“I like to think of the guidelines as a tool to help the homeowner, along with their builder, design pleasing street music in our communities. Typically if the architectural controls in a community are too stringent, the street music is too monotonous. This would be much like listening to a song composed with only a few notes,” explains Brad Wright, senior manager, Urban Design and Architecture for Hopewell Residential Communities.

Wright says Hopewell’s architectural guidelines or “Architectural Coordinates Design System” has been created with an innovative approach to streetscape design. “This approach is really a partnership between the developer, building and homeowner,” says Wright. Using a set of well researched and approved set of building forms and architectural components comprised of the basic elements of a home, including the front façade, porches, home design and other features, the builders can “provide the homeowner with a variety of home designs in all the styles chosen for the community, while maintaining a high level of quality and effective cost control. The system has built-in flexibility so that new market trends can be accommodated without compromise to the architectural vision of the community.”

A key point that Wright highlights is the importance of having guidelines act as a communication tool for the builders and their homeowners. “Many homeowners do not want their home to look the same as their neighbour’s and need to be aware of what has been approved around them so they can be part of the process when selecting their home.”

In Hopewell’s southeast community of Copperfield, for example, a comprehensive set of design guidelines is shared with buyers. Three architectural styles are offered in Copperfield: the heritage, classical and urban, all of which offer a wide selection of building forms, colours, porch columns and window detail.

“The Heritage styles draw on a fine tradition of North American building styles dating back to the early 20th century... The  classical style dates back to the earliest source of Western architecture. It is a compelling expression of confidence and dignity. The Urban style offers clean, elegant lines and contemporary details. It represents the cosmopolitan character of Calgary today.” These descriptions of the Copperfield community offer homebuyers they choices they want while still maintaining the “street music,” Wright describes.

Carma’s manager of Architectural Services Joe Novello defines architectural guidelines as a tool to help establish a theme or vision of a community.” “The goal is to create a community rather than just build a bunch of houses,” he says.

He explains how Carma’s architectural guideline process works from the get-go. “We write the guidelines and then work with the builders. Before they start building, their plans have to come across our desk to make sure they’re using the guidelines and that they have the buy-in.” It’s then up to the builders to communicate the guidelines to the homebuyers. Both builders and homebuyers understand that the value of the property is strongly linked to how effectively the architectural guidelines are applied, and rarely does anyone object to the standards set, says Novello.

Carma’s Auburn Bay is a great example of how architectural guidelines work to theme an area. The southeast Calgary lake community features dramatic and varied landscaping resembling that of cottage country.

“Auburn Bay has been designed with commanding views over the recreational lake, downtown and the Rocky Mountains have been considered and included in the Auburn Bay’s design,” explains Novello, adding the overall design concept incorporates “cottage” style architecture such dormers, decorative gable ends, shutters, window boxes, cupolas, accent windows, and a complementing combination of exterior finish materials.

”Builders are encouraged to construct the houses in Auburn Bay so that the entry is a focal point of the front elevation. This can be accomplished by incorporating features such as front veranda or column and roof line treatments, which emphasize the entrance,” says Novello.

The enforcement responsibility lies with the developer and the builders who want to build in a certain community must agree to abide by the plans as stated by the developer. Are their any legal requirements for homeowners in terms of architectural guidelines? Not very often, says Novello. “If a homeowner wants to change things later, we as the developer can’t do anything. Most people understand though, that they’d be changing the property value of their home if they make significant changes.”

Henderson says developers will sometimes go the extra step to preserve the guidelines as originally intended. Developers may “register the guidelines on title, which means that the homeowner has to always abide by them,” she explains.

Wright echoes her point. “The guidelines may even be encumbered on the title and enforcement continues on with a residence club commitment after the developer is finished with the community.”

He adds the City sometimes requires a copy of the design guidelines, depending on the zoning for the area. Sometimes, the guidelines are “tied to the community’s approvals. Enforcement, however, is usually the developer’s obligation.”   NL