10

- HIGH POINT -

BUILDING DESIGN GUIDELINES (AKA THE BUILDING SCHEME)

Civic Address: 19735 – 0 Avenue, Langley, B.C.

Legal Description: Lot 1, Section 3, Township 7, Plan NWD 57998

157 Lots proposed No homes to be demolished

Developer: High Point Langley Partnership

Date: 16 April 2007

Guidelines Prepared by Julio Gomberoff, MRAIC, MAIBC

Gomberoff Bell Lyon Architects Group Inc. #140-2034 West 11th Avenue, Vancouver, BC, V6J 2C9

Tel: (604) 736-1156 Fax: (604) 731-5279

11

SCHEDULE A TABLE OF SECTIONS SECTION 1: INTERPRETATION AND OBJECTIVES

1.1 Definitions 1.2 Interpretation 1.3 Purpose of this Schedule of Restrictions 1.4 Main Design Objectives and Elements

SECTION 2: GENERAL RESTRICTIONS 2.1 By-law Compliance 2.2 Preliminary Design Approval 2.3 Preliminary Site Plan Approval 2.4 Final Plans and Specifications 2.5 Changes to Final Plans and Specifications 2.6 Design Guidelines Compliance

SECTION 3: SINGLE FAMILY LOT RESTRICTIONS 3.1 Drainage Easements and Rights-of-Way 3.2 Siting and Setbacks 3.3 Lot Grading 3.4 Retaining Walls 3.5 Tree Preservation 3.6 Landscaping on the Lot 3.7 Driveways and Sidewalks 3.8 Fences and Screens 3.9 Protection of Natural Features and Trees 3.10 Hedges 3.11 Pedestrian/Vehicular Entry Gates 3.12 House Numbering 3.13 Exterior Lighting 3.14 Columns 3.15 Sign Control

SECTION 4: SINGLE FAMILY DWELLING DESIGN RESTRICTIONS 4.1 Design Repetition 4.2 Single Family Permitted Home Types 4.3 Basement-Entry and Split Level Dwellings 4.4 Building Height and Massing 4.5 Single Family Dwelling Design 4.6 Corner Lot Design 4.7 Roof Design 4.8 Roof Overhangs 4.9 Covered Parking 4.10 Balconies 4.11 Foundation Exposure 4.12 Accessory Buildings

12

SECTION 5: CONSTRUCTION MATERIAL RESTRICTIONS

5.1 Roofing Materials 5.2 Fascia and Bargeboards 5.3 Exterior Wall Finishes 5.4 Accent Materials and Trims 5.5 Windows 5.6 Front Entry Treatment and Doors 5.7 Chimneys 5.8 Corner Lot Treatment 5.9 Eaves and Rainwater Leaders 5.10 Autocourts/Driveways

SECTION 6: SECONDARY SUITE RESTRICTIONS 6.1 Secondary Suite Restrictions

SECTION 7: CONSTRUCTION PROTOCOL RESTRICTIONS 7.1 Appearance During Construction

SECTION 8: GENERAL PROVISIONS 8.1 Liability 8.2 Severability APPENDIX I – Retaining Wall Elevation. APPENDIX II – Retaining Wall. APPENDIX III – Invasive Species. APPENDIX IV – Driveway Apron and Pavers. APPENDIX V – Page-wire Fence. APPENDIX VI – Hedging Along Front Property Line. APPENDIX VII – Lot Numbering and High Point Logo. APPENDIX VIII – Design Checklist and Approval Form. APPENDIX IX – Design Repetition Location Restrictions APPENDIX X – Sign Control APPENDIX XI – 4 Plank and Post Fence

13

SCHEDULE OF RESTRICTIONS (AKA THE DESIGN GUIDELINES)

SECTION 1: INTERPRETATION AND OBJECTIVES 1.1 Definitions In this schedule:

(a) "basement-entry single family dwelling" means a single family dwelling which has two floors with the majority of sleeping areas and all living areas such as the kitchen, dining room, living room and family room all on the upper floor and the foyer and optional bedrooms and/or a bathroom on the lower floor. Unlike a “two-storey single family dwelling” a “basement-entry single family dwelling” is completely self-contained on the upper floor; (b) "bungalow single family dwelling" means a single family dwelling which may have a basement as long as only one floor is visible from the street and provided that the majority of sleeping areas and all living areas such as the kitchen, dining room, living room and family room are all on that floor visible from the street; (c) "construct", and any variation of that term, means to construct, improve, install, affix, place, or alter, or to permit construction, improvement, installation, affixation, placement or alteration; (d) "consultant" means an architect in good standing with the Architectural Institute of British Columbia or any successor body, or a registered design consultant in good standing with the National Home Designers Association or any successor body, or a registered building designer and/or a certified residential building designer in good standing with the Applied Science Technologists and Technicians of British Columbia or any successor body, who is appointed by the developer and who is approved by the Township in writing; (e) "developer" means the registered owner(s) of the fee simple or leasehold estate of all of the lots as of the date this schedule is registered in the Land Title office; (f) "final plans and specifications" mean the plans, specifications and other information stamped by the consultant as specified in Section 2.4 of this schedule;

14

(g) "improvements" means any building, accessory building in excess of 10 square metres [105 square feet], fence, or retaining wall constructed or to be constructed on a lot; (h) “European country style” means a family of styles that draws from the more formal heritage of Europe and the eastern United States and includes French Country, English Vernacular and Country Colonial; with some of the design attributes of informal massing, gable and hip roofs, roof dormers, covered

porte-cocheres and distinctive chimney flues. Additional architectural components include window shutters, brackets or “knee braces” and detailed

post and beam supports. (i) “Land Title Act” means the Land Title Act , as amended; (j) "lot" means each lot identified in either the Form __ or the Form __ to which this schedule is attached and any portions or portion of such lot which may be subdivided or consolidated whether by subdivision plan, strata plan or otherwise and "lots" means the aggregate of them; (k) “Local Government Act” means the Local Government Act ___________, as amended; (l) "owner" means the registered owner of the fee simple or leasehold estate of a lot; (m) “permitted architectural style” means a single family dwelling comprising the following types only: - european country style; - rural estate style; and - contemporary interpretation of the above two styles to the discretion of the Consultant; (n) "person" means any individual, corporation, society, association, co-operative, joint venture, partnership, trust, unincorporated organization, government, or other legal entity, and includes the owner of a lot and the developer; (o) “rural estate style” means a family of styles that includes Ranch Style, Farmhouse, Prairie and Woodland; with some of the design attributes of “wrap-around” verandahs, main entry porch structures, gables and roof dormers. Additional architectural components include casement type wood framed windows, grouped together into ‘bands’ or located individually with heavy wood trims. (p) "schedule" means this schedule of restrictions and any further schedules or exhibits attached to it (if any); (q) "split level single family dwelling" means a single family dwelling where the upper floor does not completely cover the lower floor and in which the upper floor is limited to bedroom use only. Living areas such as the kitchen, dining

15

room and living room are generally confined to a floor at a lower level, offset from the upper floor (this is the “split” portion). Directly below the upper floor is a floor which often contains the family room, the utility room, the mechanical room and may contain some unfinished basement area; (r) "two-storey single family dwelling" means a single family dwelling with a minimum of two floors where bedrooms are limited to the upper floor and living areas such as the kitchen, dining room, living room and only one bedroom (if any) are exclusive to the lower floor; and (s) “Township” means the Township of Langley.

1.2 Interpretation

The following provisions apply to this schedule: (a) the sections, headings, and table of contents are for convenience only, and

are not for use in interpreting, defining, or limiting the scope, extent, or intent of this schedule;

(b) unless otherwise specified, words importing the singular include the plural

and vice versa, and words importing gender include all genders;

(c) this schedule will be governed by, and is to be enforced, construed, and interpreted in accordance with the laws of British Columbia;

(d) if the whole or part of any provision is invalid, illegal, or unenforceable, it will

be deemed severed from this schedule, and this schedule will otherwise continue to be enforceable to the fullest extent permitted at law or at equity;

(e) in the event of a conflict between a statute, by-law, order, regulation or

agreement such as a restrictive covenant and this schedule, the statute, by-law, order, regulation or agreement such as a restrictive covenant supersedes this schedule;

(f) for any term not defined herein, it has the same definition as in the Township

Zoning By-law, No 2500 Amendment ( Comprehensive Rural Estates Zone CRE-1) By-law 2004 No 4322 Township of Langley Zoning Bylaw 1987 No. 2500, as amended;

(g) in the event of any conflict between the Township and the consultant, the

Township’s position shall supersede the consultant's position in order to comply with the Local Government Act; and

(h) in the event the initial consultant fails, refuses or is unable to act, or the

developer fails to appoint a replacement, then consultant means an architect in good standing with the Architectural Institute of British Columbia or any successor body, or a registered design consultant in good standing with the National Home Designers Association or any successor body, or a registered building designer and/or a certified residential building designer in good

16

standing with the Applied Science Technologists and Technicians of British Columbia or any successor body, who is appointed by the registered owner for that lot and is authorized by the Township in writing.

1.3 Purpose of this Schedule of Restrictions

The purpose of this schedule is to restrict the construction of improvements on the lots so as to enhance and maintain design quality and to ensure that improvements on the lots are compatible with the existing or emerging residential character. Nothing in this schedule diminishes an owner’s right to enforce these restrictions as against any other owner.

1.4 Main Design Objectives and Elements

The restrictions contained in this schedule are based on the architectural residential character study conducted by Gomberoff Bell Lyon Architects Group Inc.; as outlined in PART II of the documentation; A person does not construct improvements except in adherence to the design objectives and main design elements to fulfil these objectives. The design objectives and main design elements are as follows:

(a) construction of the home is in accordance with the recommendations contained within the architectural residential character study for this project; as determined by the consultant;

(b) a new single family dwelling constructed on a lot is style-consistent

with the subject residential character study;

(c) a new single family dwelling constructed on any lot meets year 2000's Design Standards, which include the proportionally correct allotment of mass between various street facing elements, the overall balanced distribution of mass within the front facade, readily recognizable style-authentic design, and a high trim and detailing standard used specifically to reinforce the style objective, as determined by the consultant;

(d) a usable and furnishable covered porch or covered verandah if

included in the design, is constructed at the main entrance of the single family dwelling to the discretion of the consultant;

(e) a high degree of compatibility is established between the proposed

style theme, and the roof forms, volume allocations, and detailing features commonly associated with the permitted architectural style, as determined by the consultant;

(f) the overall quality of the improvements, including the construction

components and the landscaping design and planting materials are to a high standard when compared with current similar developments,

17

meeting or exceeding the standards found on existing homes as described in section 1.4, herein; and

(g) the type of home constructed is compatible with the topography of the

site.

SECTION 2: GENERAL RESTRICTIONS

For all of the subsections in Section 2, a person will not construct improvements, or develop the lot before, during or after the construction of the improvements, unless:

2.1 By-law Compliance

that person complies with all statutes, by-laws, orders or regulations as amended from time to time and in particular amended subsequent to the date of registration of this schedule against the lots in the Land Title Office, of the Township or other government body having jurisdiction with respect to the construction of improvements. The provisions of this schedule do not prevent an owner from making an application to the Board of Variance for a variance or to the Council of the Township for a Development Variance Permit, pursuant to the Local Government Act.

2.2 Preliminary Design Approval

(a) that person delivers to the consultant a submission for preliminary design approval in the form of a detailed sketch or a copy of a page from a plan book with detailed notes of any planned changes, and on which that person has indicated the name of the subdivision, the lot number, the lot civic address, their name, personal address and telephone number, facsimile number and email address;

(b) that person delivers to the consultant the lot grading plan and servicing

plan accepted by the Township for the lot;

(c) the consultant, having reviewed that submission for compliance with this schedule, accepts the submission; and

(d) that person, in addition to the requirements of 2.2(a) delivers to the consultant a submission for the preliminary layout of the proposed

landscaping on the lot designed by a registered Landscape Architect or approved Landscape Designer, and arranges a meeting with the project Landscape Architect-of- Record to review the subject landscape proposal for the lot, prior to the completion and submission of the final plans to the consultant.

18

2.3 Preliminary Site Plan Approval

(a) that person delivers to the consultant a preliminary site plan, at a scale of 1:100 (metric), or 1/8" : 1'-0" (imperial) that indicates the location and the exact shape of the proposed foundation and driveway for the improvements, taking into consideration the slope of the driveway, retaining walls (if any) and swales (if any); and

(b) the consultant, having reviewed the preliminary site plan for substantial

compliance with the schedule, approves the preliminary site plan. 2.4 Final Plans and Specifications

(a) that person delivers to the consultant the final plans and specifications including, without limitation:

(i) a site plan, at a scale of 1:100 (metric) or 1/8”: 1'-0" (imperial), indicating the exact location of the improvements on the lot, all grading, front, rear, and sideyard setbacks, north arrow, driveway, sidewalks, fences, retaining walls (if any), concrete steps, swales, easements, rights-of-way and all trees protected under the Township’s By-law, Township of Langley Zoning Bylaw 1987 No. 2500, as amended, and other information reasonably required by the consultant and/or the Township, (ii) the lot grading plan accepted by the Township for the lots; (iii) the servicing plan accepted by the Township for the lots; (iv) a landscape layout, at a scale of 1:100 (metric) or 1/8”: 1'-0" (imperial), showing planting, layout and ground cover, lot finished grading, retaining walls, fencing and hard surfaces; (v) exterior elevations at a scale of 1:50 (metric) or 1/4”: 1'-0" (imperial), indicating overhangs, trim, finishing materials, the proposed and existing grades at each corner of the improvements, main floor elevation, the minimum building elevation permitted by the Township, the top of foundation elevation, and the roof ridge elevation; (vi) floor plans at a scale of 1:50 (metric) or 1/4”: 1'-0" (imperial) which shall match the exterior elevations and minimum basement elevations (where applicable); and (vii) samples of exterior finishing materials as required by the consultant, and as per Appendix VIII;

(b) the consultant accepts the final plans and specifications (three sets) by stamping them with the following text: "Conforms with the building scheme registered in the Land Title Office under No.________________”, and by signing each page of the final plans and specifications with the following information in clear print:

19

Consultant [name of company or firm and name of individual]: Signature: Initials Sample: Address: Telephone: Facsimile: Email: Date: (c) the consultant has completed a checklist (see Appendix VIII) to ensure the

final plans and specifications comply with this schedule, which checklist must be submitted to the Township with the consultant's written approval of the final plans and specifications together with the building permit application for review and acceptance by the Township;

(d) Design Guidelines final approval and one-time final inspection fee of $ 650.00

+GST is paid to the consultant at application time; and (e) Design Guidelines Landscape scheme preliminary review, final approval and final inspection fee of $ $650.00 + GST Is paid to the project Landscape Architect- of-Record.

2.5 Changes to Final Plans and Specifications

a) the consultant's written approval regarding proposed substantial changes to the final plans and specifications must be submitted to the Township for approval pursuant to the Township’s Building Bylaw, Township of Langley Zoning Bylaw 1987 No. 2500, as amended, with the request for the approval for such changes.

2.6 Design Guidelines Compliance

a) Design Guidelines compliance deposit of $ 0.50 per square foot of lot area; with a minimum deposit of $15,000.00, and a maximum deposit of $35,000.00 per lot, is placed in trust with Gomberoff Bell Lyon Architects Group Inc. at final application time; and

b) the subject deposit is refundable when the consultant and the Landscape Architect-of- Record determine at the final inspection stage that the single family dwelling is in full conformance to these Design Guidelines.

20

SECTION 3: SINGLE FAMILY LOT RESTRICTIONS

For all of the subsections in Section 3, a person will not construct improvements, or develop the lot before, during or after construction of the improvements, unless:

3.1 Drainage Easements and Rights-of-Way

(a) established overland flows and/or underground storm sub-surface systems are maintained only in accordance with completed swales and lot grading in accordance with the lot grading plan approved by the Township for the lots.

3.2 Siting and Setbacks

(a) that person sites the improvements in accordance with the lot’s natural characteristics, existing trees, and neighbouring improvements, as determined by the consultant in relation to the over-view or over-shadowing of neighbouring lots and improvements;

(b) the siting and setbacks of the improvements comply with the consultant’s

requirements, which may be based on the creation of interesting streetscapes, maximization of privacy, or may be in response to conditions imposed by adjacent improvements;

(c) that person considers all requirements of easements and rights-of-way; and (d) that person has verified that the physical location of driveway and curb let-

downs, significant trees, cable service boxes, electrical boxes, streetlights, and other utilities do not conflict with the design or location of the improvements.

3.3 Lot Grading

(a) the design of the improvements is in substantial compliance with the lot grading plan for the lots which has been reviewed by the consultant and accepted by the Township, and the said plan specifies all finished grade elevations as derived from the lot grading plan for the lots accepted by the Township and grade elevations in respect of that lot;

(b) the proposed lot grading is in accordance with the lot grading plan for the lots

accepted by the Township, which lot grading plan will be available from the Township;

(c) that person provides that any changes made to the lot do not affect the

drainage pattern for the area, and ensures drainage patterns are adopted to conform to the Township’s Storm Water Management Plan;

21

(d) the complete site grading is integrated with the architectural Site Plan with all building grades shown around the perimeter of the improvement; (e) all grades are indicated with elevations superimposed at tops and bottoms of all walls; (f) all drainage patterns and swales are identified via slope percentage; (g) all exterior stairs, steps, columns, railings and fences are shown on the site and landscape plan; (h) existing grading within the tree protection zone or in the Landscape Buffer Setback is not disturbed; (i) man-made grades are not steeper than 3:1 without the incorporation of retaining walls all as per Appendix I; (j) slopes up to 3:1 are vegetated using preapproved planting material; (k) all man-made grading is compatible with grades on adjacent lots; and (l) the final site grading plan is reviewed by the Geotechnical Engineer–of– Record to confirm that overall slope stability is not compromised by built-up grades and retaining walls.

3.4 Retaining Walls

(a) there is no retaining wall, except if permitted in the lot grading plan accepted by the Township for the lots, or as permitted by the Township. A low profile retaining wall as identified in clause 3.4(d) is not restricted, provided that such a low profile retaining wall complies with clause 3.4(d) and 3.4 (e);

(b) retaining walls, if permitted by the Township, have a maximum height of no

more than 120 cm [48 in], except for a retaining walls below existing grade such as concrete stairwells or covered patios under sundecks, as permitted by the Township; and are designed as outlined in Appendix I and II;

(c) notwithstanding retaining wall height restrictions specified in clause 3.4(b)

herein, a retaining wall may be constructed to the maximum height stated on the final lot grading plan accepted by the Township;

(d) retaining walls visible from the street pedestrian walkways or trails, if

permitted by the Township, are constructed of split rock only, approved by the consultant;

(e) a retaining wall that faces the street, pedestrian walkways or trails, if

permitted by the Township, is landscaped in accordance with section 3.6 herein;

22

(f) retaining walls not visible from the street, pedestrian walkways or trails, if permitted by the Township, are constructed of split rock, stacked rock, granite boulders, interlocking block, concrete, preservative treated wood or other masonry materials, to the consultant’s approval;

(g) a Structural or Geotechnical Engineer is retained to review and approve the design of the retaining walls as required by the Township; and (h) retaining walls are compatible in height and composition with adjacent lots.

3.5 Tree Preservation

(a) that person does not cut down or remove from the lot any existing trees identified as trees to be preserved on the Tree Preservation and Planting Plan, “unless” that person:

(i) obtains a tree cutting permit from the Township; (ii) in respect of any tree identified on the Tree Preservation plan, obtains a written recommendation by an International Society of Arborists (ISA) accredited Arborist certified as a tree risk assessor or other tree specialist approved by the Township, stating that the tree is diseased and/or hazardous to the site workers or residents and should be removed and provides such certification to the Township, and (iii) if required by the Township as part of the tree cutting permit, replaces any removed tree to the Township’s requirements, and meets all the requirements of the latest edition of the "British Columbia Landscape Standard" published jointly by the British Columbia Society of Landscape Architects and British Columbia Landscape and Nursery Association (BCLNA).

3.6 Landscaping on the Lot

(a) that person does not install planting material on the lot identified in Appendix III ; and that person supplies and plants the following number and species of trees on the lot as scheduled below; siting and location to the approval of The Landscape Architect-of-record:

i) Five trees per lot to a maximum of half-acre lots; ii) seven trees per lot for half-acre to three quarter-acre lots; iii) ten trees per lot for all lots over three quarter-acre in area; iv) coniferous trees: minimum height 350cm [138 in]; and v) deciduous trees: 5cm [2 in].

23

(b) that person installs the landscaping in accordance with the requirements of the latest edition of the “British Columbia Landscape Standard” published jointly by the British Columbia Society of Landscape Architects and British Columbia Landscape and Nursery Trades Association (BCLNA), and complies with the other requirements in this section;

(c) all street-fronting yard areas and rear yards facing pedestrian walkways or

trails, on the lot are landscaped with lawn, trees, and shrubs and flower beds according to the landscape layout submitted to the Township, as illustrated in Appendix III herein;

(d) sod or seeded grass is provided from the street to the front face of the home on an interior lot, or sod is provided from the front and flanking streets to the front and flanking side of the home on a corner lot;

(e) that person completes the front yard landscaping and installs an irrigation

system for the lawn and landscaping between the dwelling and each adjacent street, including the boulevard grass, within 60 days of the completion of the improvements, except if weather conditions make it impossible to do so, in which case that person completes all landscaping as expeditiously as possible, and prior to final inspection;;

(f) that person cleans and grades side and rear yards within 60 days of the completion of the improvements, and prior to final inspection; (g) the rear 500cm [195 in] of Landscape Buffer is left undisturbed in accordance with the Landscape Buffer Planting Plan; (h) all planting installed along the edges of retained natural vegetation is native and non-invasive, compatible with the natural planting character of the neighbourhood, other than the invasive species identified in Appendix III ; (i) existing plant material that has been accidentally removed where it should have been retained, is reinstated to comply with the approved Landscape Plan, all at the cost of the lot purchaser and to the satisfaction of the Township; and (j) cedar wood waste is not stored on site.

3.7 Driveways and Sidewalks

(a) only the following construction materials for the driveway are used:

(i) hard surface finishes (‘double Holland’ natural colour concrete pavers in a running bond pattern) to the approval of the Township from the street to the main entry gate; (ii) gravel or other approved granular material (standard gray or coloured to

24

the approval of the consultant); or hard surface finishes (‘double Holland’ natural colour concrete pavers in a running bond pattern) from the main entry gate to the garage doors; and the auto court; and

(iii) optional planting median strip at the centre of the driveway between 30 cm [12 in.] and 45 cm [18 in.] in width;

(b) the location of the driveway and sidewalks maintains open space and avoids significant trees, streetlights, or service boxes and other utilities and does not conflict with drainage swales on the lot grading plan;

(c) the front entry–walk material matches that used for the driveway, or is constructed of natural stone, concrete pavers or alternate hard surface materials to the consultant’s approval; (d) insitu brushed, broomed or stamped concrete, asphalt or asphaltic surfacing materials are not used anywhere on the lot. (e) the driveway width is no less than 365 cm [144in], and no more than 425 cm

[168 in]; (f) driveway gradient does not exceed 15% and incorporates graduated transition sections; and (g) driveway aprons are no more than 610 cm [240 in] wide and are constructed with concrete pavers as annotated in Appendix IV .

3.8 Fences and Screens

(a) all fences located between the lots and trail system pathways, pedestrian walkways and other common areas are ‘Paige – wire’ in assembly and are constructed as annotated in Appendix V, and are charcoal in colour;

(b) all fences separating adjoining lots (at interior property lines) are ‘Paige –

wire’ in assembly and are constructed as annotated in Appendix V, and are charcoal in colour;

(c) all fences on the fronting and flanking street property line are constructed as 4-plank and post, as annotated in Appendix XI, and are charcoal in colour; (d) privacy screens are made up of hedge and/or planting materials adjacent to ‘Paige-wire’ fencing referred to in sentence (b); (e) all hedging material is evergreen flora, maintained to a maximum height of 300cm [120 in]; and (f) chain-link or any other type of metal or plastic fence is not used.

25

3.9 Protection of Natural Features and Trees

(a) disturbance to trees on the site and adjacent lots is minimized during construction to the Township’s requirements; (b) roots to large trees (to be retained) encroaching in construction areas are left intact up to the foundations of the improvement, or pruned by a certified Arborist to suit; (c) fill, construction waste and building materials are kept out of tree protection zones; and (d) areas not required for construction are protected and closed to site workers.

3.10 Hedges (a) hedging shrubbery and vegetation is planted in proposed locations to the consultant’s approval; and (b) hedging material is planted 60cm [24in] from the 4-board fence along the street property line identified in 3.8 (e), as per the planting schedule below or approved alternates in case of unavailability of species: Street Trees Hedging Material

1st Avenue Populous tremuloides Syringa vulgaris [Lilac Presiden Lincoln] 2nd Avenue Betula jacquemontii Thuja plicata Excelcia 3rd Avenue Prunus yedoensis Akebono Prunus lusitanica 3A Avenue Magnolia Legend Cupressocyparis leylandii 3B Avenue Prunus yedoensis Akebono Prunus lusitanica 198 Street Fagus sylvatica Riversii Elaeagnus augustifolia 199 Street Magnolia Galaxy Cupressocyparis leylandii 3.11 Pedestrian/Vehicular Entry Gates (a) all entry gates throughout are constructed in precoated aluminum, wrought iron or wood and are charcoal in colour; (b) all entry gates are designed to have a minimum height of 120 cm [48in] and a maximum height of 215 cm [78 in]; (c) an elevational drawing of the entry gate is submitted to the consultant for approval prior to fabrication and installation; and (d) gates at the rear of the lots facing public walkways and trails are ‘Paige-wire’ in construction.

26

3.12 House Numbering (a) house numbers are mounted on the left of the vehicular entry gate column all as per Appendix VI and VII; (b) lighting to house numbers is indirect ‘downcast’ type; (c) numbers are prefabricated by JOHN PEACHY and Associates, or alternate products are used to the consultant’s approval; (d) numbers are black in colour; and (e) numbers conform to the font and font size as outlined in Appendix VII. 3.13 Exterior Lighting (a) all lighting is indirect ‘downcast’ type; (b) lighting fixture cut-sheets are submitted to the consultant for review and approval prior to installation; and (c) all lighting fixtures on front entry gate columns and rear gates are photo-cell operated. 3.14 Columns (a) columns at the front vehicular entry gate are 60 cm [24 in] square; (b) columns are constructed with a concrete core; (c) columns are faced with White Oak Southern Ledgestone CSV 2033; and (d) columns are capped with smooth textured natural coloured concrete copings as outlined in Appendix VII. 3.15 Sign Control

(a) there is no sign on the lot except only one “High Point” sign as shown in Appendix X, one realtor’s “For Sale” sign no larger than 60 cm [24 in] x 20 cm [8 in], and one builder’s sign no larger than 60 cm [24 in] x 20 cm [8

in], both suspended from the “High Point” sign as shown in Appendix X. All signs to be removed within 30 days of issuance of an occupancy certificate.

27

SECTION 4: SINGLE FAMILY DWELLING DESIGN RESTRICTIONS

For all of the subsections in Section 4, a person will not construct improvements, or develop the lot before, during or after construction of the improvements, unless:

4.1 Design Repetition

(a) the exterior design of a single family dwelling to be erected on a lot is not identical or similar to that of an existing or proposed single family dwelling on a lot on the same side of and across from the fronting street lots. A single family dwelling is deemed to have similar exterior design to another existing single family dwelling when: (i) the front elevation designs are identical or have insignificant variations in the disposition and articulation of design features and architectural components, or (ii) the front elevation designs are a mirror image to each other, with or without any variation in architectural details; and (b) Appendix IX is used for restrictions.

4.2 Single Family Dwelling Permitted Home Types (a) not withstanding the description of other types of single family dwellings under Section 1.1 Definitions, the architectural style of the improvement is one of the following permitted architectural styles only: i) european country style; ii) rural estate style; or iii) contemporary interpretation of the above styles to the discretion of the consultant; (b) the architectural styles identified in 4.2(a) do not exceed the following number of storeys: (i) one-and-a-half storeys in height on level lots where the rooms in the

half-storey are contained fully within the roof volume, and with limited full two-storey wall facades between the ground floor and the uppermost half-storey, to the discretion of the consultant;

(ii) two-and-a-half storeys on the front elevation only; on sloping lots, where the rooms in the half-storey are contained fully within the roof

28

volume; and with limited full two-storey wall facades between the second storey and the uppermost half-storey, to the discretion of the consultant;

(iii) two-and-a-half storeys on the rear elevation only; on sloping lots (street to rear yard downslope), and with limited full two-storey wall facades between the second storey and the uppermost half-storey, to the discretion of the consultant;

(iv) to the discretion of the consultant for all other topographic conditions; (v) half-storey means the uppermost floor level of the single family dwelling where all rooms are contained within the slopes and volume of the roof space; where dormers, oriels, bay and bow windows are permitted projections beyond the roof lines; and

(vi) full three storey facades whether on the same surface plane or not are prohibited.

(c) in-ground basements are not less than 60 percent below average existing grade, measured from basement floor to main floor or as the Township’s Zoning By-Laws dictate, whichever requirement is the more restrictive;

(d) the exterior access to basements is from the rear of the single family dwelling.

4.3 Basement-Entry and Split Level Dwellings

(a) that person does not construct a basement-entry single family dwelling; and (b) that person does not construct a split-level single family dwelling.

4.4 Building Height and Massing

(a) the building height and massing of the improvements do not create a canyon effect as determined by the consultant in relation to the open space between the improvements above the first storey;

(b) the building height and massing for improvements on the subject lot are

compatible with the lot grading plan, the building height and massing of improvements on adjacent lots, as determined by the consultant in relation to roof design and transition in building height;

(c) that person complies with those height restrictions as determined by the consultant in relation to views;

29

(d) the floor area of the uppermost floor (the half-storey) does not exceed 80% percent of the floor area of the lower floor of the improvement;

(e) for the purpose of calculating maximum half-storey areas permitted as

specified in clause 4.4(b) herein, any half-storey floor area open to the lower floor area except for raised ceilings at the foyer and the area above stairs to the half-storey shall be considered floor area if so determined by the Township;

(f) the design of the single family dwelling incorporates the following general

massing design principles, as determined by the consultant:

(i) the volume of the wall mass of individual architectural elements, such as the front entrance, the garage, and feature projections are in proportions normally associated with the declared style of the dwelling in respect of clause 1.4 herein as determined by the consultant; and (ii) wall mass volumes on any street-facing facade are allocated to locations on that facade in a manner that results in the achievement of overall balance in the design, as determined by the consultant.

4.5 Single Family Dwelling Design

(a) in accordance with the section on design repetition, the design of the single family dwelling is in compliance with Appendix IX;

(b) if the single family dwelling is designed to have a covered verandah or covered porch at the main entrance it is to the consultant’s discretion; and

(c) if verandahs or porches are designed to have metal or wood railings, these

components are precoated or painted to suit. (d) the ratio of the floor area of the dwelling to the area of the lot is less than

0.33; the floor area of the dwelling excludes any below grade basement but includes garages and accessory buildings; and

(e) the floor area of the dwelling excluding below grade basement but including

garages and accessory buildings, is greater than 223 m2 [2,400 sq ft].

(f) for the purposes of this section, "floor area" means the area in square feet, measured from the outside face of the exterior walls of a dwelling or accessory building, and "basement" means that part of a dwelling, if its floor is located at any point below the finished grade of the lot, as per the Township of Langley Zoning By-Law.

30

4.6 Corner Lot Design

(a) one-storey elements on the single family dwelling comprise a minimum of 40% percent of the width of the flanking street elevations of the improvement;

(b) the upper floor (half-storey) is set back from the one-storey elements on the

flanking street side to the discretion of the consultant, as described in sentence (a) herein; and

(c) the design achieves the objective of creating corner lot open sky views, as

determined by the consultant. 4.7 Roof Design

(a) roofing mass and volume encompass the following: (i) the improvements have a varied roof form and design as determined by the consultant in relation to adjacent improvements; and

(ii) the roof design reduces upper floor (half-storey) massing as determined by the consultant; and (iii) a minimum of two main gable major roof elements are provided on the fronting and flanking street elevations where applicable to the discretion of the consultant;

(b) the roof pitch is in accordance with the following profiles/volumes:

(i) the minimum roof pitch is 4:12; and (ii) the roof pitch is consistent, except where an increased roof pitch contributes to the authenticity, aesthetics and attributes of a particular design; or where a decreased roof pitch at a covered entry verandah, shed dormer or other small secondary projection contributes to the authenticity of a particular design; all as determined by the consultant;

(c) roof forms reflect the following architectural elements:

(i) in the consultant’s opinion, the roof design is consistent and compatible with the intended style objectives as specified in section 1.4 herein, and each roof element contributes meaningfully to the overall design; (ii) only common hip, common gable, Dutch hip, Boston hip, shed roof, or gambrel roof forms are used, as determined by the consultant; and (iii) flat/built-up roofs are prohibited.

31

4.8 Roof Overhangs

(a) the upper (half-storey) roof overhang depth does not exceed 80% of the main floor roof overhang; and

(b) the main (ground floor) roof overhang is not be less than 75cm [32in].

4.9 Covered Parking

(a) if the parking garage structure is a separate structure, it is located on the site to the Township’s Zoning By-Law requirements, and the doors do not face the street; (b) if the parking garage structure is attached or is part of the improvement, the doors do not face the street; (c) location due to specific topographic conditions is at the consultant’s discretion and subject to the Township’s Zoning By-law; and (d) carports are prohibited.

4.10 Balconies (a) location of balconies, decks and patios are at the consultant’s discretion. 4.11 Foundation Exposure (a) exposed concrete foundations do not exceed 25 cm [10in] in height, measured from the adjacent finished grade to the underside of the wall cladding, except for stepped foundations to accommodate the finished grade of the lot, where the amount of concrete exposure is at the consultant’s discretion. 4.12 Accessory Buildings (a) the structure if not a parking garage, is located in the rear yard to the Township’s Zoning By-Law requirements; (b) the roofing, siding and cladding materials and colours match that of the single family dwelling; (c) the roof slopes match that of the single family dwelling; (d) the permitted uses are ancillary to the single family dwelling principle use; (e) a secondary accessory building such as a barn structure to house horses is only permitted on two acre or larger lots; and

32

(f) any barn structure does not exceed the footprint of the single family dwelling.

(g) no accessory building will be permitted within 6.5m of the rear property line where a landscape buffer zone (5.0m) occurs.

SECTION 5: CONSTRUCTION MATERIAL RESTRICTIONS

For all of the subsections in Section 5, a person must not construct improvements, or develop the lot before, during or after construction of the improvements, unless:

5.1 Roofing Materials

(a) only the following roofing materials are used:

(i) cedar shakes,

(ii) cedar shingles; or (iii) “heavy duty” asphalt shingles simulating cedar shingles or shakes; (iv) slate; and (v) “flat profile” tiles, in muted dark colours.

(b) only skylights of the following type is used:

(i) skylights are “flat-glazed”; and (ii) skylights which are “bubble style” are prohibited.

5.2 Fascia and Bargeboards

(a) fascia boards are a minimum of 2X10 nominal size; (b) bargeboards are a minimum of 2X10 nominal size and are layered at the top

by verge trims that are a minimum of 2X4 nominal size; (c) other fascia, bargeboard and verge trim sizes that compliment a specific design, are to the consultant’s approval; and

(d) only the following range of colours for fascia, bargeboards and window trims are used:

33

(i) colours which are in soft contrast to the main cladding colour, as determined by the consultant; (ii) colours that are complementary to the main cladding colour, as determined by the consultant; or (iii) at the discretion of the consultant, colours that are complimentary to a specific design theme; and (iv) “bright” colours are prohibited.

5.3 Exterior Wall Finishes

(a) wall cladding/siding encompasses the following:

(i) exterior wall cladding is in keeping with the architectural finishes and style complementing the residential character as contained under Section 1.4 herein; and (ii) not more than three different cladding materials, excluding trim, are applied to any elevation;

(b) only the following materials are used for exterior finishes: (i) horizontal bevel cedar siding; with a minimum exposure of 8.8cm [3.5 in], and a maximum exposure of 19.0 cm [7.5 in]. Any other variation in exposure is at the discretion of the consultant;

(ii) vertical board and batten cedar siding, with a minimum exposure between battens of 6.3 cm [2.5in], and a maximum exposure of 20.0 cm [8.0in]. Any other variation in exposure is at the discretion of the consultant;

(iii) stucco coating finished with “slop-dash” texture only. All other types of stucco finishes are prohibited outright; (iv) cedar shingles are permitted to gable end walls below the roofs; bay and bow windows, and oriels; any other location for application of cedar shingles is at the discretion of the consultant; (v) brick veneer (other than gray in colour) not exceeding 3X8 nominal size; and (vi) natural or agglomerated stone to the consultant’s approval; (vii) hardiplank siding to the consultant’s approval; and (viii) feature or structural columns are clad with agglomerated stone, brick, hardi-panel, granite, cedar trim work, medium density overlay or

34

“ranchwall” components, all with plinths at the base, and friezes at the top to suit the permitted architectural styles;

(c) only the following range of colours are used on exterior cladding materials;

(i) natural dark tones of taupe and brown;

(ii) natural dark tones of gray; (iii) natural dark tones of green;

(iv) natural dark tones of yellow.

(d) only solid stain or clear stain coatings are used on exterior cedar cladding and cedar trim materials/components; (e) “bright” colours are prohibited.

5.4 Accent Materials and Trims

(a) accent materials such as standard brick or agglomerated stone are not used on the fronting or flanking street elevations unless they turn the corner and extend a minimum of 120cm [48 in];

(b) coverage of standard bricks or agglomerated stone used as an accent on the

fronting and flanking street elevations of the improvement is at the consultant’s discretion;

(c) accent materials on the street face are used only if the colour, pattern, and

texture are compatible with the exterior cladding materials, as determined by the consultant;

(d) there is no use of concrete blocks, concrete bricks, jumbo bricks or “dual”

bricks on the exterior;

(e) a minimum of 2X6 nominal, or larger trim, layered and built out to suit, is used on all street facing elevations and which are visible from pedestrian walkways and trails; with a minimum of 1X6 nominal trims to all other windows, unless otherwise approved by the consultant;

(f) mortar for masonry cladding and veneer used is only of a colour approved by

the consultant;

(g) if included in the design, a minimum of two decorative roof eave brackets or “knee braces” are provided to gable end roofs at the discretion of the consultant;

(h) a “keystone” or finial accent trim feature if provided at the apex of the gable

roof barge board is at the discretion of the consultant;

35

(i) narrow profile cedar slats are provided to all eave soffits designed to be

covered;

(j) dentils if provided on the fascias at the main floor on the street facing elevation are at the discretion of the consultant ; and

(k) the following trim-work materials are prohibited:

(i) stucco cladding/coating; (ii) metal cladding; (iii) vinyl siding; (iv) metal paneling; (v) perforated vinyl or aluminum soffits; (vi) other perforated metal soffits.

5.5 Windows

(a) window openings on the street-facing elevation are of a consistent upright rectangular configuration;

(b) gently arched profiled feature windows are only located below gable end roof

walls;

(c) if, in the opinion of the consultant, feature windows contribute to both the interest and consistency of the overall theme, more than one feature window below gable end roof walls is not prohibited;

(d) there are no basement windows on any fronting street elevation; and

(e) all window and door frame materials are wood, precoated aluminum or of

wide-flange vinyl type profiles. 5.6 Front Entry Treatment and Doors

(a) the single family dwelling does not have a front entrance exceeding a height of 366.0cm cm [144in] measured from the top of the porch or verandah finished floor to the underside of the entry roof, unless determined by the consultant on the strength of architectural features; and

36

(b) each single family dwelling that contains a covered entry porch or verandah is at a scale that is appropriate for the style range specified in section 1.4 herein, and that is in proportion to other elements on the front facade, as determined by the consultant.

5.7 Chimneys

(a) all exterior chimneys visible from the fronting and/or flanking street maintain the same cladding material full-height and are constructed only if they are continuous to grade, with a foundation; and

(b) the single family dwelling does not include cantilevered chimney chases

(including direct vent fireplaces with framed chases) if such chases are visible from any street, pedestrian walkways and trails, except if determined otherwise by the consultant.

5.8 Corner Lot Treatment

(a) the exterior treatment of the flanking street elevation or any elevation facing a public walkway or a trail is substantially the same in elevational treatment as the fronting street side.

5.9 Eaves and Rainwater Leaders

(a) the colour of gutters, if permitted, is complementary to or matches the colour of the fascia;

(b) the colour of the rain water leaders, if permitted, is complementary to or

matches the colour of the dominant wall cladding material;

(c) rainwater leaders, if permitted, are used only if they are discreetly placed on side-facing or rear-facing wall planes, and do not run down the front face of the improvements; and

(d) rainwater leaders, if permitted are connected directly to drainage gravel pits or discharged at grade on splash pads as perimeter storm drain pipes are prohibited; all to the Township’s requirements and approval. 5.10 Autocourts/Driveways

(a) the gravel or other preapproved granular driveway material or hard surface finish (‘double Holland’ natural colour concrete pavers in a running bond pattern) is maintained up to and for the designated autocourt area;

(b) a hard surface finish to the autocourt area only, if designed as such, comprises natural stone flags or concrete pavers in natural colour, specifically ‘double Holland’, in a running bond pattern, restrained with a

37

natural colour concrete curb to suit, no wider than 20cm [8in] in width; and (c) the gravel or other preapproved granular driveway material is maintained up to the parking garage structure doors.

SECTION 6: SECONDARY SUITE RESTRICTIONS

For all of the subsections in Section 6, a person must not use, suffer, or permit the use of a secondary suite in any improvement and will not construct improvements unless:

6.1 Secondary Suite Restrictions

(a) such improvements are in compliance with the Township’s Zoning By-law requirements.

SECTION 7: CONSTRUCTION PROTOCOL RESTRICTIONS

For all of the subsections in Section 7, a person will not construct improvements or develop the lot before, during or after construction of the improvements, unless:

7.1 Appearance During Construction

(a) at all times during the course of construction and the subdivision marketing process, that person does not permit the lot, and adjacent sidewalks, curbs, and streets, to be other than clean, orderly and free of debris;

(b) within 30 days after substantial completion of the exterior improvements, that

person does not allow any debris to remain on or about the lot;

(c) there is no burning of garbage on or adjacent to the lot; and

(d) there is no washing of concrete residue into the storm sewer.

38

SECTION 8: GENERAL PROVISIONS 8.1 Liability

(a) the developer and its designated consultant assume no responsibility for the accuracy of the information provided or for any losses or damages resulting from its use;

(b) nothing contained within these Design Guidelines shall impose any liability

on the developer or its designated consultant for damages resulting from structural defects in any structure erected on any lot with approval, nor any responsibility in connection with the determination of lot boundaries.

8.2 Severability

(a) if any provision in these Design Guidelines is determined to be void or unenforceable in whole or in part, it shall not be deemed to affect or impair the enforceability or validity of any other provision or any part hereof.

39

APPENDIX I Retaining wall elevation

40

APPENDIX II Retaining wall Acceptable – architectural stacked split rock

Unacceptable – stacked round boulders

41

APPENDIX III: INVASIVE SPECIES* Botanical Name Common Name Cytisus scoparius Scotch Broom Digitalis spp. Foxglove Hedera helix English Ivy Ilex aquifolium English Holly Humulus lupulus Hops Impatiens glandula Policeman’s helmet Iris psudacorus L. Yellow Flag iris Lamium spp. Lamiastrum Lithrum salicaria Purple Loosestrife Phalaris arundaria Reed Canary grass Polygoum cuspidatum Knotweed (Himalayan & Japanese) Rubus spp. Himalayan Blackberry/evergreen Blackberry Vinca minor Periwinkle *The above-noted list is not exhaustive. For a comprehensive list of invasive species refer to the B.C. Weed Control Act Noxious Weeds (B.C. Ministry of Agriculture and Lands)

42

APPENDIX IV DRIVEWAY APRON AND PAVERS

Colour = Natural, shot-blast Size= Double Standard 8 7/8” x 8 7/8” x 3 1/8”

43

APPENDIX V Paige-wire Fence

44

APPENDIX VI Hedging along front property line

Colours: Gates: Charcoal/Black – Product Number to be approved by consultant. Four Plank and Post fences: Charcoal– Product Number to be approved by consultant. Column rock facing: Supplier: Canadian Stone Industries Inc Product: Cultured Stone- White Oak Southern Ledgestone Product Number: [CSV-2033]

45

APPENDIX VII Lot numbering and High Point Logo Manufactured by John Peachy and Associates. Font: Tekton Size: 5” Colour: Black Product Number to be approved by Consultant

46

APPENDIX VIII

47

48

49

50

51

APPENDIX X Sign Control

48”/120 cm

48”/120 cm

52

Appendix XI