Larch Park Guidelines

Vision

This area contains the largest lots planned for Larch Park, all with stunning views. Taking inspiration from these two natural areas, the guidelines for this area are intended to ensure that these homes are well proportioned and do not overpower the natural setting both from the street and from the adjacent ravine/park areas.

Through larger side & front setbacks, limitations on eave heights and extensive native landscape treatment, these guidelines envision a series of lower profile estate homes nestled amongst a lightly treed natural, almost rural, setting.

As most lots will have rear access to walking paths, there be only one sidewalk in this area.  Landscaped Islands are proposed in two locations.

Features & Amenities

• Direct access to ravine trail system
• Adjacent to Magrath Park
• Numerous walk-out lots
• Quiet local road with 8.0m asphalt width
• Heavily landscaped tree islands to calm traffic
• Tot-lot and pic-nic area planned for north end

Guidelines Specific to These Areas

Architectural Styles

Capital Modern and Craftsman are both permitted in this area as they are well suited for the high quality custom design this area demands.

Front Setbacks

The minimum front and side yard setbacks outlined in table 1 below are carefully designed to create a harmonious and natural streetscape with an almost rural feel.  The setbacks have been determined based on a careful consideration of lot depth, lot shape, house type and garage location. 

Side Yard Setbacks

The minimum side yard setbacks for all lots in this area shall be 1.5m.

Table 1

Massing and Building Height

To satisfy the vision of lower profiled homes in a treed setting, the intent of this guideline is to have the upper floors of multistory homes contained within a large sloping roof. 

• Craftsman homes shall have a primary eave line within 4.0m of grade.
• Capital Modern homes shall have a predominant horizontal element within 4.0m of grade. The massing shall be broken into smaller offset planes to reduce the overall presence.
• On walkout lots, the rear elevation shall contain a primary eave line within 7.0m of the rear grade. Unbroken three storey elevations are prohibited.
• Floor areas above front turned garages must be fully contained within the roof line. In general floor areas above garages are discouraged; they are energy inefficient due to the large envelope surface area.

High Visibility Elevations & Walkout Lots

• Rear elevations and side elevations fronting public space shall be designed to the same level of detail as the front elevation.
• Support posts for elevated decks shall be consistent with design character of the house and should generally be 10” or greater in dimension. Cantilevered decks are not permitted.

More on Garages

Garages shall be designed to minimize their visual impact from the street. Two garage configurations are permitted:

Turned 90 degrees to the Street:

• shall have the front facing elevation detailed in a manner consistent with the main body of the home,
  
• shall have the front elevation articulated with a window, bay, or other architectural feature,
• are limited to those lots indicated in Table 1 above,
• shall be limited to two cars except where Table 1 permits 3 cars.  In such instances, the third door shall be set back a minimum of 0.5m from the other two.

Parallel to the Street:

• shall be flush with or recessed from the main body of the house or the front face of a roofed front porch,
• shall only have two bays, though double depth or tandem garages are permitted, and
• are limited to those lots indicated in Table 1 above.

We will consider alternatives on a case-by-case basis but generally only when creative efforts are made to minimize the visual presence of the garage.

Driveways

Driveways are to be designed to limit their visual presence from the street.

• Permitted materials: exposed aggregate concrete, cobblestone-like pavers or brushed concrete with a minimum 0.3m border of stone.
• Curvilinear forms are required.
• Only one access point to the street per house.
• Located as per Table 1 above.

Driveways for garages parallel to the street:

• Shall taper to 5.5m at the property line
• May flare out to a maximum 6.0 at the curb

Driveways for garages turned 90 degrees to the street:

• Shall taper to 4.5m at the property line
• May flare out to a maximum 5.0 at the curb

Front Fences

• In order to maintain an open feel, front yard fences are not permitted in this area.
• To maximize the perception of space between houses, side yard fences will not be permitted in the front 18.0m of each lot.

Rear Fences

Side property line fencing is generally discouraged to  maintain views and a sense of openness.  Where privacy is required it is preferable to achieve it with planting and trees.  Rear yard fencing is only encouraged were it encloses and helps define patios, terraces or outdoor rooms.  In such cases a high quality material such as brick or stone wall can add to the character of the space.

Lots 2 thru 9

Lots 2 thru 9 have front yards overlooking the ravine.  They shall:

• have wide, welcoming front porches, with the front face of the porch in line with or in front of the face of the garage door
• large windows overlooking the ravine

Lots 10, 11, 22 and 26

Lots 10, 11, 22 and 26 have side yards fronting onto walking trails.  They shall:

• consider a wrap-around porch on the corner facing the walkway,
• have and upgraded elevation treatment to these side elevations,
• have larger windows on this side elevation, and
• have ample landscaping in these side yards

Lots 30, 31 and 32

Lots 30, 31 and 32 will front onto a heavily landscaped tree island.  The larger setbacks have been designed so collectively the homes can create a continuous curving streetscape in a park-like setting. To this end they shall:

• have a minimum 7.0m wide by 2.0m deep porch on the front face of the house, and
• have their garage door setback or even with the west face of the porch

Lots 29 and 33

These two lots flank book end 30, 31 and 32 and thus frame and should contribute to the creation of an elegant crescent in this area. They shall have:

• porches on the southwest and northwest corners respectively, and
• have the front face of the porches set back approximately 9.0m from the southwest and northwest corners of the lots respectively.

Lot 41

Lot 41 is a prominent lot that will be highly visible as one enters this neighbourhood.  It also benefits from over 55m of frontage onto parks on the south and east sides.  The home on this lot shall:

• have a well designed wrap-around porch on the southwest  corner,
• have its garage door setback or in-line with the west face of the porch,
• have living spaces with large south facing windows and/or patio doors, and
• have equal elevation treatment to the west, south and east elevations.

Maximum House Size

The maximum house size, in square feet, of houses shall be:

Bungalow: 2200 sf

Two storey:

Up to 2 bedrooms: 2500 sf
3 bedrooms: 2800 sf
More than 3 bedrooms: 3200 sf

Not included in the above sizes: walkout level floor areas and bedrooms on the walkout level.

Solar Ready

• All homes in these areas shall be solar ready.
• The builder shall offer a solar panel option as an upgrade option. 

Common Landscape Plan

There is a common landscape plan for the area between the curb and the first 1.5 to 3.0m of each lot. The developer will plant the roadside part of each planting module; builders are responsible for the part of each planting module that falls within the lot property line.

Planting List C outlines the plant requirements and also contains illustrations of each module. Ideally, all of the modules will be installed  shortly after completion of the asphalt to establish the landscape vision as early as possible.

Builders are responsible for protecting any new and existing trees and bushes at all times during construction. Install a protective fence around such trees and remove it only when all construction is complete.

Additional Landscape Requirements

Homeowners will be responsible for any landscaping beyond the modules.  Additional landscaping in the front yard area should be from the planting module Planting List C. 

The sod area of the front yard shall not exceed 50% of the total front yard landscape area. In lots with side facing garages, the maximum width of sod between the street side of the garage and the shrub beds at the property line shall not exceed 3 meters.  Walks built of permeable material may be installed in that area. 

In addition to the required planting modules above, the homeowner shall provide the following landscaping:

• A minimum of 4 coniferous or deciduous trees
• A minimum of 2 trees coniferous or deciduous trees in the front yard.  Trees shall be 60 mm to 75 mm caliper in size.
• A minimum of 35 coniferous or deciduous shrubs.
• Coniferous and deciduous trees and shrubs species are to be from Planting List D.
• On lots with street facing garages, trees planted in front yards should be staggered within the lot at different setbacks from the gas easement line.
• All plating beds are to be mulched with 75 mm wood chip mulch.
• The area between two adjacent driveways will be planted with perennial groundcovers or low shrubs as noted in Planting List D.