Spruce Homes

Overview

Spruce homes are single family lots in the south portion of Larch Park. Most are located on quiet cul-de-sacs a short walk from the Larch Sanctuary.

Detail Maps

Phase 3 Spruce and South Ravine

Phase 4 + 5 Spruce, Poplar and South Ravine

Features & Amenities

  • Numerous pie-shaped lots.
  • Lots ideally orients for passive and active solar gain.
  • Easy access to Larch Sanctuary and the Top of Bank Trail.

Guidelines Specific to This Area

Architectural Styles

Capital Modern, Craftsman and Prairie styles are permitted in this area for single family homes.

Capital Modern and Craftsman styles are permitted for duplex homes.

Side Yard Setbacks

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

Massing and Building Height

To satisfy the vision of lower-profiled homes in a treed setting, the intent of this guideline is to contain upper floors of multi-story homes 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. Break the massing into smaller offset planes to reduce the overall presence.
  • Fully contain floor areas above front turned garages within the roof line of the garage. In general, floor areas above garages are discouraged; they are energy inefficient due to the large envelope surface area.

High Visibility Elevations

  • Design rear elevations and side elevations fronting streets and public spaces to the same level of detail as the front elevation, including handrails/guards, stonework and so on.
  • Make support posts for elevated decks consistent with design character of the house. They should generally be 10” or greater in dimension. Cantilevered decks are not permitted.

Garages

Design garages to minimize their visual impact from the street. Two types of 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 lots indicated in the Spruce Garage & Driveway Locations PDF.

Where 3-car garages are permitted in the Spruce Garage & Driveway Locations PDF, the third door shall be set back a minimum of 0.5m from the other two.

Parallel to the street:

  • shall be flush, recessed or within 5’ 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.
  • are limited to lots indicated in Spruce Garage & Driveway Locations PDF.

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

Design driveways to limit their visual presence from the street and to maximize on-street parking.

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

Driveways for garages:

  • Shall taper to 5.5m at the property line
  • May flare out to a maximum 6.0m at the curb
  • Shall have a minimum 1.0m setback from the side property line

Fences

We encourage and would like to maintain an open feel across the lots. As such, front yard fences are not permitted. To maximize the perception of space between houses, side yard fences are permitted to start at midway of house, extending to the rear yard. Where privacy is desired, it is best achieved with trees, shrubs and bushes.

Consult the Landscape Guidelines for more information on fencing requirements.

Maximum House Size

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

  • Bungalow: 2300 sf
  • Two storey:
    • up to 2 bedrooms: 2500 sf
    • 3 bedrooms: 2800 sf
    • more than 3 bedrooms: 3200 sf

Walkout level floor areas and bedrooms on the walkout level are not included in the above calculations.

Additional Landscape Requirements

Homeowners are responsible for landscaping beyond the modules described above.  Refer to the Landscaping Guidelines for full details.

Lot Specific Requirements

Block 8

Lots 39 & 45

  • Corner lots requiring equal elevation treatment to both street facing elevations.
  • Lane accessed garages

Lots 46, 56, 57, 65, 74 & 85

  • Corner lots requiring equal elevation treatment to both street facing elevations.
  • Garages must be on the west side of the lot
  • Wrap around porches are strongly encouraged.

Block 9

Lot 1

  • Corner lot requiring equal elevation treatment to the south and west elevations.
  • Garage must be accessed off the lane and must be on the east side of the lot.
  • Wrap around porch on the SW corner of the home is strongly encouraged.

Lots 2-10

  • Garage must be accessed off the lane, either attached or detached.
  • Front porches strongly encouraged due to south exposure.

Block 10

Lot 1

  • Corner lot requiring equal elevation treatment to both street facing elevations.
  • Garage must be on the south side of the lot.
  • Wrap around porch on the NE is strongly encouraged.
  • Front door on the north side elevation is permitted.
Larch Guidelines Version 3.0