyd Wright. These popular styles complement the building sites on Turtle Mountain with large roof overhangs providing summer shade & winter protection, comfortable front porches where neighbours can talk to neighbours, timeless architectural details, and a consistency in design style that will protect and enhance property values. Turtle Mountain will also have a distinctive look and feel due to the unified approach specified in these development guidelines towards the landscaping for each home. This includes plant types, specified tree types, lighting, fences and hard landscape elements like driveways.

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2.0 Preferred Architectural Styles The architectural theme for Turtle Mountain is based on the Arts & Crafts movement and two distinct architectural types from that movement - the Craftsman and Prairie styles. These styles are well suited to this location, with large roof overhangs providing natural shading, low roof pitch so that adjoining views are not restricted, and strong horizontal lines that blend well with the hillside lots. There are many variations and subtleties within the range of these styles, and each homeowner is encouraged to work with their house designer or architect to take full advantage of the Turtle Mountain architectural theme.

2.1 Craftsman Style Elements The elegance of the Craftsmen home relies on its simplicity. It is the exposed structural elements - gable beams and rafter tails, use of natural materials and large protecting overhangs that give the Craftsmen home its distinctive look. Some of the common elements of this architectural style include;

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One storey design (two storey on uphill lots or the rear elevation on downhill lots) Low pitched, gabled roof (occasionally hipped) with wide overhangs and exposed rafters. Decorative beams and brackets under gables. Use of regional materials for the exterior horizontal siding, shingles and stone accents.

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Square or tapered porch columns that extend to ground level.

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2.0 Preferred Architectural Styles Craftsman Style Elements  Front porch along full or partial length of the house.

 Distinctive windows with multiple panes on top and single pane on bottom. Can be located

singly or in groups. Larger picture windows used for important rooms.

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2.0 Preferred Architectural Styles 2.2 Prairie Style Elements The basis of the Prairie home is that it blends harmoniously within its setting. The lots on Turtle Mountain work well with this style allowing for strong horizontal lines, large overhangs, and room layouts that take advantage of the views. Some of the common elements of this architectural style include;   

Emphasis on strong horizontal lines. Low pitched hip (sometimes gable) roofs with very wide overhangs. Combination of one and two storey wings (two storey on uphill lots or rear elevation of downhill lots).

 Massive central chimney that relates to an interior plan based on a central fireplace.  Continuous bands of casement or "ribbon" windows.  A "connection" to the ground through the use of low terraced walls and strong horizontal banding in

the wall materials.

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3.0 House Design This section of the development guidelines provides design guidance for the different elements of the house design, based on;  The preferred architectural styles described in section 2.0  The unique downhill lots on Turtle Mountain  The goal of creating a special "look & feel" for the community of Turtle Mountain  The requirements of the Statutory Building Scheme, the Fire/Forestry Interface Covenant, and any other covenants registered on title  The City of Vernon Zoning Bylaw and Development Standards These guidelines also specify the types of building and finishing materials to be used. However, it is understood that building products and design are always evolving and changing. Therefore, when products types are suggested within these guidelines, alternatives are possible, with approval from the design consultant.

3.1 Streetscape To ensure the highest quality of homes with a unified streetscape created by individual builders, the following criteria should be considered in the design of the house. The same house plan, with approximately the same front elevation, shall not be repeated within a 5-lot radius. Within cul-de-sacs, a greater separation may be required. 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 roof style, size and location of windows and doors, different massing, etc. will be required. Houses along the street are to have a consistency of apparent volume. House forms, heights, and facade details shall be coordinated with the neighbouring houses to ensure a gradual transition from one house to another. Abrupt changes in heights of eaves and fascias from house to house are not acceptable.

Striking contrasts between building sizes and shapes within a similar area are not acceptable. The object is to produce enough variety to create interest within a balanced unity of forms, colours and themes.

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3.0 House Design 3.2 Exterior Finishes & Detail With the Arts & Crafts movement, the external materials and details reflected local resources and the "natural" structure of the building. The timeless beauty of these styles relates to the great attention paid to details like the cut of the rafter ends and the connections of the gable brackets. These types of elements are highly encouraged on Turtle Mountain. All exposed, combustible structural elements on the exterior of the home must be of heavy timber construction as defined by the Building Code.

For Craftsmen styled homes the preferred exterior cladding materials include horizontal siding, shake/shingle, and board & batten. Wood and hardiplank (or similar products) are preferred finishes. Stucco should only be used as an accent material. Stone facing can be used as a foundation trim or structural element. (See Prairie Style Section.) Vinyl siding is not a permitted exterior cladding material.

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3.0 House Design For the Prairie styled homes the preferred exterior cladding materials include stucco, brick, and horizontal wood accents. An exception to the direction given in section 4.5 of these guidelines (Building Foundations), large sections of smooth finish concrete is an acceptable material for this house style. Some of the early Prairie style homes used wood and shake siding, therefore these materials are acceptable if designed well. Vinyl siding is not a permitted exterior cladding material.

The colour and pattern for any stone or brick veneers used on the homes must complement the house style and details. Small patches of veneer randomly placed will not be accepted. Half height stone or brick must turn the corner of the façade by 1.2m or meet the chimney or other vertical elements. If full height stone or brick is used in a "column" effect on corners, a return of 0.6m on the side elevation will be acceptable.

Stone or stone veneer is the preferred accent material, and should be flat or block stone. Round or river rock will not be permitted. When brick is used it should be "quiet and even-toned" and is to be standard or metric size, no jumbo brick will be permitted. Large expanses of wall are to be visually broken with the use of baseboards, trim boards, windows, skirt roofs, decks and/or other approved design elements.

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3.0 House Design 3.3 Exterior Colours Turtle Mountain is a hillside development that will be visible from other areas of Vernon. On this hillside, white or bright colours will make the houses stand out from the landscape strongly when viewed from afar, therefore the colour of the homes are best done in earth tones or muted colours. The choice of muted base colours for this hillside development is also consistent with the "organic" colours of the preferred Arts & Crafts architectural styles of Turtle Mountain. For homes on Turtle Mountain, natural or muted colours are required. White, bright, or deeply pigmented colours should only be used for contrasting trim. Trim colours that are similar to and provide little contrast with the colour of the main body of the house, will not be approved. (See also section 3.7 Windows and Doors) All exterior colour schemes must be approved by the design consultant. Houses with colour schemes that detract from the streetscape, or are too similar to neighbouring homes within a 3-lot radius will be rejected.

3.4 Height The majority of the lots on Turtle Mountain are located on the downhill side of the street. On these downhill lots, a maximum elevation of one storey is allowed on the street fronting side.

In the situation of the few uphill lots, the provisions of the City of Vernon Zoning Bylaw shall prevail. The resulting street facing two storey elevations on these lots are to be visually broken apart with sloped roofs, decks, stepped massing etc. The minimum width to height elevation ratio of the front elevation shall generally be 2:1 Printed Printed May 18, May 201018, 2010 11

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3.0 House Design 3.5 Roofs Roof shapes appropriate to the preferred architectural styles are very important. In order to protect views from surrounding properties, and to accentuate a strong horizontal line, low pitched roofs of 4:12 are recommended for the main roof structure. Side gable and hipped roofs are preferred, and peaked roofs are required. For the Craftsmen styled homes, steeper slopes are allowed for internal gables and accent roofs, up to 6:12. Variations are possible, but need to be reviewed by the design consultant.

Large overhangs are an important aspect of the preferred architectural styles, as well as being appropriate for Vernon summers and winters. Side yard overhangs should be 0.6 minimum, and front and back overhangs should be maximized with 1.2m considered as a minimum. Separation between opposing sideyard facia should be a minimum of 1.2m, or 0.6m between the fascia and the property line. Roofing material can be high profile or architectural shingles, concrete, or any other material that creates a similar high texture look and is approved by the design consultant. All roofs must be constructed of fire resistant materials that meet a Class A, B or C rating as defined in the Building Code and FireSmart. Cedar shakes, flat shingles, standing seam metal roofs and 1/2 round clay or concrete tiles are not permitted. All roof stacks and/or vents are to be pre-finished in a non-glare finish. Flashings are to be prefinished or painted to match the roof colour.

3.6 Front Porches Front porches or verandas are strongly encouraged. This will allow for variety in the streetscape and reduce the visual impact of attached garages. These porches must be functional, not just decorative; therefore they should have a minimum of 1.2m useable inside width and 2.5m length.

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3.0 House Design 3.7 Windows & Doors Strongly detailed window framing is an important element of the Arts & Crafts style. For the Craftsmen homes, distinctive windows with multiple panes on top and single pane on bottom are recommended. These can be located singly or in groups, with larger picture windows used for important rooms. White window frames are recommended; but other colours complementary to the overall home colour scheme will be considered.

For the Prairie style homes, the use of continuous bands of casement or "ribbon" windows are recommended. To be consistent with this style, the frames should be painted muted or earth tones that complement the overall house colours.

Window detailing such as leaded, stained glass, or muntin bars are required on all windows visible from the front street. While this detailing is preferred on the rear elevation, it is not required. Minimum 10cm trim is required around all windows, doors, glass block, and the garage doors on all elevations of the house. Trim colour is to be noticeably contrasting and complementary to the house body colour. Front doors must incorporate relief elements, and flat doors are not acceptable. Side lights are encouraged for front doors.

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3.0 House Design 3.8 Chimneys One of the design themes of the Arts & Crafts movement, and an element that still remains strong with today’s lifestyle, is the use of the fireplace as a central gathering place and focus inside the house. In the times of wood burning fireplaces this created the opportunity to make the chimney an important element of the exterior architecture. In today's market most fireplaces are natural gas and don't require the same sort of chimney structure. However, chimneys are an important element of the preferred architectural styles for Turtle Mountain, and therefore, substantive and architecturally strong chimneys are encouraged.

If chimneys are part of the house design, they must be well detailed and substantive. All chimneys must be finished with brick, stone or siding that matches or complements other exterior materials on the house. Any chimneys external to the façade and visible from the front street must meet the ground.

Centrally located chimneys should be large with strong design elements and detailing. Recommended materials are brick, or dry stack ledgestone, slate or square cut rock. River rock is not acceptable.

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3.0 House Design 3.9 Fascia & Soffits The gable ends of Craftsmen style homes incorporate brackets and exposed structural members within the soffit, and simple wide fascia boards. Use of brackets and exposed rafter tails are recommended for this house style. Fascias should be a minimum of 300mm.

For the Prairie style homes, strong fascias are an important design element to accentuate the horizontal lines of the house. Fascias should be a minimum of 300mm, and a built up or layered effect is acceptable.

Hidden gutters are recommended, but continuous wide profile extruded fascia gutters are permitted if they are painted to match the colour of the fascia board. Wide fascia are preferred, but fascia gutters may be used in side yards or areas that are not generally visible from the front and rear streets. Soffits should be a minimum of 1.2m (except for the side yards), and have clean simple lines. All soffits must be of non-combustible materials, unless the surrounding grounds are irrigated by an underground sprinkling system, in which case the soffits may be of construction grade vinyl.

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3.0 House Design 3.10 Garages Houses are to have a minimum of a double, fully enclosed attached garage. Carports are not permitted. As the garages are a major element of the front elevation, care and attention must be taken with the design details. When possible the garage should be recessed back from the rest of the front of the house. Large, blank wall spaces above the garage doors are not acceptable and will require additional design elements. The garage door should be recessed a minimum of 300mm from the front wall.

Garage doors are to be painted or stained in colours complementary to the siding or trim colour. Two-toned colour combinations are encouraged. Natural wood stain is acceptable provided the front door corresponds with the same stain. White or off white garage doors are not acceptable. Use of windows in the garage doors is encouraged.

3.11 Special Design Considerations for Corner Lots Houses on corner lots shall be designed to face both streets with roof and wall elements that turn the exposed corner. The option of having the driveway on one side and the front entry on the other is recommended. Fence design will be reviewed on a site by site basis to determine rear and side yard conditions. (Also see 5.4)

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3.0 House Design 3.12 Special Design Considerations for Rear Elevations & Two Storey Front Elevations These rear elevations will be seen from both the local streets and homes, and from afar when looking at the hillside. For these reasons special attention must paid to the massing and the finishing details at the rear of the house.

These elevations must be stepped or otherwise broken up with details such as skirt roofs, bay or box windows, balconies and extensive use of trim and architectural details. For the few uphill lots, the same attention must be taken with the front two story elevations. These uphill lots will be critically reviewed to ensure that bulk and massing are minimized.

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3.0 House Design 3.12 Special Design Considerations for Rear Elevations & Two Storey Front Elevations Cont’d

For the Prairie style homes, two storey facades must be divided by horizontal features including balconies, intermediate roofs and ‘belly bands’ (minimum 30 cm high) at the second floor elevations. Three story homes are not allowed and will not be approved.

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3.0 House Design 3.13 Exterior Lighting As a minimum, the exterior lighting requirement will be three coach lights per house; one on either side of the garage door(s) and one near the front door. An additional light is required to illuminate the street address if one of the coach lights does not fulfill this function.

In order to preserve night views and reduce cross property light spill, care and attention should be taken when designing and locating house and yard lights.

3.14 Electrical Meters / Metal Vents Electrical meters and metal vents are to be as inconspicuous as possible, with no ducting visible. Ducting must be contained within the wall; otherwise, it should be contained within an enclosure finished to match the siding or trim of the house. The enclosure must not restrict reading of the meter. The exposed portion of the metal "A" vent which appears above the chimney framing must be kept to the minimum height allowed by the Building Code. The furnace "B" vent is to be located either on the rear roof slopes or where it is least visible to public view. Where "A" and "B" vents are visible from the street, they are to be pre-finished in a non-glare finish. All metal vents are required to be painted to match the siding or roof colour as applicable.

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4.0 Site Considerations Turtle Mountain is a steeply sloped development that has been designed to maximize views from all lots, have sunny rear yards, and attractive front yards and entries to the houses. As part of the planned subdivision, and to ensure the best relationship between the houses, the developer has considered the massing and location of each home, and each site has been pre-graded for the building platforms. Lot grading plans are available from the developer for all building sites and these plans detail specific information, including:        

Property lines Building setbacks Lot area Lot dimensions Lot corner elevations Minimum building floor elevation Service connection invert elevations Service connection locations

Each home should be designed to take maximum advantage of the natural characteristics of the lot, i.e. views, shade opportunities, and relationship to the street and neighbours. Distant views are a very important aspect of Turtle Mountain, and care should be taken to minimize impacts on views from neighbouring homes.

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4.0 Site Considerations 4.1 Setbacks As a minimum, all setbacks shall be in keeping with the requirements of the City of Vernon Zoning Bylaw, as per the R2: Large Lot Residential zone. Current minimum setbacks are as follows: Front yard 5.0m Rear yard 7.5m Side yard 1.5m (5.0m for a flanking street)

Special setback restrictions may apply to specific lots, as per the developer’s direction. Side-yard setback is encouraged to exceed the 1.5m bylaw minimum to permit wider roof overhangs which help improve shading and create a more horizontal architectural form.

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4.0 Site Considerations 4.2 Site Coverage & Building Height The following guidelines are based on the City of Vernon Zoning Bylaw (R2) and specific direction by the developer for Turtle Mountain.  Site coverage shall not exceed 40%.  Regardless of the Zoning Bylaw, all homes on downhill lots are restricted to a single storey facing

the street.  The restrictions of the Zoning Bylaw will apply to the downhill or rear elevation of the house, that is; "The maximum height of any vertical wall element facing a front, flanking or rear yard (including walk out basements) is the lesser of 6.5m or 2.5 storeys, above which the building must be set back at least 1.2m."

4.3 Lot Grading & Retaining Walls Lot grading is to be consistent with the lot grading plan provided by the developer, which indicates final grade elevations at each corner of the lot. Each builder shall be responsible for achieving the final grade on the individual lot, which does not necessarily follow the natural grade. Lot slopes should be absorbed within the building massing as much as possible (i.e. stepped foundations and floor levels) to minimize the need for steep yard grades. Individual lot grading (including drainage swales and retaining walls) must be handled within the individual property lines. Maximum slope allowed is 5%. Due to sloped topography, special precautions related to ground and surface runoff must be adhered to, both during and after construction. Refer to Appendix D— Construction Practices and Section 4.6 Ground Water Management for more specific information. With Craftsman style homes, where retaining walls are required in the front yard or side and rear yards, or adjacent to roadways, they are to be constructed using natural stone or textured concrete. With Prairie style homes, smooth finish concrete is also acceptable. Landscape ties are permitted in side and rear yards only if not visible to street. Creosote timber ties are not permitted. Where lot to lot topography allows, main floor elevations of the adjoining homes should be a consistent height above the front street to reduce sideyard elevation changes along the streetscape.

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4.0 Site Considerations 4.3 Lot Grading & Retaining Walls Cont’d Other than the retaining walls constructed by the developer, retaining walls in the yards will be limited to a maximum exposed height of 1.2m. If a higher grade is required to be retained, a stepped form shall be used to reduce the visual mass of the wall. In side yards, if clearance problems exist, a wall higher than 1.2m may be approved at the discretion of the City of Vernon. An engineer's certificate will be required in these cases.

All retaining walls and their foundations are to be within property lines, and shall meet the requirements of the City of Vernon Bylaws. House excavation or construction shall not be allowed to undermine the slope stability of any roadway base or adjoining lots without appropriate temporary and/or permanent earth retention. Any new retaining walls that are immediately adjacent to the walls already constructed by the developer must be of the same concrete block material, colour and pattern so as to appear consistent. However, additional walls must not be connected to the existing walls and shall not in any way alter the existing walls or backfill. In situations with grade changes between lots that require retaining to control or take up the change in elevations, each builder will be responsible for retaining the downhill side of the lot. With some lots, the builder may also be required to retain the uphill side of the lot. All grade conditions and retaining requirements will be reviewed by the design consultant on a site by site, and application basis. The design consultant will have final authority regarding which builder will be responsible for retaining conditions. In no circumstances can a builder have sloped bank conditions that flow onto or affect adjoining lots.

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4.0 Site Considerations 4.3 Lot Grading & Retaining Walls Cont’d

Recommended maximum vertical distance from front entry of the home to street side grade is 0.75m. Should this vertical distance be exceeded, a maximum of three risers are allowed before a landing is required between the front property line and the front door. Notwithstanding the requirements of these guidelines, all lot grading shall meet the requirements of the City of Vernon Bylaws.

4.4 Building Foundation For the Craftsmen style homes, or Prairie style where concrete is not used as a major exterior material, all exposed concrete for foundation walls shall not be greater than 0.45m.

Prior to the pouring of foundation concrete, the design consultant must review and accept a form survey signed by a certified BC land surveyor to ensure conformance with the elevations and grades as described by the developer. This form survey, complete with geodetic elevation of the level strip, is to be forwarded to the design consultant with sufficient time for review (typically 2 or 3 days) prior to scheduling the concrete pour. Continuing work without providing a form survey certificate will result in a work stoppage and a loss of all, or a portion of, the security deposit. Printed Printed May 18, May 201018, 2010 24

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4.0 Site Considerations 4.5 Special Foundation Conditions In order to maximize house siting options and provide optimum views, certain building pads on Turtle Mountain have been created in close proximity to significant retaining walls. Due to the engineered geotechnical considerations of the walls and the fill behind them, these lots will require the use of engineered structural foundations to mitigate the potential for differential settlement. Engineered foundations are common in many different ground conditions and provide an excellent house foundation. Please refer to the individual geotechnical certification for the lot for further details. At the time of printing, the lots affected by this guideline are; Phase II 7, 60, 82 , 83, 84, 85 and 93

Phase III 7 - 24, 30 - 33, 41, 42, 49 - 52, 60, and 61.

This condition may apply to other lots, or be required on a site by site basis.

4.6 Extra Height Foundations Almost all lots on Turtle Mountain have been graded to allow for minimized foundations and walk out basements at the rear. In a few cases, special lots have been created that require higher foundations that will have larger areas of exposed concrete above grade. In these situations the builder will be required to back fill, or otherwise reduce the visual impact of these concrete walls. Design solutions can range from extending the architectural features of the home onto the foundation, to cladding the foundation. If architectural features are used, they should work with the rhythm and materials of the home, but should not exaggerate the vertical face of the building. If cladding is used, it should work either with similar elements on the house, or blend with the landscape or existing block retaining walls. A specialized manufactured stone product has been created by a BC company to match the Turtle Mountain retaining walls, and is available locally. Samples and information are available at the Real Estate Information Centre on Razorback Court. At the time of printing, the lots affected by this guideline are; Phase II 61, 62, 64, 76 - 78 & 91 - 93

Phase III 10 - 12.

This condition may apply to other lots, or be required on a site by site basis. On affected lots this detail will be critically reviewed by the Design Consultant – builders are encouraged to discuss their preferred solution very early in the design process.

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4.0 Site Considerations 4.7 Driveways & Vehicle Storage Driveway materials are to be exposed aggregate, brick pavers, or stamped concrete to a maximum slope of 8%. In order to minimize the slope, driveways should be located whenever possible on the low side of the lot. The use of brick as an edging material is encouraged, in a colour compatible to the building's colour scheme, or matching the existing brick finish of the house. The driveway layout must provide for at least two additional cars to be parked on-site. No recreational vehicles including boats, personal watercraft, trailers, snowmobiles, all terrain vehicles, motorhomes, house trailers, tent trailers, campers and fifth wheels, or commercial vehicles may be stored in the front yard or driveway of any lot between the building and the curb. Such vehicles and trailers should be stored off site. Vehicle storage guidelines are in place for the benefit of the entire neighbourhood. Following these guidelines is part of being a good neighbour.

4.8 Ground Water Management As well as the water conservation methods mentioned in the following landscaping section 5.0, there are also requirements for onsite City of Vernon Low Impact Development (LID) techniques which will affect site works and design. In order to handle up to a 5-year storm event with ground water recharge, on-site works must be constructed by the builder. The specifications of this system are described in detail within Appendix C including  Roof leader downspouts disconnected from perimeter drainage, and directed to rain barrels and to    

splash pads for overflow. Maximum contributing roof area of 40m2 for each downspout. Minimum .5m soil depth Buried detention/infiltration tank of 20m3 in size. A lawn basin located at a low point on the site and next to and connected to the detention/infiltration tank for overflow and frozen ground conditions.

See also Section 5.0 regarding soils and irrigation. See also Appendix C.

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5.0 Private Landscaping on Turtle Mountain The publicly visible landscaping on private property is a very important component of creating a great neighbourhood with strong property values. As part of constructing a home on Turtle Mountain, each builder will be responsible for individual lot landscaping that meets the development guidelines. As well, each owner will be responsible for maintaining this landscaping to ensure all plant materials stay healthy through the first important years of growth. In general, landscaping of the front yards, and the side yards on corner lots, is to be designed to enhance the architecture of the individual homes, to accentuate and work harmoniously with the natural environment, and to create a cohesive streetscape with neighbouring properties and the boulevard landscaping. Planting plans for the yards are to generally consist of drought tolerant and native plants species (noted as DT and N in the Appendix B planting list)

5.1 Landscaping In the lot grading, foundation work, and construction phases, avoid unnecessary grading and removal of natural soils. Recently graded soils are to be revegetated as soon as feasible. To assure an overall robust appearance, the landscape plan is to have sufficient quantities and size of plants to meet the minimum standard at initial planting. To meet the Storm Water Management requirements for Turtle Mountain, a minimum of 500mm of screened and modified top soil is required for all lots and planted areas. Refer also to Appendix C. A stock pile of native top soil may be available to all builders on Turtle Mountain, and should be used rather than trucking in off-site material. Information is available at the Real Estate Information Centre. In general, lawns are discouraged due their high water requirements and maintenance. If used as part of the landscaping, lawns must be drought tolerant sod, not seeded, at installation. Due to the lot and house configurations, it may be difficult to move lawn mowers and maintenance equipment between the front and rear yards. Planting areas are required to have a minimum 500mm of screened organic top soil. Only pea gravel, top soil and other such non-flammable types of ground cover may be used in flower beds, borders, decorative areas and other areas that are not lawn or covered by hard surface. Drip irrigation is preferred, and should be used where possible. Rain barrels should also be used to supplement domestic water for watering of gardens, trees, shrubs and lawns. Interior Lots Requirements Include;  Front Yard - Min. 30% Shrubs/Grasses/Groundcover, Max. 30% Lawn & 40% Hard Surface  1 Street tree in the front yard  1 Accent tree in the front yard  1 Shade tree in the back yard

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5.0 Private Landscaping on Turtle Mountain 5.1 Landscaping

Corner Lots Minimum Planting of:  40% Front yard area to be planted with shrubs, groundcover & grass  1 Street tree in the front yard  1 Accent tree in the front yard and 3 accent trees in the flanking yard  1 Shade tree in the back yard  Planting of rear yard terraces

See Appendix B for associated plant list and minimum sizes. Where visible from the front or flanking lots, gas meters and direct vents from fireplaces must be concealed with landscaping while maintaining access for servicing.

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5.0 Private Landscaping on Turtle Mountain 5.2 Street & Accent Trees The location and types of street trees have been determined by the developer for all of Turtle Mountain. On most of the roads, street trees have been planted on the upper side of the road by the developer as part of the subdivision construction. On the lower side of the road, where the front of the homes are located, the required street trees are the responsibility of the builder. Specific types of trees have been selected for each area on Turtle Mountain, and the street trees planted by the builder must be the specified type. Refer to appendix B.4 for the correct trees. The street tree(s) will be located on the private side of the property line. In general, the tree is located 1.5m from the front and side property lines, at the opposite corner from the driveway location. At the discretion of the design consultant, corner or other specified lots may require more than one street tree to be planted. A covenant will be registered on title, to the benefit of the City, which requires the homeowner to maintain the street tree, and allow the City to have access to the tree if required. In order to ensure the ongoing health of the tree, it is recommended that an irrigation system be installed and located to provide water to the tree. The builder is also required to plant a minimum of one accent tree. The location of this tree is at the discretion of the builder, but it must be within the front yard. A list of acceptable accent trees can be found in appendix B.1. Corner lots are required to have a minimum of one accent tree in the front yard, and three accent trees in the flanking yard.

5.3 Rear Yard Tree A minimum of one shade tree is required in the rear yard. The purpose of this tree is to shield and visually break up the mass of the house when viewed from afar. The location of the tree is at the discretion of the builder, but it is recommended that the tree be placed near areas of the home with no windows, or areas with little architectural articulation.

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5.0 Private Landscaping on Turtle Mountain 5.4 Fences & Hedges If a homeowner chooses to have fences in the back yard, consistency in design and location from one lot to the next is important. In general, the rear yard fence will be located at the edge of the useable portion of the rear yard. This location will vary depending on the lot configuration, size of the building pad, lot slope and retaining wall conditions. To ensure continuity with the fence locations, the required landscape plan must indicate adjacent fence locations, if already constructed. Location of the proposed fence should be in line with, or coordinate with the adjacent properties. Specific direction may be given by the Design Consultant. Specifications for the fence at the rear of the yard are; 122cm/48” high (Alternate heights will be considered to suit specific site conditions) Black powder coat aluminum Picket design or glass panels With the picket design, there must be a smooth cap rail (i.e. no extended pickets or adornments through the cap rail) Glass panel designs do not require a cap rail

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5.0 Private Landscaping on Turtle Mountain 5.4 Fences & Hedges Cont’d A “rear” fence is one at the end of the yard (see illustration on page 27). If rear yard fences are located within 0.75 metres of any retaining wall, special construction and installation steps must be followed to maintain the structural integrity of the walls. Fences CAN NOT be attached or fastened to the top, front, or rear faces of the retaining walls. Installation must be done using independent concrete footings that resist overturning and do not bear on the wall blocks and are spaced at the fence manufacturers’ specification. If the developer installed geogrid is encountered during footing excavations, care must be taken so the geogrid is not torn or disturbed. The geogrid can be cleanly cut for the placement of each footing, but must be limited to the footing area only. The following diagram is an example of one possible footing method.

Incorrect installation will result in the builder being required to pay for all costs associated with repairs to the retaining wall system. Fencing may be installed along the side yard property lines in the rear yard (see illustration on page 27). The purpose of this screen is to provide security and privacy between the rear yards of adjoining lots. If a fence is to be constructed, it can be brown vinyl coated chain link or wood. The acceptable design options are specified in Appendix B.

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5.0 Private Landscaping on Turtle Mountain This fence must terminate no further into the front yard than 1.2m back from the front face of the house. The fence can stop at this point, or turn to join the house. A gate in the fence is acceptable.

Hedging is an alternate to a wooden fence along the sideyards. See Appendix B for associated plant list. Fences in front yards are prohibited. All fence installations must also conform to the relevant City of Vernon bylaws and regulations. On some lots with steep edge conditions the Developer has constructed temporary safety fences. These temporary fences are to removed and replaced with conforming fences prior to final inspection by the Design Consultant. Builders are responsible for all fencing to secure and safeguard all steep slopes.

5.5 Timing of Completed Landscaping Within 60 days of completion of any home, the required landscaping must be finished. This is a standard time frame only, and there will be exceptions given for the time of year, weather conditions etc. A final inspection of the landscaping will be conducted by the design consultant and the ultimate responsibility in determining the adequacy of the landscaping shall remain with the design consultant.

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6.0 Appendices

A. Development Review Process B. Plant List & Detailed Landscape Requirements C. Turtle Mountain Stormwater Management Plan - Section 5 D. Construction Practices E. House Design Review Application

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Appendix A: Development Review Process A.1 Development Review Process As outlined in the agreement for sale, the purchaser/builder must follow the development guidelines and development review process.

Contract Sale & Purchase and Security Deposit

Proof of Insurance & Preliminary House Plan Submission

House Plan Review & Approval (Optional Pre-Construction Meeting)

City of Vernon Building Permit

Form Survey Review & Approval

Site Reviews During Construction as Required

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Appendix A: Development Review Process A.2 Security Deposit / Proof of Insurance A security deposit of $5,000.00 and proof of insurance, as specified in the agreement for sale, will be required prior to review and approval of the house plan. This security deposit will be held by the developer to ensure compliance with all aspects of the development guidelines. Full compliance and cooperation with the development review process will ensure the return of the full security deposit. Should there be non-compliance with the guidelines, the developer or the design consultant, at their sole discretion, may withhold or forfeit any or all of the security.

A.3 Design Consultant On behalf of the developer, Lunde Architect LTD has been given authority to be the design consultant for Turtle Mountain. The design consultant is the approving authority for house design reviews, form survey review, monitoring of proper construction practices, review of complaints, assessing of fines & penalties, and final inspections for release of the security deposit. This role does not supersede the authority of the City of Vernon or any other agencies and their roles.

A.4 Preliminary House Plan Design Review It is not compulsory, but strongly recommended that the builder submit an initial proposal for the type of house being contemplated for a preliminary review by the design consultant. The purpose of this preliminary review is to check the plans for compliance with the general design intent for Turtle Mountain. The preliminary design set should generally be based on the required information of the final design set (see A.5), but does not need to be as complete.

A.5 House Design Approval The builder must receive design approval from the design consultant prior to submitting plans to the City of Vernon for a building permit. To make an application for approval the builder must submit one complete set of construction drawings to the design consultant. When technically possible, the builder is also requested to submit PDF's of the drawings by email to the design consultant. These will be forwarded to the Wesbild head office.

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Appendix A: Development Review Process A.5 House Design Approval cont’d These drawings must include the following information as a minimum:  A completed and signed Application for House Plan Approval form (included at the back of the

development guidelines).

 Drawings of the house including plans, elevations, sections, etc. at 1:50 or ¼’ = 1’ 0” and

11x17” reductions  A site and landscape plan at 1:100 or 1/ 8” = 1’ – 0” scale and 11x17” reductions

The combined drawings must indicate existing and proposed grades, elevations for the corners of each lot, building setbacks, house location and dimensions, property line dimensions, driveway location and slope, minimum basement elevation, all floor elevations, all floor areas & total combined area, garage slab elevation, roof peak elevations, and roof slope. The landscape plan should show overall development intent, plant locations, types and sizes, locations and descriptions of hard surfaces, fences and retaining. House plans must reflect actual site conditions; for example, stepping the house to the slope of the lot. House plans not showing this (i.e. stock plans) will be returned to the applicant without review. Incomplete submissions will be returned without review. If substantial revisions are required resulting in a 3rd review, each review after the 2nd revision will require a $500 fee.

A.6 Pre-Construction Requirements Prior to any construction activity on the lot, it is recommended that the builder request a preconstruction meeting with the developer’s design consultant. This meeting will establish requirements for the following:  Construction Practices – for further information see Appendix D of these guidelines.  Sediment Control – for further information see Appendix D of these guidelines.  Form Survey and lot grading – for further information see section 4.3 & 4.4 of these guidelines.

In the circumstance of a builder constructing multiple homes, this requirement may be waived at the discretion of the design consultant.

A.7 Site & Interim Reviews The design consultant and the developer may carry out on-site inspections during construction to ensure compliance with the approved plans. Changes to the approved design must be made in writing and/or reviewed on site. Changes without approval may result in the loss of all or a portion of the security deposit.

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Appendix A: Development Review Process A.8 Final Approval & Security Release Upon completion of the house and all required landscaping, the builder shall request a final inspection from the design consultant. The design consultant will inspect the project and issue a site inspection report to the developer. If approval is granted, the design consultant will recommend to the developer release of all, or a portion of, the security deposit. If any of the work is found to be non-compliant, the design consultant shall issue the builder a list of deficiencies to be remedied. The builder will immediately rectify all deficiencies and request a second site inspection by the design consultant. If additional inspections are required after the second site visit, a fee of $150.00 per inspection will be invoiced to the builder or deducted from the security deposit.

A.9 Contact Information Wesbild

Design Consultant

Real Estate Sales Centre 100 Mashie Crescent Vernon, BC V1H 1V8 Toll Free: 1-866-578-2233 Ph: 250-503-1739 Fax: 250-503-1759 E-mail: [email protected] Web: www.turtlemountainvernon.com

V1T 5J6

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Wilfe Lunde Lunde Architect Ltd. 3904 31st Street Vernon, BC Ph: 250-503-3000 Fax: 250-503-3053 E-mail: [email protected]

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Appendix B: Plant List & Detailed Landscape Requirements The landscape design should employ naturescape principles to make the planted area more attractive to wildlife such as local birds and small animals. Design components of a naturescaped planting plan include plant diversity, layering, edges (where vegetation types meet), and use of indigenous plants. For more information, refer to the provincial Naturescape guide at http://www.hctf.ca/naturescape/ principles.htm

B.1 Plant List

Turtle Mountain

USDA Zone (6a)

Botanical Name

Common Name

Min. Size

Green Ash Marshall Green Ash Shademaster Honeylocust Skyline Honeylocust Pin Oak Red Oak Black Locust

7 cm Cal. 7 cm Cal. 7 cm Cal. 7 cm Cal. 7 cm Cal. 7 cm Cal. 7 cm Cal.

Amur Maple Rockey Mountain Maple Crimson King Maple Saskatoon Berry Paul's Scarlet Hawthorn Russian Olive Pissardi Bitter Cherry Pin cherry Staghorn Sumac

2 M. Ht. B&B 2 M. Ht. B&B 2 M. Ht. B&B 2 M. Ht. B&B 2 M. Ht. B&B 2 M. Ht. B&B 2 M. Ht. B&B 2 M. Ht. B&B 2 M. Ht. B&B 2 M. Ht. B&B

DT

Cutleaf sagebrush Big sagebrush Caragana Blue Mist Shrub Redstem ceanothus Common rabbit-brush Red-osier dogwood

#2 or #5 pot #2 or #5 pot #2 or #5 pot #2 or #5 pot #2 or #5 pot #2 or #5 pot #2 or #5 pot

DT DT DT DT

(DT) High Drought Tolerance

Shade Trees

Fraxinus pennsylvanica Fraxinus pennsylvanica Gleditsia triacanthos Gleditsia triacanthos var. inermis skycole Quercus palustris Quercus rubrua Robinia pseudoacacia

B&B B&B B&B B&B B&B B&B B&B

Native Species

med. DT med. DT DT DT DT DT DT

Accent Trees

Acer ginnala Acer glabrum Acer platanoides Amelanchier alnifolia Crataegus laevigata Elaeagnus angustifolia Prunus cerasifera Prunus emarginata Prunus pensylvanica Rhus Typhina

N DT N DT

DT

Shrubs

Artemesia tripartita Artemisia tridentata Caragana - any species Caryopteris X Clandonensis Ceanothus sanguineus Chrysothamnus nauseosus Cornus stolonifera

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DT DT

N N N N N

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Appendix B: Plant List & Detailed Landscape Requirements B.1 Plant List Cont’d Botanical Name

Common Name

Min. Size

(DT) High Drought Tolerance

Smoke Bush Peking Cotoneaster Wolf-willow Burning Bush Forsythia Oceanspray Beauty Bush Privet Tatarian Honeysuckle Tall Oregon-grape Mock-orange Golden Ninebark Potentilla Nanking Cherry Fragrant Sumac Smooth sumac Squaw currant Northern black currant Black goooseberry White Currant Stickey Currant Prickly rose Austrian Copper Shrub Rose Baldhip rose Nootka Rose Red Leaf Rose Shrub Rose Prairie rose Harison's Yellow Rose Red raspberry Black Raspberry Thimbleberry Dwarf Raspberry Coyote willow Scouler's willow Sitka willow Blue elderberry Black elderberry Silver Buffaloberry Buffaloberry Sitka mountain-ash Birch-leaved spirea

#2 or #5 pot #2 or #5 pot #2 or #5 pot #2 or #5 pot #2 or #5 pot #2 or #5 pot #2 or #5 pot #2 or #5 pot #2 or #5 pot #2 or #5 pot #2 or #5 pot #2 or #5 pot #2 or #5 pot #2 or #5 pot #2 or #5 pot #2 or #5 pot #2 or #5 pot #2 or #5 pot #2 or #5 pot #2 or #5 pot #2 or #5 pot #2 or #5 pot #2 or #5 pot #2 or #5 pot #2 or #5 pot #2 or #5 pot #2 or #5 pot #2 or #5 pot #2 or #5 pot #2 or #5 pot #2 or #5 pot #2 or #5 pot #2 or #5 pot #2 or #5 pot #2 or #5 pot #2 or #5 pot #2 or #5 pot #2 or #5 pot #2 or #5 pot #2 or #5 pot #2 or #5 pot #2 or #5 pot

DT

Native Species

Shrubs Cont’d

Cotinus Coggygria Cotoneaster Acutifolius Eleagnus commutata Euonymus Alata Forsythia X Intermedia Holodiscus discolor Kolkwitzia Amabilis Ligustrum Vulgare Lonicera Tatarica Mohonia aquifolium Philadelphus lewisii 'Cheyenne' Physocarpus Opulifolius Potentilla Fruticosa cv. Prunus Tomentose Rhus aromatica Rhus glabra Ribes cereum Ribes hudsonianum Ribes lacustre Ribes glandulosum Ribes viscosissimum Rosa acicularis Rosa foetida 'bicolor' Rosa gymnocarpa Rosa nutkana Rosa rubrifolia Rosa rugosa Rosa woodsii Rosa X Harisonii Rubus idaeus Rubus leucodermis Rubus parviflorus Rubus pubescens Salix exigua Salix scouleriana Salix sitchensis Sambucus caerulea Sambucus canadensis Shepherdia argentea Shepherdia canadensis Sorbus sitchensis Spirea betulifolia Printed Printed May 18, May 201018, 2010 39

DT

N N

DT DT DT DT DT DT DT DT

N N N N N N N N N

DT DT N N N

DT DT DT

N N N N N N

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Appendix B: Plant List & Detailed Landscape Requirements B.1 Plant List Cont’d Botanical Name

Common Name

Min. Size

Pyramid spirea False spirea Snowberry Common Lilac Black huckleberry Nannyberry Wayfaring Tree American bush-cranberry Yucca Hancock Coralbery

#2 or #5 pot #2 or #5 pot #2 or #5 pot #2 or #5 pot #2 or #5 pot #2 or #5 pot #2 or #5 pot #2 or #5 pot #2 or #5 pot #2 or #5 pot

Bear’s Breech Fernleaf Yarrow Common Yarrow Wooly Yarrow Gold Dust Blue Star Pearly everlasting Pasqueflower Marguerite Daisy Columbine Heart Leafed Arnica Sage or Wormwood Butterfly Weed Michaelmas Daisy False Indigo Bellflower Cupid’s Dart Perennial Bachelor Buttons Red Valerian Lily of the Valley Sweet William Purple Coneflower Fireweed Alpine Fleabane Fleabane Sea Holly Cushion Spurge Blanket Flower Butterfly Gaura

4” pots 4” pots 4” pots 4” pots 4” pots 4” pots 4” pots 4” pots 4” pots 4” pots 4” pots 4” pots 4” pots 4” pots 4” pots 4” pots 4” pots 4” pots 4” pots 4” pots 4” pots 4” pots 4” pots 4” pots 4” pots 4” pots 4” pots 4” pots 4” pots

Shrubs Cont’d

Spirea pyramidata Spirea sorbitolia Symphoricarpos albus Syringa vulgaris Vaccinium membranaceum Vibunum lentago Viburnum lantana Viburnum opulus Yucca Filamentosa Symphoricarpos x c. 'Hancock'

(DT) High Drought Tolerance

Native Species N

DT DT DT DT DT DT

N N

Perennials

Acanthus Mollis Achillea Filipendulina Achillea Millefolium Achillea Tomentosa ‘Nana’ Alyssum spp. Amsonia Tabernaemontana Anaphalis margaritacea Anemono Pulsatilla Anthemis Aquilegia formosa Arnica cordifolia Artemisia spp. Asclepias Tuberosa Aster X Frikartii Baptisia Australis Campanula spp. Catananche Caerulea Centaurea Montana Centranthus Ruber Convallaria Majalis Dianthus Barbatus Echinacea Purpurea Epilobium angustifolium Erigeron Compositus Erigeron Speciosus Erynigium Amethystinum Euphorbia Polychroma Gaillardia sp. Gaura Lindheimeri

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DT DT DT DT DT DT

N

N N DT DT DT DT DT DT DT DT N DT DT DT DT

N

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Appendix B: Plant List & Detailed Landscape Requirements B.1 Plant List Cont’d Botanical Name

Common Name

Min. Size

(DT) High Drought Tolerance

German Statice Creeping Baby Breath Rock Rose Daylily Candy Tuft Iris Lavender Statice Golden Flax Perennial Flax Lily-turf Lupin Catmint Evening Primrose Yellow Sundrops Penstemon Russian Sage Arctic Phlox Creeping Phlox Fleece Flower Creeping Potentilla Salvia Santolina Soapwort Hens & Chicks Moss Campion Fasle Solomon's Seal Lamb’s Ear Woolly Thyme Canada Violet

4” pots 4” pots 4” pots 4” pots 4” pots 4” pots 4” pots 4” pots 4” pots 4” pots 4” pots 4” pots 4” pots 4” pots 4” pots 4” pots 4” pots 4” pots 4” pots 4” pots 4” pots 4” pots 4” pots 4” pots 4” pots 4” pots 4” pots 4” pots 4” pots 4” pots

DT DT DT DT DT DT DT DT DT DT DT

Bugleweed Goutweed Field Pussytoes Umber Pussytoes Kinnickinnick Prairie sagewort Snow in Summer Bunchberry Woodland strawberry Wild strawberry Genista Sunflower

4” pots 4” pots 4” pots 4” pots 4” pots 4” pots 4” pots 4” pots 4” pots 4” pots 4” pots 4” pots

DT

Perennials Cont’d

Goniolimon Tataricum Gypsophila repens Helianthemum Hemerocallis spp. Iberis Sempevirens Iris, Bearded Bearded Lavandula Angustifolia Limonium spp. Linum Flavum ‘Compactum’ Linum Perenne Lirlope Spicata Lupinus sericeus Nepeta spp. Oenothera Missouriensis Oenothera Tetragona Penstemon sp. Perovskia Atriplicifolia Phlox Boralis Phlox Subulata Polygonum Affine Potentilla Nepalensis Salvia X Superba Perennial Santolina chamaecyparis Saponaria Ocymoides Sempervivom SPP Silene Acaulis Smilacena racemosa Stachys Byzantina Thymus Pseudolanuglnosus Viola canadensis

Native Species

N DT DT DT DT DT DT DT DT DT DT DT

N N

DT

Groundcover

Ajuga Reptans Aegopodium p. ‘Variegatum’ Antennaria neglecta Antennaria umbrinella Arctostaphylos uva-ursi Artemisia frigida Cerastium Tomentosum Cornus canadensis Fragaria vesca Fragaria virginiana Genista pilosa 'Vancouver Gold' Helianthus X Multiflorus Printed Printed May 18, May 201018, 2010 41

DT DT

N N N N N

DT DT

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Appendix B: Plant List & Detailed Landscape Requirements B.1 Plant List Cont’d Botanical Name

Common Name

Min. Size

Twinflower Pale evening-primrose Shrubby penstemon Five-leaved bramble Periwinkle

4” pots 4” pots 4” pots 4” pots 4” pots

Bluestem Grass Tufted Hairgrass Blue Fescue Blue Oat Grass Switch Grass Picta Ribbon Grass Maiden Hair Grass

#1 pot #1 pot #1 pot #1 pot #1 pot #1 pot #1 pot

Trumpet Vine Blue Clematis White Clematis Scarlet trumpet honeysuckle Hall’s Honeysuckle

#2 pot #2 pot #2 pot #2 pot #2 pot

Borage Hyssop Oregano

4” pots 4” pots 4” pots 4” pots 4” pots 4” pots

Groundcover Cont’d

Linnaea borealis Oenothera pallida Penstemon fruticosus Rubus pedatus Vinca Minor

(DT) High Drought Tolerance DT DT

Native Species N N N N

DT

Grasses

Andropogon Gerardii Deschampsia caespitosa Fescue glauca "Boulder Blue' Helictotrichon Sempervirens Panicum Virgatum Phalaris Arundinacea Var. Schizachyrium sc. 'The Blues'

DT DT DT DT DT

Vines

Campsis Radicans Clematis ligusticifolia Clematis occidentalis Lonicera ciliosa Lonicera Japonica ‘Halliana’

DT

N N N

Herbs

Borago Officinalis Hyssopus Officinalis Origanum Vulgare Ruta Graveolens Satureja Montana Thymus Vulgaris

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Winter Savory Common Thyme

DT DT DT

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Appendix B: Plant List & Detailed Landscape Requirements B.1 Plant List Cont’d Botanical Name

Common Name

Min. Size

(DT) High Drought Tolerance

Crocus Winter Aconite Foxtail Lily Crown Imperial Snowdrop Dwarf Iris Snowflake Grape Hyaciath Daffodil Scilla Tulip

bulb bulb bulb bulb bulb bulb bulb bulb bulb bulb bulb

DT DT DT DT DT DT DT DT DT DT DT

Peking Cotoneaster European Privet

1.2M. Ht. 1.2M. Ht.

DT DT

Native Species

Bulbs

Crocus spp. Eranthis sp. Eremurus Fritillaria Imperialis Galanthus spp. Iris Reticulata Leucojum spp. Muscari spp. Narcissus Scilla spp. Tulipa spp. Hedges

Cotoneaster acutifolius Ligustrum vulgare

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Appendix B: Plant List & Detailed Landscape Requirements B.2 Street Trees (Road names & street trees may change) Subdivision Road

Street Name

Street Tree

(Botantical Name)

Street Tree

(Common Name)

A

Turtle Mountain Boulevard

Platanus x acerifolia

London Plane

B

Razorback Court

Acer freemani ‘Jeffers’

Autumn Blaze Maple

C

Leatherback Road/ Sonora Court

Acer platanoides

Norway Maple

D

Ridgemount Court

Acer freemani ‘Jeffers’

Autumn Blaze Maple

E

Rockcress Court

Acer freemani ‘Jeffers’

Autumn Blaze Maple

F

Terrapin Place

Tilia Americana ‘Redmond’

Redmond Linden

G

Turtle Pond Road

Acer platanoides

Norway Maple

H

Desert Lane

I

Sunrise Place

Acer freemani ‘Jeffers’

Autumn Blaze Maple

J

Green Court

Tilia Americana ‘Redmond’

Redmond Linden

K

Southview Lane

L M

Camelback Way

Acer freemani ‘Jeffers’

Autumn Blaze Maple

N

Horizon Court

Tilia Americana ‘Redmond’

Redmond Linden

Painted Turtle Drive

Fraxinus pennsylcanica

Green leaf ash

O P Q R S T U V

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Appendix B: Plant List & Detailed Landscape Requirements B.3 Fence Specifications

Front View

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Side View

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Appendix C: Turtle Mountain Stormwater Management Plan C.1 Overview The following information and diagrams are excerpts from the Turtle Mountain Stormwater Management Plan. Appendix C is being provided for convenience purposes only so that builders and designers are aware of the on site requirements. Should more detailed information or design direction be required, the firm of Kerr Wood Leidal in Vernon should be contacted. Systems have been designed and are in place to handle storm water on a lot by lot basis, as well as for the development as a whole. For un-frozen ground conditions, the proposed drainage system makes use of infiltration to eliminate the majority of surface runoff from the site at the 5-year return period. For events with a return period greater than 5-years, surface runoff will occur and will be conveyed offsite in volumes and locations consistent with the existing drainage regime (namely Tassie Creek and Alexis Park Drive). Rainfall and snowmelt on pervious surfaces infiltrates and is captured in the soil; runoff from roofs and driveways is directed to pervious surfaces. High intensity rainfall that exceeds the infiltration capacity of the soil is collected by a lawn basin and is conveyed to a detention/infiltration tank. The rainfall and snowmelt that is captured in the soil and infiltration tank is slowly discharged from the lot at a rate lower than the pre-development rate and travels off-site as interflow. For storm events with return periods greater than 5-years, runoff occurs and is directed to the roadways. Current best-practice is to build new developments with low impact development (LID) techniques. The LID techniques described below are considered to be appropriate for the Turtle Mountain site.

C.2 Soil Application To capture rainfall and snowmelt events, application of soil to permeable areas (including behind retaining walls) will be required. This topsoil will be underlain by plastic sheeting with gaps between the sheets; the gap spacing will be selected to limit the total discharge from the lots to the predevelopment interflow rate. When the stormwater passes through the soil layer, it will typically discharge through either retaining wall drain systems onto roadway pervious areas or service utility trenches. Both paths will be intercepted by roadway utility trenches and this water will then be intercepted and diverted off site. Calculations indicate that a 0.5 m depth of soil is needed on the single-family residential lots to capture the 5-year rainfall and storm event and thereby prevent runoff. This soil must have a field capacity of at least 31% and a porosity of at least 40%; drain rock, sand and shot rock are not acceptable as they have field capacities less than 10%. If native soils are to be used for soil application, it is recommended that testing be performed to ensure the field capacity and porosity requirements are met. The hydraulic conductivity required to limit the post-development discharge from the lots to the pre-development level is 0.6 mm/hr; a factor of safety of 3 has been applied to this value due to variability in in-situ hydraulic conductivities.

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Appendix C: Turtle Mountain Stormwater Management Plan C.3 Roof Leader Disconnection The disconnected roof leaders would typically be located on the downhill side of the lot, and would be directed to splash pads. The runoff would then travel downslope and infiltrate into permeable ground, enter a lawn basin or runoff to a roadway depending on the soil conditions and rainfall intensity. The lot should be sloped or terraced with a maximum slope of 5% to promote infiltration.

C.4 On-Lot Detention/Infiltration Facilities The on-lot detention/infiltration system would consist of the following elements:  A buried detention/infiltration tank at the downslope side of the lot. The tank would be

constructed of ‘Atlantis’ milk-crate units as marketed in Canada by EMCO Water works, or equivalent drain rock containment. Both methods would be wrapped in a permeable geotextile fabric and a low permeability soil layer. Inflow to the tank would be via a 100 mm diameter pipe connected to a lawn basin. The 100 mm diameter pipe would be set 1.5 m below the ground surface to ensure that the tank can function in frozen ground conditions as per the City of Vernon drainage system design bylaw.  A lawn basin located beside the detention/infiltration tank at a low point on the lot to ensure positive drainage. The lawn basin serves three purposes: 1. Collect excess stormwater that does not infiltrate during high intensity rainfall events and convey the water to the detention/infiltration tank. 2. Collect stormwater during frozen ground conditions. 3. Allow for sedimentation and removal of floatable debris before stormwater enters the detention/infiltration tank.

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Appendix C: Turtle Mountain Stormwater Management Plan

Calculations indicate that an on-lot detention/infiltration tank capacity of 6.9 m3 is needed to provide storage for high intensity rainfall in excess of the soil’s infiltration capacity for a 5-year rainfall event. The lawn basin would have a 100 mm diameter emergency overflow to a building sump which is hydraulically connected to the house perimeter drain and site major and minor drainage system.

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Appendix D: Construction Practices D.1 Responsibilities of the Builder The homes on Turtle Mountain will be built over a number of years, by numerous builders. Therefore it is important that clean and safe construction practices be followed to ensure the enjoyment of the existing residents, as well as the needs of the building trades. The onus of following the prescribed clean and safe construction practices is on the builder. The security deposit held by the developer is there to ensure compliance with not only the design and completion stages of the house and landscaping, but also to ensure the prescribed construction practices are followed. The builder, who is on record for the site, is responsible for compliance with these practices, and is responsible for all sub-trades, workers and deliveries.

D.2 Condition of the Site: Pre & Post Construction The building lots on Turtle Mountain have been prepared by the developer ready for building. This includes on most lots;         

Graded building platforms Rear yard retaining walls built and back filled Front utilities to the property line Rear utilities to the back yard Curbs Public sidewalks Public boulevards with street trees on the uphill side of the road (Rear property line) Street lights Installed utility boxes, manholes, connection points, etc as required for the utilities

All conditions of the site are considered to be sound, complete and in full working order at the time of sale. It is the responsibility of the builder to bring any deficiencies to the attention of the developer prior to construction. Damage not reported prior to construction start will be the responsibility of the builder. Should damage occur to any of the pre-construction site conditions, or surrounding areas, due to construction or other activities, repair to the original condition is the responsibility of the builder. Should repairs not be completed to a condition satisfactory to the developer, the developer will undertake the repairs at the expense of the builder. The charges and fees for these repairs will be invoiced to the builder, or if necessary, deducted from the security deposit.

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Appendix D: Construction Practices D.3 Site & Construction Protocol It is the responsibility of the builder to ensure clean and safe construction practices, including all sub trades, workers and deliveries. The goal is to ensure surrounding builders and residents are not unduly disturbed or interrupted in their activities by construction. It is also recognized that construction can be a noisy and/or dirty activity at times, and consideration must be given to the builder in this process. Hours of construction and work are regulated by the City of Vernon. Loud music is discouraged and offensive language is not allowed to disturb others off site. Having dogs on site is discouraged, but if there, must be on leashes or within vehicles at all times. Parking is not allowed on other sites without the written permission of the owner. No overnight or weekend storage of vehicles or trailers is allowed on other lots. No signs shall be placed on any lot, with the exception of a temporary address sign. Complaints may result in deductions from the security deposit at the discretion of the developer.

D.4 Construction Materials, Garbage & Site Clean Up The builder is required to keep the site and abutting streets clean and orderly during construction and marketing. All construction materials must be stored neatly and preferably not in the front yard when possible. All garbage must be removed from the site in a timely manner, or held in proper containers and bins. The sidewalks and roads adjacent to the site must be cleaned daily by the builder during the course of construction. Every effort must be made to prevent silt from entering the storm drain system. As such, power washing is not an acceptable method of cleaning. Excavators moving from one site to another, or during the loading & unloading process, must not be walked along the street unless they have been cleaned. If street cleaning is not maintained to the developer's satisfaction, the developer will undertake this work at the expense of the builder. This work will either be invoiced to the builder, or deducted from the security deposit.

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Appendix D: Construction Practices D.5 Erosion & Sediment Control An integrated approach to storm water management is an important component of the development of Turtle Mountain. The City of Vernon requires that each lot must have a permanent detention/infiltration tank and associated storm water sewer system. As well, the whole development is serviced by a single on site storm water detention system. The successful and long term operation of these systems is adversely affected by silt, so it is critically important that during the construction of the homes on site sediment control is handled properly. Therefore, the objective is to ensure that all water leaving the site is filtered through the use of a lot sediment trap and silt fences. The following specifications give details of the design and construction of the erosion and sediment control measure expected to be carried out by builders. Some lots may not require all of the following, at the discretion of the design consultant. D.5.1 Earth Stockpiles All material which is stockpiled for more than 7 days and less than 2 months is to be covered with polyethylene or totally protected by a silt fence as a temporary measure to prevent erosion. Longer term stockpiles must be shaped to have side slopes no steeper than 1.5H: IV and may remain covered with polyethylene, or alternatively, may be re-vegetated. D.5.2 Graded Areas Temporary graded areas, such as housing lots, should be protected from erosion. This may be facilitated through the use of straw and/or polyethylene in non-traffic areas and a sandy gravel cap in zones of construction traffic. Machine tracks and rutting should be eliminated. Final graded or landscaped areas must have the appropriate permanent surface protection/landscaping in place. D.5.3 Silt Fences Silt fences should be installed on each lot, or group of lots, to further reduce migration of erodible soils. It is the intention that silt fences be used on the lower 1/3 to 1/2 of the site, along the perimeter, and elsewhere on a property so as to control waterborne movement of erodible soils. Filter cloth fabric shall be a pervious sheet of slit film woven propylene, nylon, polyester, or ethylene yarn, and shall be certified by the manufacturer or supplier as conforming to the following requirements. PHYSICAL PROPERTY REQUIREMENTS Filtering Efficiency Min. 90% Flow Rate Min. 0.3 Gal./Sq. Ft. Min. Grab Tensile Strength Min. 150 lbs. Equivalent Opening Size Min. 0. I 5mm (EOS) (U.S. Sieve #100) Alternative fabrics and properties may be considered. Filter cloth fabric for above ground use shall contain ultraviolet ray inhibitors and stabilizers to provide a minimum of 6 months of expected useable construction life at a temperature range of 0 to 120 degrees Fahrenheit. A minimum of 80% of strength must be retained.

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Appendix D: Construction Practices D.5 Erosion & Sediment Control Specifications cont’d Posts for filter fence shall be a minimum 50mm (2 inch) by 100mm (4 inch) wood, 75mm (3 inch) minimum diameter wood, or 2.0 kg per metre (1.33 pounds per linear foot) minimum steel with a minimum length of 1.5m (5 feet). Wire fence reinforcement for filter fence using standard filter cloth fabric shall be a minimum of 0.89cm (35 inches) in height, a minimum of 14-1/2 gauge and shall have a mesh spacing of 150 mm (6 inches) or less. The builder shall have the option to provide extra strength filter cloth fabric or to provide standard strength filter cloth fabric with a wire fence reinforcement. When standard strength filter cloth fabric is used for filter fences, the filter cloth fabric shall be reinforced with wire fence, and the post spacings shall not exceed 3.0m. When extra strength filter cloth fabric is used for filter fences, the post spacings shall not exceed 1.8m and the wire fence will not be required. Posts shall be uniformly installed with not less than 2-degree inclination toward the potential silt load area. The filter fences shall be maintained in an effective condition at all times while in use. Filter cloth fabric shall be a minimum of 1.1 m (45 inches) wide and shall be secured to the posts or wire fence by suitable staples, tie wire, or hog rings in such a manner as to prevent tearing of the fabric. The bottom of the filter cloth shall be entrenched into the ground a minimum of 200mm to prevent water from flowing under the fence. Alternatively, soil may be placed so as to cover the bottom 100mm of fence. Filter cloth fabric shall be spliced together only at support posts with a minimum of 150mm overlap and securely sealed. The top of the filter cloth fabric shall be installed with a one-inch tuck or with a reinforced end section. In the event that the filter cloth has decomposed or becomes ineffective and the filter fence is still required, the filter cloth fabric shall be replaced with equal materials. Filter fence materials shall be removed when no longer required, and shall be disposed of by the builder. D.5.4 Lot Sediment Traps At least one sediment trap shall be installed on each building lot, at the low spot(s), by the builder. In the event that the house foundation excavation and excavated soil stockpiles effectively divide the lot in two, then two sediment traps should be constructed - one for each area. The sediment traps are to be constructed before any excavation or earth moving commences on the lot and shall be a minimum of 5.0m x 1.0m deep, with a silt fence around the lower half perimeter of the pit. All surface runoff from the lot is to be channelled to the sediment trap(s) by shallow surface ditches along the boundaries of the lot or work area. Any water pumped from excavations on the lot is to be discharged into the sediment trap(s). There shall be no discharge of pumped water onto the street or into the storm drain systems. Any outflow from the trap(s) is to be through the silt fence over as wide an area as practical to avoid concentrated flows onto the neighbouring lot(s). The required permanent water detention tank cannot be used as the lot sediment trap.

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Appendix D: Construction Practices D.5 Erosion & Sediment Control Specifications cont’d D.5.5 Gravel Pads A gravel pad construction staging area shall be constructed on each lot adjacent to the street, immediately after constructing the sediment trap(s) and before commencing other work on the site. The gravel pad should be approximately 5m x 6m x 250mm deep. Continuous filament, non-woven filter fabric is recommended as a separation layer over the native subgrade, to preserve the integrity of the gravel pad in wet weather.

D.6 Failure to meet the requirements Failure to meet these requirements may result in the developer collecting the deficiency at the builder's expense. Any costs for such remedial work will be invoiced to the builder and will include an administration fee.

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Application for House Plan Approval Name Address City

Postal Code

Phone

Fax

Lot Number

Phase

Designer

Style

Main Floor Area (sq ft)

Lower Floor Area (sq ft)

Roof Material/Colour

Roof Pitch Approved Rejected

 

Siding Material/Colour Brick or Stonework/Colour Trim Material/Colour Garage Door Material/Colour Fascia Colour/Gutter Colour Chimney Material/Colour Driveway Material Setbacks Front

Slope Rear

Elevations Main Floor Elevation Basement Elevation

Left Side

Right Side

Garage Slab Elevation MBE

Site Plan Requirements A site plan with the following information must be provided at a scale of 1:100 or 1/8” = 1”-0” and 11x17” reductions  Dimensions of lot  Dimensions of building  Location & slope of driveway  Proposed and existing elevations at each corner of the house; garage slab, basement slab and main floor elevations  Location of retaining walls  Location of drainage swales  Location of underground water lines, sanitary and storm sewer lines and sumps  Landscape Plan The Builder is responsible to confirm that the information submitted and reviewed matches the actual site conditions before starting construction. All setbacks must conform with municipal standards. It is the Builder’s/Applicants responsibility to ensure that all architectural guidelines, erosion and sediment control specifications, and construction practices, as indicated in the Development Guidelines for TURTLE MOUNTAIN, are conformed and adhered to. The Applicant acknowledges that the house plan approval is provided as a service and the Developer assumes no responsibility for the accuracy of the information provided, or for an losses or damages resulting from the use thereof. The Applicant further acknowledges that he will hold the Developer harmless from action resulting from the use of this information.

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Signature Of Applicant

Application for House Plan Approval Date First Received Security Deposit Confirmed (Date)

Comments

Date Reviews

Date Approved By Lunde Architect Ltd. Printed May 18, 2010 55

Builder Checklist Prior to Coming On-site Lot # 1. Water Connection Visible

Y

N

2. Storm & Sanity I.C.’s Visible Straight & Clean

Y

N

3. Curb & Sidewalk Damage

Y

N

4. Hydro, Tel & Shaw Boxes Clean & Level

Y

N

5. Damaged Asphalt in Front of Lot

Y

N

6. Damage to Street Light

Y

N

7. Boulevard Trees

Y

N

8. Boulevard Irrigation

Y

N

9. Boulevard Ground Cover

Y

N

Notes

Per Wesbild Printed May 18, 2010 56

Builder