COUNCIL COMMUNICATION

Transcription

1 Meeting Date: September 13, 2016 COUNCIL COMMUNICATION Agenda Item: Agenda Location: Public Hearing Work Plan # Legal Review: X 1 st Reading 2 nd Reading Subject: A public hearing regarding an ordinance amending the Planned Development Standards and Overall Development Plan/Conceptual Site Plan for the western portion of the River Valley Village Subdivision (River Valley Village Planned Development Amendment). Recommended by: Jeff Coder Approved by: Jack Ethredge Ordinance previously introduced by: Presenter(s): Grant Penland, Current Planning Manager SYNOPSIS: The applicant is requesting approval of an amendment to the Planned Development (PD) Standards for the western 32.5 acres of the existing River Valley Village development, which is located at the northeast corner of Thornton Parkway and Colorado Boulevard. The overall River Valley Village development consists of approximately 76 acres. The eastern portion of the development is existing and contains approximately 15 acres of partially developed townhome lots (81 residential units, a three-acre site developed with a clubhouse, pool, tot lot, a vacant 15-acre school site, and three acres for an existing detention pond). The approved western portion of the original River Valley Village development consists of a mix of 160 Single-Family Attached (SFA) units and 68 Single-Family Detached (SFD) units for a total of 228 residential units at approximately seven dwelling units per acre. The number of dwelling units and density is not changing. The applicant is seeking an amendment to the perimeter setbacks listed in the approved PD Standards in order to fit the new builder s product and has offered additional amenities in the form of two additional exercise stations as shown on the Overall Development Plan/Conceptual Site Plan (ODP/CSP). An amendment to the PD Standards or the ODP/CSP is a change in the zoning district classification and must follow the same procedures as a typical rezoning case. The director may authorize minor changes but only Council may authorize a reduction to the minimum yards required at the boundary of the site. RECOMMENDATION: Staff recommends Alternative No. 1, to approve the change to the PD Standards and ODP/CSP. BUDGET/STAFF IMPLICATIONS: None. ALTERNATIVES: 1. Approve the amendment to the PD Standards and ODP/CSP. 2. Deny the amendment to the PD Standards and ODP/CSP 3. Approve the amendment request with conditions in response to specific Council direction.

2 COUNCIL COMMUNICATION PAGE 2 BACKGROUND (ANALYSIS/NEXT STEPS/HISTORY): Proposed PD Amendment: The applicant is requesting approval of an amendment to the PD Standards to decrease certain setbacks and an amendment to the ODP/CSP to add amenities. The proposed setbacks are as follows: Reduce the front setback to the garage in both the townhome and detached home areas from 20 feet to 18 feet. 1. The length of a standard parking space is 18 feet. 2. The minimum front setback in the SFA zoning district is 10 feet. No minimum setback is specified to a garage, but staff would typically request at least 18 feet. 3. The minimum front setback to a garage in the SFD zoning district is 20 feet. Reduce the setback to the exterior property boundary in the townhome area along Colorado Boulevard and along the northern property line from 35 feet to 25 feet. 1. The Development Code requires building setbacks of at least 25 feet along all exterior property boundaries of residential subdivisions. 2. The approved ODP/CSP also provides 41 feet from the curb on Colorado Boulevard to the residential lot line, whereas only 35 feet is required for major arterials. Reduce the setback to the exterior property boundary in the townhome area along the eastern property boundary from 35 feet to 10 feet. 1. In 2010, an interpretation by the Director gave direction that the exterior boundary setbacks were intended to separate commercial and residential land uses or between differing residential land uses and should not be enforced between similar residential land uses. The eastern boundary of this PD zoning district is the existing River Valley Village development, which is a similar land use. 2. The side and rear setbacks in the SFA zoning district are five feet minimum. Reduce the setback to the exterior property boundary in the detached home area for ranch style homes on lots 5 13 along Thornton Parkway from 25 feet to 20 feet. 1. The approved ODP/CSP provides at least 25 feet from the curb on Thornton Parkway to the residential lot line, whereas there is no requirement for this distance from the curb on collector streets. The original PD zoning was warranted by the uniqueness of the project to be able to provide a mix of housing types in a unified project, as well as by enhanced amenities for the project, enhanced streetscapes with detached sidewalks, and upgraded residential architectural design standards. The applicant proposes to provide additional amenities along the multi-purpose trail in the form of two additional exercise stations. Rezoning: The proposed amendment to the PD Standards and ODP/CSP is a change in zoning district classification and must follow the same procedures as any rezoning. The proposal meets the City Code criteria for the establishment of a PD zoning district as follows:

3 COUNCIL COMMUNICATION PAGE 3 1. The proposed PD amendment is compatible with present development in this area and will not have a significant or adverse effect on the surrounding area. The proposed PD amendment will allow development of a cohesive project that contains a mix of residential housing types that are compatible to the surrounding areas, including existing townhome and multifamily developments, as well as existing and approved smaller lot SFD homes. 2. The proposed PD amendment is consistent with the public health, safety, and welfare, as well as efficiency and economy in the use of land and its resources. The proposed PD amendment will positively influence the public health, safety, or welfare. The site is an infill site, surrounded by existing roadway and utility infrastructure, and therefore, its development will be an efficient use of land. 3. The proposed PD amendment is consistent with the overall direction, intent, and policies of the Comprehensive Plan. The City s Comprehensive Plan designates this area as Residential Medium on the Future Land Use Map and the proposed PD amendment complies with that designation and is consistent with the overall direction, intent and policies of the Comprehensive Plan including the following: Ensure the design and development standards for residential development in Thornton contribute to the long-term stability and desirability of its neighborhoods Ensure Thornton has a full range of housing choices so residents can remain in Thornton as their housing needs change over time. 4. The proposed PD amendment provides for a creative and innovative design which could not otherwise be achieved under the zoning regulations of the City Code. The proposed PD amendment allows for a mix of residential housing types to be built on an infill site in an integrated and unified project that would not be achieved through categorical zoning. The PD amendment provides land use and design standards that are in excess of City Code requirements, including detached sidewalks, upgraded residential architectural design standards, enhanced amenities, and unified community design elements. 5. The exceptions from the zoning regulations requested in the proposed PD are warranted by virtue of innovative design and amenities incorporated by the PD District. The exceptions requested in the PD amendment for the residential planning areas allow for unique residential products with smaller setbacks and lot sizes than the standard SFD and SFA zoning districts that are responsive to the residential market demands and are compatible with and similar to existing and approved residential development patterns of adjacent subdivisions.

4 COUNCIL COMMUNICATION PAGE 4 PUBLIC NOTICE AND RESPONSE: Public Notification: All property owners within at least 1,500 feet of this site were sent notice of the public hearing ten days prior to September 13, A public notice of the hearing was advertised in the Northglenn-Thornton Sentinel on September 1, Notification of the City Council hearing was posted on the property for ten days prior to the September 13, 2016, public hearing. Public Response: A neighborhood meeting was held on August 11, 2016 to present and discuss the proposed amendment to the PD Standards and ODP/CSP. Three residents attended the meeting with concerns regarding the trees and wildlife, coordination of the new construction with the existing HOA, and timing of construction, and traffic. Both the developer and staff addressed as many questions as possible at the meeting. HISTORY: The property was annexed into the City of Thornton on August 28, 1972, by Ordinance No. 504, and originally zoned R-3 for residential land uses. The property was rezoned to SFA as part of the Citywide Zoning Transition program by Ordinance A Preliminary Plat for River Valley Village was approved by City Council for the development of 494 townhome lots. The Final Plat for River Valley Village was approved and recorded on April 5, 2002 for the development of 480 townhome lots. A Subdivision Plat Amendment was recorded on April 25, 2006 to reduce the number of residential lots to 427. Council approved PD zoning for a total of 228 residential units on the property on February 9, A subdivision plat amendment and Minor Development Permit for landscaping are currently under review.

5 INTRODUCED BY: AN ORDINANCE AMENDING THE PLANNED DEVELOPMENT STANDARDS AND OVERALL DEVELOPMENT PLAN/CONCEPTUAL SITE PLAN, FOR THE WESTERN PORTION OF THE RIVER VALLEY VILLAGE SUBDIVISION (RIVER VALLEY VILLAGE PLANNED DEVELOPMENT AMENDMENT). WHEREAS, Jefferson Bank and Trust is the owner ( Owner ) and Jack Bestall is the developer ( Developer ) of certain real property ("Property") within the City of Thornton ("City"), described in Exhibit "A" attached hereto and incorporated herein by reference; and WHEREAS, the Property is currently zoned Planned Development (PD); and WHEREAS, the Owner and Developer have submitted to the City an application to amend the PD Standards and Overall Development Plan/Conceptual Site Plan (ODP/CSP); and WHEREAS, the proposed application is consistent with the goals and desires of the City, provides for orderly growth within the City and provides for a beneficial and efficient use of the Property; and WHEREAS, the aforesaid request and all supporting documents are hereby incorporated as if fully set forth herein; and WHEREAS, the application is a matter of public record in the custody of the City Development Department, and is available for public inspection during business hours of the City; and WHEREAS, on September 13, 2016, the City Council of the City of Thornton conducted a public hearing on said application, pursuant to the procedural and notice requirements of Chapter 18 of the Thornton City Code, and the Council having considered the evidence presented in support of and in opposition to the application, the applicable zoning requirements, the City s Comprehensive Plan, and staff recommendations and have considered the record and given appropriate weight to the evidence. NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF THORNTON, COLORADO, AS FOLLOWS: 1. That it is found that the Owner, the Developer and the City have complied with the provisions of Section of the Thornton City Code pertaining to zoning applications. 2. The City Council finds that the Rezone meets the criteria in Section of the Thornton City Code for a zoning amendment:

6 a. Growth and other development factors in the community support changing the zoning. b. The change in zoning represents orderly development of the City and there are, or are planned to be, adequate services and infrastructure to support the proposed zoning change and existing uses in the area. c. The change in zoning provides for an appropriate use of the property. d. The change in zoning is in substantial conformance with the goals and policies of the Comprehensive Plan and other adopted plans and policies of the City. (1) Ensure the design and development standards for residential development in Thornton contribute to the long-term stability and desirability of its neighborhoods. (2) Ensure Thornton has a full range of housing choices so residents can remain in Thornton as their housing needs change over time. 3. The City Council finds that the amendment to the River Valley Village PD Zoning District meets the criteria in Sections of the Thornton City Code: a. The proposed PD amendment is compatible with present development in the area and will not have a significant, adverse effect on the surrounding area. b. The proposed PD amendment is consistent with the public health, safety, and welfare, as well as efficiency and economy in the use of land and its resources. c. The proposed PD amendment is consistent with the overall direction, intent, and policies of the City's Comprehensive Plan. d. The proposed PD amendment provides for a creative and innovative design which could not otherwise be achieved under the zoning regulations for the districts listed in Section 18-70(a). e. The exceptions from the zoning regulations requested in the proposed PD amendment are warranted by virtue of innovative design and amenities incorporated in the PD district. 2

7 f. The proposed zoning is sensitive to and compatible with the existing and planned use and development of adjacent properties. 4. The River Valley Village PD amendment is hereby approved with the following conditions: a. Approval of the Zoning does not waive any additional requirements of the development as established with the Subdivision Plat, Developer s Agreement, or any Development Permit associated with the Property. b. At the time of submitting a request for a Minor Development Permit, the Owner shall provide a landscape plan that is consistent with the City s water-wise landscape regulations which emphasizes the use of drought-tolerant materials. c. Prior to the development of the Property, a Subdivision Plat Amendment shall be recorded to create developable lots and grant easements necessary to serve the development. d. The timing of the public improvements, amenities, and landscaping shall be determined in the Developer s Agreement required for the residential development. 5. The River Valley Village PD amendment application to amend the PD zoning on the Property is hereby approved. 6. The conditions in this ordinance shall run with the land and be binding upon the Owner, its successors and assigns. 7. This ordinance shall take effect upon final passage. INTRODUCED, READ, PASSED on first reading, ordered posted in full, and title ordered published by the City Council of the City of Thornton, Colorado, on, PASSED AND ADOPTED on second and final reading on,

8 CITY OF THORNTON, COLORADO Heidi K. Williams, Mayor ATTEST: Nancy A. Vincent, City Clerk THIS ORDINANCE IS ON FILE IN THE CITY CLERK S OFFICE FOR PUBLIC INSPECTION. APPROVED AS TO LEGAL FORM: Gary G. Jacobson, Interim City Attorney PUBLICATION: Posted in six (6) public places after first and second readings. Published in the Northglenn-Thornton Sentinel after first reading on, 2016, and after second and final reading on,

9 River Valley Village Overall Development Plan/Conceptual Site Plan Amendment 1 Z

10 Contents 1.0 General Standards 1.1 Community Vision 1 (a) Design Inspiration 1 (b) Design Intent 2 (c) Standards Application Planning Area Intent 3 (a) Planning Area A 3 (b) Planning Area B Specific Standards 2.1 Residential Medium Planning Areas (PA s) 3 (a) Planning Area A 3 (b) Planning Area B 3 (c) City Code Conformance Development Standards SFA Typical Lot SFD Typical Lot Local Public Street Illustration Local Private Street Illustration Residential Architecture Standards 3.1 Single-Family Detached Residential 7 (a) Elevations 7 (b) Garage Setbacks 7 (c) Building Façade Treatments 8 (d) Roofs 8 (e) Color & Materials 9 (f) Windows and Doors 9 (g) Decks and Columns 10 (h) Architectural Accents 10 (i) Menu of Architectural Features Single-Family Attached Residential 11 (a) Elevations 11 (b) Roofs 12 (c) Color & Materials 12 (d) Windows and Doors 13 (e) Decks and Columns 13 (f) Architectural Accents 13 (g) Menu of Architectural Features Recreational amenities Recreational Trail & Open Space Illustration Community Design Elements 4.1 Design Intent 15

11 4.2 Cornerstone River Valley Village Planned Development (PD) Standards 1.0 GENERAL STANDARDS 1.1 Community Vision Cornerstone at River Valley Village is planned to provide a diversified mix of multi-family and single-family housing within the framework of the previously approved plan and architectural character. Materials, colors, patterns and forms similar to the elements of the preferred multi-family architecture will be reinforced and adapted to new multi-family homes. The new single family residential homes will complement multi-family architecture elements and will provide an opportunity to infuse architectural variety and contrasting styles -completing the project with an integrated land plan and design character. (a) Design Inspiration The revised Cornerstone plan draws from the previously approved design elements of River Valley Village - reinforcing them with compatible forms, materials and plant material palettes. 1. Reinforce existing project elements and natural character 2. Enhance open space system and pedestrian linkages reinforce Colorado Agricultural Ditch open space and trail increase open space area along the Colorado Ditch as primary amenity Add amenities - pocket parks, exercise trail loop, picnic areas/shelters Add trails - west portal to Colorado Blvd and Transit Station 1

12 3. Reinforce existing landscape themes and character entry features with flagstone slabs community plant palette tree lawn landscape regime on local public streets conform to landscape setbacks from Colorado Blvd and Thornton Parkway 4. Reinforce existing street elements private street sections in multi-family Planning Area A traffic calming devices are utilized addition of secondary access (96 th Avenue off of Clermont) 5. Utilize traditional and contemporary materials, including, masonry; wood, board & panel siding; and asphalt; and wood and steel structural elements to achieve a rich palette to diversify residential types and styles. 6. Promote continuity and quality in design aspects of the community. When minimum standards cannot be met, equal or better design solutions must be proposed and presented for review and approval by the master developer and ultimately the City of Thornton. Refer to Community Design Elements - Section 4.0 for requirements that establish the community design framework. (b) Cornerstone Community Design Intent 1. Achieve design harmony and a cohesive plan with existing development. 2. Integrate of new streets, drainage, pathways open space elements with the existing project. 3. Provide opportunities to diversify the SFA residential units and add new residential SFD design types. 4. Provide additional landscaped open space, and pedestrian linkages within and without the community. 5. Infuse an architectural character that promotes quality development and neighborhood livability. (c) Standards Application 1. Regulations not specified in the PD Standards shall conform to the most compatible zoning district standards in the City Code at the time of improvement. 2. Minor changes or adjustments to the ODP/CSP and PD Standards that meet the intent of the project may be authorized by administrative amendment in response to applications. 2

13 3. New homeowners will be required by covenant to join the River Valley Village homeowner s association and will share in the maintenance of all non-dedicated common elements (landscaping, open space, community center/pool complex, drainage facilities). 4. The Deputy City Manager of City Development or designee may authorize minor changes or adjustments through an administrative amendment to the approved ODP/CSP and PD Standards in response to alterations needed when specific applications are submitted. These changes include (but are not limited to) the reconfiguration, relocation, or reorientation of building pad sites, parking areas and common landscape areas. 5. Development of this site shall be in accordance with the approved Overall Development Plan/Conceptual Site Plan 1.2 Planning Area Intent (a) Planning Area A Residential Planning Area A contains single family attached (SFA) homes with a maximum density of 12 dwelling units per acre and 3 floors or 48 in height. Accessory structures may not exceed 16 in height. (b) Planning Area B Residential Planning Area B contains single family detached (SFD) homes with a maximum density of 8.0 dwellings units per acre and 3 floors or 35 in height. Accessory structures may not exceed 16 in height. 2.0 SPECIFIC STANDARDS 2.1 Residential Medium Planning Areas (PA s) Medium Density Planning Areas will provide for development of attached and detached single family homes consistent with the Comprehensive Plan. (a) (b) (c) Planning Area A SFA residential units are arranged on individual lots. Common recreational facilities the existing community center and planned pocket parks, picnic pavilions, open space and trail improvements will serve Planning Area A. Planning Area B SFD residential units on individual lots are planned in Planning Area B. Common recreational facilities the existing community center and planned pocket parks, picnic pavilions, open space and trail improvements will serve Planning Area B. City Code Use Conformance All uses will be consistent with the City Code. Temporary and accessory uses may include temporary construction yard or office; temporary trailers, office and model homes; and accessory uses pertinent to a residential use. 3

14 2.2 Development Standards Table 2.2 lists the density and dimensional standards that apply to development at Cornerstone. All lots and all primary and accessory structures will comply with the standards as set forth in the Table. The City Code governs standards not indicated in the table. Maximum Net Density a) SFA du/ac b) SFD du/ac Minimum Lot Size a) S A - 1,750sf b) SFD - 4,700sf Minimum Lot Frontage a) SFA - 22 a) SFD 50 Minimum House Size a) SFA - 1,000sf liveable b) SFD - 1,200sf liveable Maximum Units Per Building 8 units Maximum Building Height a) SFA - 45 b) SFD 35 Maximum Lot Coverage a) 70% for all residential structures b) 25% for all accessory structures c) 80% for all structures in aggregate Minimum Open Space Per Code Minimum Building Separation Front Setback Side Setback Corner Side Setback Rear Minimum Building Setback a) SFA: 15 for ranch and 20 for 2-story townhome models building to building foundations b) SFD: 10 between building foundations/walls a) SFA 8 to porch (no living above): 10 to living space; to garage from property line b) SFD: 10 to porch (no living above); 15 to living space; garage from property line a) SFA: 0 on side property line coincident with party wall between attache dwellings, or 5 for each attached end unit b) SFD: 5 minimum from property line 10 building to building c) Cantilevers, counterforts, window wells, overhangs may encroach up t 2 maximum a) SFA: 7.5 from property line b) SFD: 10 from property line c) Cantilever, Counterforts, window wells, overhangs may encroach a max of 2 a) SFA: 5 from property line b) SFD: 15 unenclosed covered patios/decks, 30-8 in height may encroach into rear setback up to 5 provided they do not encroach into easements on SFD lots a) SFA: 325 minimum building setback from exterior property lines for al along Colorado Blvd b) SFA: 25 minimum building setback for all lots along north property line c) SFA: 10 minimum building setback for all lots along the east property lin adjoining the community center d) SFD: 25 minimum building setback from exterior property lines for all lots along Thornton Parkway, except ranch models onlots 5-13 which may ha a setback of 20 4

15 2.3 Single Family Attached (SFA) Typical Lot Layout 2.4 Single Family Detached (SFD) Typical Lot Layout 5

16 2.5 Local Private Street Illustration (SFA) 2.6 Local Public Street Illustration (SFD) 6

17 3.0 RESIDENTIAL ARCHITECTURE STANDARDS The intent of the architectural standards is to provide a distinctive, quality residential home that is compatible character and not repetitious. The residential architecture standards apply to both SFA and SFD structures. The design of individual and groups of residential structures should employ a range of design features, including wall and roof massing, textured surfaces, bay windows, shadow lines, varied color selections and window patterns. The design of SFA homes should be compatible with the existing River Valley Village townhomes, however, new designs may vary and include adaptions, two-car garages, single floor ranch end units, and so forth. SFD residential homes will conform to the PD Standards and meet the City of Thornton Development Code which requires above standard enhancements for lots less than 60 wide. 3.1 Single-Family Detached Residential (a) Elevations The subdivision will have a minimum of four different home models each with a minimum of three (3) different elevations. Each elevation shall have a minimum of seven (7) different color palettes. No two (2) dwellings adjacent to one another or across the street from each other shall have the same color palette. No three dwellings adjacent to one another shall have the same elevation of the same plan. No two dwellings across the street from one another shall have the same elevation of the same plan. Front elevations will be considered different if at least 5 of the following design conditions are met % of the windows and doors differ in location by 2 or more. 2. At least 2 dormer windows or window bays differ by 2 or more. 3. At least two gable ends differ in size by 2 or more. 4. Shape/location of porches, other projections differ by 2 or more % of the front elevations have different cladding material. 6. Overall width of a front elevation differs by 2 or more from others. 7. Vertical variation between homes is established (1-story, 2-story). 8. Architectural styles differ (Craftsman, Spanish, contemporary). 9. Garage entry treatments vary (trellis, post & beam, punched). (b) Garage Setbacks 1. 60% of front garage planes shall be setback from primary front house plane a minimum of 2. 7

18 2. Adjacent homes shall not have the same front garage setback (min 2 ; or house setback may vary 2 ). (b) Building Facade Treatments 1. External details in building facades, entries, stairways, retaining walls and other features provide visual interest, enrichment and texture to buildings. 2. Homes will incorporate vertical and/or horizontal reveals, off-sets, and details between surface planes to create shadow lines and break-up extended surfaces. 3. Home designs should incorporate features to enrich the visual quality of experience and provide human scale at the ground level. 4. Rear building elevations viewed from a public right-of-way should be enhanced with materials and forms similar to the front of the building. 5. Sideyard setback areas and building elevations adjacent streets should have a similar level of design quality and materials as the front building elevation. 6. Sideyard building elevations not facing streets are not required to provide additional architectural treatments. 7. Sixty percent (60%) of the elevations offered shall extend along the building façade to an equal or greater width than the garage or driveway, approximately 50% of the main facade. The remaining homes shall have a covered front porch of a minimum of 60sf excluding the stoop % of the homes shall have a covered front porch (roof with column supports, alcove penetration into house volume, cantilevered overhang) with useable area of 60sfexcluding the stoop. 9. All corner lots shall either incorporate a masonry wrap for the entire length of the street frontage, or porches which wrap around the side of the house that faces the side street (d) Roofs 1. Dimensional composition shingles (30yr), slate, and tile are allowed. 2. At least four visibly distinct colors of roofs shall be distributed throughout the neighborhood. 8

19 3. 100% of the homes shall have a minimum pitch of 4:12 for the predominant roof (excluding dormers, porches, other extensions) and 50% of the plans offered shall have a minimum pitch of 5:12 or more. 4. Roof lines shall vary between homes to avoid repetitive profiles. 5. Roof overhangs shall be a minimum of 12. (e) Colors and Materials 1. Materials and colors should unify areas through palette selections. 2. Colors and materials should be compatible with the site, architectural style and design intent of the project. 3. Material diversity is required. Unless a home utilizes 80% masonry a minimum of 2 different materials shall be incorporated in each home. a. Concrete stucco or synthetic stucco b. Brick or thinset brick c. Stone or synthetic stone d. Wood, Cementicious or other siding 4. 30% of the first floor front façade area (including window and door areas and related trim areas) shall be clad in brick, stone, or other approved masonry material; or an area of at least 15 percent of the first floor front façade (including window and door areas and related trim areas) shall be clad in brick, stone, or other approved masonry material if two or more of the following applies: a. All portions of each 1st floor front façade which extend beyond the primary front wall plane of the home and are clad in brick, stone or an approved masonry material shall continue such materials back to the primary front wall plane of the home. b. There is at least one front facing roof dormer visible from the street. c. The front façade of the home incorporates a covered front porch with roof column supports. The porch shall have a minimum width of five feet and a minimum of 50 square feet of floor area, excluding the stoop. 5. The coverage of the second material is not required to be distributed evenly on all sides of the home. 6. Material and color changes are not permitted at outside corners and must include a 2 minimum wrap. 7. Colors for the roof, elevation, windows, doors, and trim must be approved by the City at the time of architectural review for specific products and neighborhoods. (f) Windows and Doors 1. Windows and doors should match the architectural style and quality of each home. 9

20 2. 100% of street facing facades of every home shall have at least 16sf of window glass area and 75% of all of the homes offered will have street facing façades with 24sf or more window glass area. 3. Entry door sidelights are encouraged. 4. Window design must be consistent with the style of the house. 5. The design should be applied on all sides of houses adjacent to arterials, collectors, open space corridors, perimeter boundaries. 6. Divided lights may be used with traditional style homes not contemporary styles. 7. A minimum window area of 16sf of glass is required per elevation. (g) Decks and Columns 1. Decks and columns shall compliment the main structure with materials and style. 2. All porch and deck columns greater than 8 shall have cross sections of 4 x4. (h) Architectural Accents 1. Decorative louvers, vents, color bands, trim and other accents should be incorporated at appropriate locations to provide interest on building elevations. 2. Accents must be incorporated as appropriate on all sides of a house adjacent to an arterial, collector, and open space corridor or perimeter boundary. 3. Trim shall be used when appropriate with the design style (min 1 x4 sides of windows; 1 x6 window heads; 1 x6 or 1 x8 horizontal accents). 4. Trim is not required when incompatible materials or design style of the home; or when stucco is used. (i) Menu of Architectural Features Each single family detached home is required to provide a minimum of 5 of the following features on its facades. Features must be identified at the time of architectural review. Select at least one item from each category. 1. Garages and Driveways a. Use of post & beams, pergolas, and/or trellis structures that reflect the architecture of the home as an entry feature. b. Garage door or doors with windows. c. Minimum 4 square feet of windows on garage (not on door). d. Garage doors placed away from front street elevation. 10

21 2. Windows and Doors a. One full-height two story bay window (box or other). b. One bay window. c. Identifiable window mullion patterns on at least 75% of all windows. d. One roof window dormer. e. Two unique, oversized decorative window heads or window sills on street-facing elevations. f. Two clerestory windows or windows with transoms above the main window. g. A front door with at least one sidelight, transom or double door. h. Ribbon windows consisting of 2 or more horizontal rows containing a minimum of three windows each. i. Decorative shutters on at least 3 street facing windows. 3. Home Design a. Minimum habitable area 1,350sf b. Wing walls on front elevation, if appropriate c. Simulated chimneys one or more d. Additional masonry 3 wainscot on all elevations matching heights at corners e. Clay or concrete tile roof f. Main roof slope - 6:12 g. 16 roof overhang on front elevation, plus second elevation w/ exposed brackets, beams or rafter tails h. Siding type change between roof gable and main body of structure or other i. Decorative gable treatment on at least one elevation front at a minimum 3.2 Single-Family Attached Residential (a) Elevations Adjacent or opposing homes shall have different front elevations. An elevation is considered the entire building facade, not individual units. No more than 2 adjacent dwelling units shall have the same setback, and the setback between units shall be at least 1. Vertical modulation within each dwelling unit shall be a minimum of 1 in depth, and 4 in width and the sum of these dimensions shall be no less than 8. Elevations will be considered different from one another if at least 4 of the following design conditions are met. 1. The location of 50% of the windows and doors differ by 2 or more. 2. Two window dormers or window bays differs by 2 or more in size. 3. The size of at least two gable ends differ by 2 or more. 4. The size of porches, balconies, and other similar projecting design elements differ by 2 or more. 11

22 5. 50% or more of the front elevation cladding is a different material. 6. The overall width of the front elevation differs by 2 or more story units are in 1building and the other is predominantly 2 story. (b) Roofs 1. Architectural composite shingle (30-year), tile roofs are allowed. 2. Three roof colors must be offered. 3. Buildings with flat roofs shall be designed to create visual interest by using variations in parapet height. 4. Min roof pitch 4: Roof lines shall vary to avoid repetitive building profiles and incorporate at least one of the following: a) vertical or horizontal changes in roof lines; and/or b) varied roof forms (c) Colors and Materials 1. Materials and colors may unify areas by palette selections. Colors and materials shall be varied and contrasting dwelling units and provide variety and individuality. Architectural elements, such as trim, shall have contrasting colors. 2. Material diversity is required. Unless a multi-family building is 100% masonry (two different materials shall be incorporated in each building. Allowed materials include: a. Stucco or synthetic stucco b. Brick or thinset brick c. Stone or synthetic stone d. Cementicious siding An area equivalent to at least 30% of the first floor front façade (including window, door and related trim areas) shall be clad in brick, stone or other approved masonry materials; or at least 15 percent of the first floor front façade (including window, door and related trim areas) shall be clad in brick, stone or other approved masonry material if 2 of the following apply: i. All portions of each first floor front façade elevation which extend beyond the primary front wall plane of the home and which are clad in brick, stone, or an approved masonry material shall continue such materials back to the primary front wall plane of the home. ii. There is at least one front facing roof dormer visible from the street. iii. The front façade of the home incorporates a covered front porch with roof column supports. The porch shall have a minimum width of five feet and a minimum of 50 square feet of floor area, excluding the stoop. iv. There is a bay window on the front façade elevation with a minimum of 12 square feet of glass area. 12

23 e. A material must provide a minimum coverage of 25% of the net area of all sides of the building (the coverage does not need to be distributed evenly on all four sides). f. Material and color changes are not permitted at outside corners. 2-foot masonry wraps are required. g. Colors for the roof, elevations, windows, doors, and trim must be approved at time of Development Permit for specific products. (d) Windows and Doors 1. Doors should vary in style and match the architecture of each building. Entry sidelights are encouraged. 2. Window design must be consistent with the style of the building, except picture windows (all four sides of a building adjacent to an arterial, collector, open space corridor, perimeter boundary). Divided light windows may be provided on traditional style buildings but not on contemporary styles. 3. At least 20% of the area of each floor on facades that face a street or common area shall be windows or doors. 4. Windows shall provide relief, detail and variation on the façade through the use of trim and architecture styling that lends human scale to the façade. (e) Decks and Columns 1. Decks and columns shall compliment the main structure in materials and style. All porch and deck columns greater than 8 shall have cross sections of Each individual unit shall have an outdoor patio or deck area with a minimum floor area of 50sf of usable area, excluding the stoop. (f) Architectural Accents 1. Decorative louvers, vents, color bands, trim and other accents shall be incorporated at appropriate locations to provide interest on all sides of the building elevations (to be incorporated as appropriate on all sides of a building adjacent an arterial, collector, open space corridor, or perimeter boundary). 2. Trim shall be used when it is appropriate with the style of the building (min 1 x4 on sides of windows; 1 x4 on window heads; 1 x6 or 1 x8 as horizontal accents when appropriate for the architecture). Trim is not required when it will conflict with the materials and the style of the building (stucco or stone/synthetic stone used). 13

24 (g) Menu of Architectural Features Each building is required to provide a minimum of 5 of the following features. The proposed features must be identified at the time of architectural review. Select one feature from each category. 1. Garages and Driveways a. Garage door with windows. b. 100sf patterned paving in driveways or walks open to public view. c. Placement of garage door(s) and front entry on non-front street side of building. 2. Windows and Doors a. Front door containing 2 side lights or 1 transom over the front door. b. Transom windows on at least 25% of the windows facing public or private streets. c. 1 large picture or bay window (min 4 x6 ). 3. Porches, Patios, and Balconies a. Landscaped yard of at least 100sf in addition to other required landscape areas. b. Private outdoor patio or deck of at least 100sf. c. Front porch (5 x8 ) columns of 4 x4, if appropriate. 4. Home Design a. Minimum habitable floor area of at least 1,200 square feet. b. Front elevation with 100% of first floor clad in stucco, brick or stone. c. Real/simulated chimney appearing on an exterior wall, faced with masonry or stucco. d. Unit located in SFA building with no more than 2 garage doors. 5. Roofs a. At least 1 roof dormer containing a window. b. Primary roof slope 6:12. c. Main roof clad in clay or concrete tile. 6. Screening a. All rooftop equipment, including, without limitation, HVAC units, swamp coolers, and antennas, shall not be placed on the street facing portion of the roof and shall be fully screened. 3.3 Recreational Amenities (a) SFA and SFD Amenities Amenities for single-family attached shall be located, designed and constructed according to the City s Standards and Specifications and other design guidelines. 1. A thirty-foot (30) living landscaped buffer will be provided when practicable between amenity edges and buildings in Planning Area A (SFA). 2. The following recreational amenities are added as part of the PD Plan revision to complement the existing recreational amenities. 14

25 a. 2 - playgrounds with equipment for ages 2-10 years b. 2 - barbecue shelters, w/ picnic tables and related equipment c. Exercise Circuit loop trail connecting Colorado AG Trail to Community Center and neighborhoods with expanded open space and fitness workout stations 3.4 Recreational Trail & Open Space Illustration 4.0 COMMUNITY DESIGN ELEMENTS 4.1 Design Intent Community design elements were designed and constructed at River Valley Village at the beginning of the project in 2002, including: signage, monumentation, streetscape and fencing. These elements establish a community design theme that will be reinforced as part of the PD plan utilizing a similar plant palette, enhancing open space, streetscape design and applying similar street facilities for traffic calming. 15