River Valley Village Overall Development Plan/Conceptual Site Plan Amendment 2 100416
Contents 1.0 General Standards 1.1 Community Vision 1 (a) Design Inspiration 1 (b) Design Intent 2 (c) Standards Application 2 1.2 Planning Area Intent 3 (a) Planning Area A 3 (b) Planning Area B 3 2.0 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 4 2.2 Development Standards 4 2.3 SFA Typical Lot 5 2.4 SFD Typical Lot 5 2.5 Local Public Street Illustration 6 2.6 Local Private Street Illustration 6 3.0 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 10 3.2 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 14 3.3 Recreational amenities 14 3.4 Recreational Trail & Open Space Illustration 15 4.0 Community Design Elements 4.1 Design Intent 15
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
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
3. New homeowners will be required by covenant to join the Cornerstone River Valley Village homeowner s association or a new association serving their neighborhood. Each resident shall have full access to all of the common amenities present and fututure; 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) 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. (c) City Code Use Conformance All uses will be consistent with the City Code. Temporary and accessory 3
uses may include temporary construction yard or office; temporary trailers, office and model homes; and accessory uses pertinent to a residential use. 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 - 12.0 du/ac b) SFD - 8.0 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 Minimum Open Space Minimum Building Separation Front Setback Side Setback Corner Side Setback Rear a) 70% for all residential structures b) 25% for all accessory structures c) 80% for all structures in aggregate Per Code 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; 18 to garage from property line b) SFD: 10 to porch (no living above); 15 to living space; 18 to garage from property line a) SFA: 0 on side property line coincident with party wall between attached 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 to 2 maximum a) SFA: 7.5 from property line b) SFD: 10 from property line c) Cantilever, Counterforts, window wells, overhangs may encroach a maximum 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 4
Minimum Building Setback a) SFA 25 minimum building setback from for all lots 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 line adjoining the community center d) SFD: 25 minimum building setback for all lots along Thornton Parkway, except ranch models on lots 5-13 which may have a setback of 20 5
2.3 Single Family Attached (SFA) Typical Lot Layout 2.4 Single Family Detached (SFD) Typical Lot Layout 6
2.5 Local Private Street Illustration (SFA) 2.6 Local Public Street Illustration (SFD) 7
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. 1. 50% 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. 5. 50% 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. 8
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. 8. 100% 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. 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. 9
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. 10
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. 11
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. 12
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. 7. 1 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 4:12. 5. 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. 13
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 6. 2. 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). 14
(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. 15
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. 16