DESIGN GUIDELINES AND SITE STANDARDS - May 1 /09

The design guidelines and site standards are specifically written to promote and enforce a high level of quality in the execution of design and site development for the Condominium leased lots within Hecla Island Oasis Resort subdivision. All building plans will be reviewed for compliance with the guidelines as detailed following. Hecla Island Resort may require that modifications be made to plans and specifications in order to comply with the standards or to take advantage of unique lot characteristics. The lot purchaser shall provide a compliance deposit to be held in trust by the Developer in the amount of $5,000 per lot. The purpose of the compliance deposit is to ensure cottage construction is consistent with the architectural design and site standards and is refundable to the Lot Purchaser subject to Section 3.13 herein.

The Lot Purchaser may provide alternative details and solutions to those presented within the guidelines, provided that these alternatives comply with the overall objectives of the standards and that a high level of quality is maintained throughout.

1.0 GENERAL REQUIREMENT

The Lot Purchaser shall comply with the terms of the Head lease between the Developer and the Province of Manitoba respecting the use of the lot and all applicable development agreements between the Province of Manitoba and the Developer.

2.0 SITE DEVELOPMENT STANDARDS

2.1 GENERAL STANDARDS

A) Each driveway approach from the street to each lot shall be constructed and surfaced by the purchaser with crushed stone, gravel or turf stone on or before the date of occupancy of the dwelling or alternately extend the completion for six months or such other period as may be approved by the Developer, in the event the date of occupancy occurs during the winter months.

B) No excavation shall remain on the land except for the purpose of establishing required building and site grade as prescribed by the Project Engineer.

C) No building waste or other material of any kind shall be dumped or stored on the land except clean earth for the purpose of leveling in connection with the construction of a building thereon in compliance with approved building grades. The Developer may approve temporary storage of building waste in an approved container prior to removal from site.

D) Grading of each lot and the adjoining boulevard fronting and flanking each lot must be completed by the Purchaser in accordance with the site elevations and grading requirements provided by the Project Engineer before the date of occupancy of the dwelling. It is understood and agreed grading plans have been designed to minimize disturbance of natural vegetation and to limit the removal of trees from the individual sites.

E) he Purchaser shall be responsible for completing the fine grading of the lot in accordance with the requirements and specifications provided by the Project Engineer.

G) Each Purchaser of a lot is required to sod the boulevard drainage swales and or boulevards as the case may be fronting and flanking the lot as and when required by the Developer.

3.0 DWELLING TYPE AND SIZE

The following minimum development standards and conditions shall apply to the lots:

3.1 DWELLING TYPE AND SIZE

A) No dwelling, other than a dwelling approved by Lombard North Group, shall be constructed on lots.

B) Each dwelling shall provide a minimum of two parking spaces within said lot.

C) Each dwelling constructed shall have a maximum site area building foot print of not more than 1,600 sq ft on level or 3,200 sq ft on two levels.

D) All dwellings and site building plans shall be approved by the Developer and at the sole discretion of the Developer, prior to the Purchaser making application for a building permit to as may be required to the Province of Manitoba.

E) No residence shall exceed two storeys in height when viewed from the street. Roof slopes of not less than 5 in 12 are encouraged. See also item 3.3 A following.

3.2 EXTERIOR FINISHES (WALLS)

A) Permitted exterior materials include vertical or horizontal wood, logs or Masonite siding such as Hardie Board, cultured stone, and combinations of the above. At least 25% the front façade of the dwelling shall be faced with cultured stone with the balance of the front façade faced with a combination of wood, planks, logs, Masonite siding

B) Stucco exterior finish, vinyl, aluminum or sheet siding are not permitted.

C) On residences using horizontal siding, all siding lengths should be cut to suit full required length, and closure moldings to join two pieces of horizontal siding are to be avoided. Trim boards are encouraged around all window frames and are required at all corner intersections. Siding lap shall not exceed 6 inches (150 mm).

D) Applicants are encouraged to select windows/glazing solutions which are fixed, casement or awning design, or combinations or the above, and are further encouraged to include details such as fixed muntin bars and shutters. Horizontal aluminum or vinyl sliding windows are not permitted except in basements.

E) Exposed foundation walls are to be finished with cement/plaster parging or better.

3.3 ROOFS

A) All roof structures are encouraged to utilize slopes of not less than 5:12. Acceptable roof finishes include cedar shingles, cedar shakes, pine shingles, pine shakes, concrete or slate tiles. Asphalt architectural asphalt/ fiberglass series shingles are permitted.  Flat roofs are permitted only after specific review of overall design by the Developer and may not be approved.

B) All exposed metal flashings, vents, stacks, etc., associated with roof finish must be painted or prefinished to match or compliment the dwelling roof. No exposed galvanized metal will be permitted.

C) Applicants are encouraged to submit designs which make use of dormer windows and attic window solutions where appropriate to detail large unbroken extents of roof.

3.4 SOFFITS AND FASCIAS

A) Perforated/ventilated aluminum are permitted. Continuous 2 inch strip venting in soffits is preferred.

B) Fascia boards and trim are to be of aluminum or wood construction, painted/stained to be consistent with exterior colour scheme. Vinyl fascias, trim or eaves are not permitted.

3.5 CHIMNEYS

A) Permitted materials for exterior chimney construction include clay brick, Masonite siding or stone to match house materials. Stainless steel/metal chimneys are not permitted in front or visible side yards. Metal chimney accessories (rainhats, spark arrester screens, etc.) should be either painted or screened by approved chimney materials.

B) Exposed metal-insulated chimneys are not permitted. Cantilevered chimney enclosures are to be framed to within approximately 4" from grade to avoid the appearance of a rectangular cantilever.

3.6 DRIVEWAYS AND CAR PARKING

A) Permitted materials for driveway construction include turf stone, gravel or crushed stone to minimize run-off. Applicants are encouraged to develop driveway designs which utilize a border material as well as drive surface material.

B) Garages and carports may be permitted subject to design review but may not extend forward from the principal building elevation. Garage elevations are to be developed with same/similar materials as the remainder of the principal elevation, and applicants are encouraged to locate windows and pedestrian doors in this elevation where appropriate.

C) Garage roofs are subject to the same guidelines as the residence roof.

D) Garage doors are to be painted or stained to be complementary to the exterior colour scheme. Garage doors should utilize sufficient panels and trims to avoid the appearance of solid sectional industrial overhead doors.

E) Hip roof conditions above garage doors are encouraged. Dimension between head of garage door and underside roof overhang/soffits should be set at (approximately) 12 inches, but should not exceed (approximately) 30 inches.

3.7 EXTERIOR COLOURS

A) All exterior materials and related colours are subject to review by the Developer and specific samples and colour chips may be requested and kept to confirm compliance with approved colour schemes on site.

B) Preference will be given to colour schemes which are complementary in trim and detail colours against wall and veneer colours with relatively low contrast values. All colours are reviewed site by site.

C) Colour schemes of exterior elevations must be submitted for approval. Applicants are encouraged to select colour ranges in lighter to middle ranges of grey, green, blue tones and earth tones. High contrast colour schemes are discouraged.

D) Previously approved neighbouring residences will be considered as an important factor in colour scheme approvals.

3.8 MISCELLANEOUS RESTRICTIONS

A) Satellite dishes, if erected on individual lots, if over 24" in diameter, must be sited completely within the rear portion of the lot and be screened from public view and the street.

B) Recreational vehicles, trailers, boats, and commercial vehicles cannot be stored in the
front yard or driveway of any property between the building line and the curb.

C) Free-standing garden/utility sheds, if constructed, must be located only in the rear of the lot and must be consistent with the exterior materials and colour schemes for the principal residence. Prefabricated metal/vinyl construction pre-packages will not be permitted.

D) Building yard setbacks will be as follows:

Front Yard 25 feet
Rear Yard 20 feet
Side Yards 10 feet

3.10 FENCING

A) Fences are not permitted

3.11 PLANT MATERIALS AND LANDSCAPE ARCHITECTURE

A) A complete landscaping plan must be submitted for review/approval by the Developer.

B) No wood decks/patios are permitted in front yards facing the street, but may be approved if covered by a roof and are an integral part of the design.

C) All decks, patios, and related hard-surface landscape architecture must be located in the rear or side yard portion of each lot and must be screened from public view from street side.

D) he applicant will provide its best efforts to protect and maintain all beneficial trees located on the lot to ensure the over-all natural characteristics of the lands are conserved.

3.12 DESIGN REVIEW PROCEDURES

In addition to the review/approval/permit process enforced by the Province of Manitoba, the applicant is required to comply with these Hecla Island Resort Design Guidelines and Site Standards and to submit plans and exterior elevations along with an "Application for Plan and Siting Approval" to the Developer's Project Manager, Lombard North Group, Planners and Landscape Architects. The Developer undertakes to have the review of builder's application within 48 hours of submission, provided all required plans and elevations are submitted.

A) The guidelines contained within this document shall in no way limit the legal liability of the applicant or his agent with respect to any act, statute, or bylaw.

B) The issuance of an approval, grade slip, or provision of other information by the Developer or their agents shall in no way limit the legal liability of the applicant or his agent in respect to any act statute, building code, or bylaw.

C) It is a condition of these guidelines that each dwelling receive formal design and plot plan approval from the Developer's Project Manager Lombard North Group. Grade slips and approval for building permits will not be released until such approval has been granted.

E) While not mandatory, it is strongly recommended that preliminary approval be obtained for the basic design of the dwelling before detailed plans are prepared. It should be remembered that dwellings approved prior to an application being made may well dictate or limit the type of house to be developed on a particular lot. Applicants are advised to contact the Developer to determine the extent of any design restrictions which may be applied to their lot(s).

F) No building permit shall be applied for before final approval and the release of the grade slip by the Project Manager.

G) The approval submission shall consist of the following: two complete sets of house plans, elevations and sections, two plot plans, two completed application forms, and material samples (if required).

H) The complete set of house plans, elevations and sections, shall be to a scale of 1/4 inch = 1 foot or 1:50 metric and shall be sufficient to show all elevations with proposed finishes, plans at all levels including the basement, and at least one section sufficient to illustrate the arrangement of levels within the house, and any unusual structural systems.

I) Plot plans will be to a scale of 1 inch = 10 feet or 1:200 metric. They shall clearly indicate the basement outline; any projections should be shown by a dotted outline. The front and rear entry positions and their grades should be clearly indicated. The plot plan should clearly indicate the finished landscape grade at each corner of the building as well as those adjacent to any unusual indentations within an elevation. The plot plan should also indicate all pathways so that their relative locations may be ascertained.

J) It shall be the applicant's obligation to provide samples of specified materials if so requested by the Project Manager

K) Approval submissions shall be delivered to the offices of Lombard North Group, 505 - 93 Lombard Avenue, Winnipeg, Manitoba, by mail or e-mail c/o dave@lombardnorth.com. Submissions will be evaluated by the Project Manager within two (2) working days or less.

L) Where a submission has not been approved within five working days of its receipt, it should be deemed to be refused unless consultations are taking place between the applicant and the representative of the Developer with regard to changes or modifications, etc.

3.13 COMPLIANCE REFUND PROCEDURES

A) The Developer may, from time to time, carry out on-site observations of construction to confirm compliance with the design guidelines and approved grades.

B) Upon advice from the builder/applicant of the completion of the construction, a final inspection will be carried out by the Project Manager to confirm compliance. All seasonal work must be completed prior to this inspection.

C) Following the receipt of the final inspection form, a calculation of refund will be made, or a list of deficiencies to be completed will be provided to the builder/applicant prior to release of compliance refund.

Dwelling Design and Site Standards Prepared for Hecla Island Resort by;

Lombard North Group Ltd.
Planners and Landscape Architects,
505-93 Lombard Avenue, Winnipeg, Manitoba, R3B 3B1

Phone: 943-3896

Fax 947-5696

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