P l a n n E d d E V E l o P m E n t s t a n d a r d spel-ona.com/wp-content/uploads/2019/10/2018-08-21-PD-Standards.… · 21.08.2018 · By serving buildings from alleys, curb cuts

E a s t l a k E V i l l a g E P l a n n E d d E V E l o P m E n t s t a n d a r d s

E a s t l a k e a t 1 2 4 t h S t a t i o n A r e a

T h o r n t o n , C o l o r a d o

J u n e , 2 0 1 8p r e p a r e d f o r

B LV D WAY C O M M U N I T I E S8 0 0 G r a n t S t r e e t , S u i t e , 2 0 0 , D e n v e r , C O 8 0 2 0 3

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p r e p a r e d b y

P E L - O N A A R C H I T E C T S A N D U R B A N I S T S4 6 7 6 B r o a d w a y , B o u l d e r , C O 8 0 3 0 4

w w w . p e l - o n a . c o m

I. INTRODUCTION: VISION AND PURPOSE ... ... 2 Diverse ... ... ... ... ... ... ... ... ... 2 Walkable, ... ... ... ... ... ... ... ... ... 2 Compact, ... ... ... ... ... ... ... ... ... 2 Compliance with ESAMP ... ... ... ... ... ... 3 Overall density ... ... ... ... ... ... ... ... 3 The purpose of Eastlake Village Planned Development Standards (EVPDS) ... ... ... ... 3II. REGULATING (TRANSECT) PLAN ... ... ... 4III. ILLUSTRATIVE PLAN ... ... ... ... ... ... 5IV. DEFINITIONS ... ... ... ... ... ... ... ... 6

T A B L E O F C O N T E N T S

V. LOT TYPES ... ... ... ... ... ... ... ... 7 Narrow side yard house lot type ... ... ... ... ... 7 Compact house lot type ... ... ... ... ... ... 7 Narrow side yard duplex lot type ... ... ... 8 Compact duplex lot type ... ... ... ... ... ... 8 Townhomes lot type ... ... ... ... ... ... ... 9 Compact townhomes lot type ... ... ... ... ... 9 Courtyard dwellings lot type ... ... ... ... 10 Podium dwellings lot type ... ... ... ... ... ... 10 Lofts over businesses lot type ... ... ... ... ... 11 Main Street retail lot type ... ... .... ... ... ... 11 Community / civic building lot type ... ... ... ... 12

VI. ARCHITECTURAL DESIGN STANDARDS ... 13 1. Detached houses and duplex buildings ... ... ... 13 2. Townhomes ... ... ... ... ... ... ... ... 17 3. Multifamily residential and mixed-use buildings ... 19 4. Retail and community buildings ... ... ... ... 21VII. LANDSCAPE DESIGN STANDARDS ... ... ... 23 1. General requirements ... ... ... ... ... ... 23 2. Landscaping within street right-of-ways ... ... 23 3. Landscaping at alleys ... ... ... ... ... ... 24 4. Common greens, green courts, and pockets parks ... 24 5. Landscaping within detached house, duplex, and townhome lots ... ... ... ... ... ... ... 25 6. Landscaping within multiple dwelling building lots 25

7. Landscaping within Main Street and mixed-use building lots and plazas ... ... ... 26 8. Lighting ... ... ... ... ... ... ... ... ... 26 9. Fences ... ... ... ... ... ... ... ... ... 26VIII. THOROUGHFARE DESIGN STANDARDS ... 27 Trafficcalming ... ... ... ... ... ... ... ... 27 Alley served blocks ... ... ... ... ... ... ... 27 Off-street parking requirements ... ... ... ... ... 27 Main Street ... ... ... ... ... ... ... ... 28 Local residential street ... ... ... ... ... ... 28 Fire alley ... ... ... ... ... ... ... ... ... 29 Alley ... ... ... ... ... ... ... ... ... 29

DRAFT

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R O N N i E P E L u s i O , A i A , L E E d A P • K O R K u t O N A R A N , P h . d . , c N u A P

4 6 7 6 B R O A D WAY, B O U L D E R , C O 8 0 3 0 4 / 3 0 3 . 4 4 3 . 7 8 7 6 / W W W. P E L - O N A . C O M

E A s t L A k E V i L L A g E P L A N N E D D E V E L O P M E N t s t A N D A R D s

A R c h i t E c t s A N d u R b A N i s t s

AUGUST 6, 2018E a s t l a k e a t 1 2 4 t h S t a t i o n A r e a

PAgE 2

DRAFT

Buildings with ample porches located close to the sidewalk, detached sidewalks, and on-street parking slow down the vehicular traffic and create an applealing walking environment. Two views from Mapleton Hill Historic District, Boulder, Colorado.

Eastlake Village is planned to be a diverse, compact, and walkable urban development with strong common amenities; a thriving convivial village that supports transit ridership. The design principles of Transit Oriented Development (TOD) and Traditional Neighborhood Design (TND) are reinterpreted in the light of thedesignprinciplesoutlinedspecificallyforthislocationintheEastlake at 124th Station Area Master Plan, 2015 (ESAMP). The regulating plan along with the standards and guidelines introduced in this document are essential in the successful implementation of this vision.

DIVERSE

Eastlake Village is a diverse community in terms of both uses and lifestyles it aims to accommodate. Diversity of uses encourages transit ridership. Providing certain essential daily services and

I. INTRODuCTION: vISION AND puRpOSE

I . Introduct ion

businesses within walking and biking routes between the home and transit, convinces residents to leave the car behind. If certain errands require driving, residents tend to drive to all errands once they are in the car. That is the reason why Eastlake Village aims at accommodating not only certain retail uses, but also providing space for small community businesses and recreation.Diversity of lifestyles also encourages transit ridership. In terms of residential uses, Eastlake Village accommodates not only multi-family dwellings, but also compact lot single family houses, duplexes, and rowhomes; each of these appeals to certain lifestyles in certain phases of life. Mixing families with children, empty nesters, young couples, and other household types, not only creates a healthy community with strong mutual support and socialinteraction,butalsodiversifiesthedemographicsofthetransit riders and eliminates certain stigma that is usually attached to transit users. Research shows that ridership increases together with the diversity of transit users.

WALKABLE

Walking is an essential daily activity, not only for traveling within a neighborhood, but also for sustaining a healthy level of social interaction. In addition, walking, if it is part of a daily routine, is proven to be a very basic and simple way to maintain good health. Residential streets in a healthy community work as important amenitieswheresignificantamountsofrecreationandneighborlysocial interaction take place. In order for a residential street to accommodatelife,thevehiculartrafficonitneedstobesloweddown.Designingstreetsaccordingtothedesiredspeedoftrafficisessential. This means providing narrower streets with tighter curb radii. On-street parking increases friction and provides a safer and more appealing walking environment on the sidewalk. Frequently placed street trees close curb make the drivers feel their speed and slow down. Locating buildings close to the sidewalk and providing porches and other private outdoor spaces along the sidewalk encourage neighborly interaction and communicate to drivers the presence of people and life, a factor that reminds them to be cautious. These are simple design principles but they are essential in creating a thriving neighborhood. the Eastlake Village site plan and the standards that are provided in this document follow these design principles.

COMPACT

Compactness refers not only to the density of buildings and how they relate to one another, but also to the intensity of social life and neighborly interaction. For example, a high-rise building, may have a high unit-density, but if surrounded by a sea of parking lots it may not encourage much interaction between residents. By contrast, a green court, a well-appointed street, or a small plaza, when surrounded by front entrances and porches, can create a strong sense of arrival and encourage interaction between residents. A well-connected street grid with smaller blocks increases the intensity of neighborly interaction. Mid-block green court pedestrian connections, pocket parks and small plazas enrich the pedestrian experience. In a residential neighborhood, use of alleys takes the services and some of the vehicular access to the back and encourage pedestrian use on the front. Buildings placed close to the sidewalk create interest and encourage neighborly interaction. By serving buildings from alleys, curb cuts on the street can be eliminated and sidewalks can continue uninterrupted. This not only makes sidewalks safer and more attractive, but also allows more space for on-street parking.

An inspirational conceptual drawing showing how common green courts can be valuable amenities especially when surrounded by residential units with limited open space, such as townhomes and multifamily dwelling buildings.

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PAgE 3

DRAFTCOMPLIANCE WITH ESAMP

The location of the Eastlake Village offers unique opportunities because of its proximity to 124th-Eastlake rail station which is currently the last station of the North Metro Rail line, and will continue to be one of the important stations as the line reaches further north in the near future. Beyond the principles mentioned (diverse, walkable, and compact), there are certain site design and planning principles a successful transit oriented development (TOD) needs to follow in a location such as Eastlake. Some of theseprincipleshavebeenoutlinedspecificallyforthislocationinthe Eastlake at 124th Station Area Master Plan, 2015 (ESAMP). The following site plan elements of Eastlake Village are employed in the light of the recommendations outlined within the ESAMP:

• asmallblock-streetgridandhighlevelsofpedestrianconnectivity,

• densitygradation(fromhighdensitytolowdensityasonemoves away from the station towards west; see the Regulating Plan on page 4),

• acentralneighborhoodparkthatbringsthecommunitytogether,

• amainstreet(withvariouscommunityservicebusinesses)that connects the station to the neighborhood park.

I . Introduct ion

Illustrative plan, as the name suggests, is not a regulatory map, but an example; it depicts one reasonable site plan among many other possible site plans. The purpose of this plan is to provide an idea about the built-out condition and to substantiate some of the design principles and standards.

Definitions explain certain terms used within EVPDS. If not definedinthissection,thedefinitionsprovidedbyCityofThornton’s Development Code will be used.

Lot types is the section where each of the eleven lot types are defined.Alottypeisasetofdensity,intensityandbulkregulationsthat are based on a building type. These include lot size, lot coverage, height, setback, building and porch size regulations as well as the list of permitted uses.

Architectural design standards provide additional architectural standards and guidelines corresponding to each lot and building type. These include standards and guidelines addressing massing and articulation, block face diversity, exterior building materials, colors, etc. These standards and guidelines are organized under four titles: (a) detached houses and duplex buildings, (b) townhome buildings, (c) multi-family residential and mixed use buildings, and (d) commercial and civic buildings. Standards and guidelines listed in this section, together with the regulations provided in the lot types section, replace those standards described within the City of Thornton’s Development Code, Section 18-470, Section 18-471, Section 18-472, Section 18-487, Section 18-488, Section 18-489, Section 18-493, Section 18-501, Section 18-502, Section 18-503, Section 18-504, and Section 18-505.

Landscape design standards provide standards and guidelines for landscaping both the public spaces and private lots. The emphasis is on the selection of appropriate plants and design strategies for thepublicrealm,withconsiderableflexibilityprovidedforprivateyards. Standards and guidelines listed in this section replace those standards described within the City of Thornton’s Development Code, Article V, Division 3.

Thoroughfare design standards provide the street types used inEastlakeVillagebyaseriesofdiagrams,specifications,anddimensions that describe the public realm for pedestrian, bicycle andvehicularmovement.Theseincludespecificationssuchasdesignspeed,trafficflow,curbtypeandradius,on-streetparking,tree lawn dimensions, etc.

Throughout the EVPDS (except for this introduction) italics are used for explanatory purposes only. For standards and guidelines the regular text is used. Within the Architectural and Landscape Designsectionsthefilledboxes() indicate standards, empty boxes () indicate guidelines.

OVERALL DENSITY

Choosing the right mix of uses, densities, and building types is crucial in creating a thriving neighborhood and supporting the transit ridership. Not studying the absorption rates in the area well enough and anticipating too much density in certain blocks maycauseotherblockstoremainundevelopedforasignificantperiod of time. This may decrease walkability and the general image of the whole area. Underestimating the density, on the other hand, decreases the number of the potential riders within the walking distance to the station. The following are the minimum and maximum densities (both residential and non-residential uses) listed according to the three transect zones introduced by the Regulating Plan (see p.4):

Village Center Transect: (x acres of net buildable lots) Minimum x units, maximum x units, minimum of x s.f. and a maximum of X s.f. non-residential uses

Village Park Transect: (x acres of net buildable lots) Minimum x units, maximum x units, minimum of x s.f. and a maximum of X s.f. non-residential uses

Village Transect: (x acres of net buildable lots) Minimum x units, maximum x units, minimum of x s.f. and a maximum of X s.f. non-residential uses

THE PURPOSE OF EASTLAKE VILLAGE PLANNED DEVELOPMENT STANDARDS (EVPDS)

Eastlake Village Planned Development Standards (EVPDS) is the legally binding document prepared exclusively for Eastlake Village PD and adopted by the City of Thornton. In order to achieve the vision outlined here, EVPDS adopts a set of standards to create an internally consistent code to be applied to Eastlake Village. EVPDS uses a “lot types” approach that is based on transect zones. It establishes the transect zones within Eastlake Village(bymeansofaregulatoryplan,seep.4)andspecifiesthe lot types permitted within each transect. Furthermore, EVPDS establishes necessary building-to-street and building-to-building relationships in each transect, outlines permitted uses, andspecifiesqualityenhancingconfigurationsandarchitecturaltreatments for each lot and building type.

EVPDS is comprised of six sections to be used in conjunction with each other. The following is the list of these sections and the functions of each:

Regulating (Transect) plandefinesright-of-waysandestablishesthree buildable transect zones. In addition to these transect zones, it creates a zone for neighborhood parks and greens. It also assignslottypestoeachtransectzoneanddefinespermitteduseswithin the neighborhood parks and greens zone.

Conceptual sketch plan for the 124th - Eastlake Transit Oriented Development included within the Eastlake at 124th Station Area Master Plan, 2015 (ESAMP). Note that this plan includes an area larger than the Eastlake Village PD boundary.

When well-sized and visible from the sidewalk, porches and balconies invite life. A porch from North Court (an apartment complex) at Holiday Neighborhood, Boulder, Colorado.

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DRAFT

vILLAGE CENTER TRANSECTpermitted Lot Types: Main Street Building Lot Type Lofts Over Businesses Lot Type Podium Dwellings Lot Type Courtyard Dwellings Lot Type Compact Townhomes Lot Type Community / Civic Building Lot Type

scalE: 1” = 200’

EW

n

s

0’ 100’

50’ 200’

vILLAGE TRANSECT permitted Lot Types: Compact Townhomes Lot Type Townhomes Lot Type Compact Duplex Lot Type Narrow Side Yard Duplex Lot Type Compact House Lot Type Narrow Side Yard Lot Type

This regulating plan creates transect zones and lists the permitted lot types for each transect zone. These lot types are defined in the following pages of this document. In addition to the developable transect zones this regulating plan creates a zone district for neighborhood parks and greens and lists permitted uses and structures that can take place within this zone.

NEIGHBORHOOD pARKS AND GREENSpermitted uses and structures: Playground,recreationareasandsportsfields, community gardens, storage sheds with a footprint of 240 s.f. maximum.

vILLAGE pARK TRANSECTpermitted Lot Types: Courtyard Dwellings Lot Type Compact Townhomes Lot Type Townhomes Lot Type Compact Duplex Lot Type Narrow Side Yard Duplex Lot Type Compact House Lot Type Narrow Side Yard Lot Type Community / Civic Building Lot Type

I I . Regulat ing ( t ransect) plan

II. REGuLATING (TRANSECT) pLAN

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PAgE 5

DRAFTThe illustrative plan depicts one exemplary site plan among many other possible site plans. The purpose of this plan is explanatory, not regulatory.

The plan shows a total of 499 residential units (157 fee simple lots, 342 Dwellingss) and around 15,000 s.f. of non-residential uses.

Single family detached houses 26Lot size: 27’-33’ width x 75’ depthAttached double-car garage

Duplex (2 story high) 12Lot size: 25’-30’ width x 75’ depthAttached double-car garage

Compact duplex (3 story high) 4Lot size: 25’-30’ width x 55’ depthAttached double-car garage

Townhomes (2 story high) 27Lot size: 24’-30’ width x 75’ depthAttached double-car garage

Compact townhomes (3 story high) 88Lot size: 20’-26’ width x 55’ depthAttached double-car garage

Six unit Dwellingss (2 1/2 story high) 2432 parking spaces are provided (24 tandem, 4 garages, 4 surface spaces)

podium building Dwellingss (4 story high) 145148 parking spaces are provided(80 in structure, 56 in str. tandem, 12 surface)

Texas donut (5 story high) 131167 parking spaces are provided(113 in structure, 54 garages in structure)

Mixed-use building (3 story high) 42Non-residential street facing suites 9800 s.f.117 parking spaces are provided

Main Street Retail (1 story high) Non-residential street facing suites 5200 s.f.23 parking spaces are provided

A well protected common green court serves as an amenity that encourages neighborly interaction

A modest “Main Street” with neighborhood retail, and small businesses, and walk-up dwellings.

Well-protected public courtyards are provided on either side of the “Main Street.”

Neighborhood Park:0.93 acres (40,602 s.f.)

III. ILLuSTRATIvE pLAN

scalE: 1” = 200’

EW

n

s

0’ 100’

50’ 200’

I I I . I l lustrat ive plan

Detention / Park:

1.08 acres (47,175 s.f.)

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DRAFT

Ablockfaceisdefinedasthecontinuousfacadeofablockbetween either two streets, a street and a common courtyard, or two common courtyards.

BLOCK FACE BUILDING FLOOR AREA:

Thebuildingfloorareasquarefootageshallbemeasuredtotheoutside of the framing, not including the exterior cladding material, andshallincludeallfloorareaswithaheightof6feetorgreaterregardlessofuse.Totalbuildingfloorareashallnotincludegaragesquare footages.

RESIDENTIAL USE:

Residentialuseisdefinedasabuildingorbuildingsthatcanincludesleeping rooms, full kitchen facilities, bathroom(s), living and dining, car storage (garage), HVAC equipment storage, and general storage facilities. The particularities of which structures these facilitiescantakeplaceinaredefinedbythelottypespresentedinthis document.

All setbacks shall be applied as listed per each lot type following these general provisions:1. All setbacks shall be measured from the property line to the

outside of the building framing. Sheathing, drywall, siding, masonry and insulation materials are permitted to encroach into the setbacks up to six inches.

2. Eaves,rakes,chimneys,scuppers,lightfixtures,andsimilarappurtenances on the building face, are permitted to encroach to the setbacks up to eighteen inches.

3. When setbacks for various structures (e.g., garage) and building elements (e.g., porch) are not listed separately, the setback shall be applied to all structures on the lot.

4. When a percentage of frontage is listed for a setback this means when and if a building is be constructed, it shall be placed following the setback for the described percentage, it doesn’t meanhowever,thatlotisrequiredtobefilledtoitsmaximumenvelope.

Theabovesetbackrequirementsdonotindicatefireseparationdistances. Fire separation distances shall be measured from the face of the building to the closest property line as described in the City of Thornton’s adopted building codes.

SETBACKS:

For irregular lots with uneven sides, the minimum width is to be measured at the principal building’s minimum front or rear setback line, whichever is smaller.

WIDTH FOR IRREGULAR LOTS:PRINCIPAL BUILDING:

Theprincipalbuilding isdefinedas themain structureon the lotcontaining the primary use.

GARAGE:A garage is an enclosed space within a building designed for storage of vehicles, bicycles, and related recreational and household items. Mechanical equipment may be located within garages if desired. The maximum height of an individual garage door shall not exceed 8 feet.

The following definitions are intended to clarify some of the terms used in this document. If not listed below, the definitions listed in Code of City of Thornton, Chapter 18: Development Code, Article XI. Definition of Terms, shall be followed.

In terms of the distance (in feet) the measurement will follow the terrain within the footprint of the building. The allowed building envelopewillbedefinedbyprojectingtheterrainfromthegrounda distance equal to the maximum height allowed.

BUILDING HEIGHT:

Finished grade

Building envelope

Max

Bui

ldin

g He

ight

Building height shall be measured both in terms of the number ofstoriesandthedistance(infeet)fromthefinishedgrade,tothehighestpointinthebuilding.Astoryisdefinedasafloor-to-floormeasurement not exceeding 12 feet, except for non-residential stories,whichshallnotexceed14feetmeasuredfromfloor-to-floor.

Iv. DEFINITIONS

IV. Defini t ions

Lot coverage is the ratio of the building footprint to the lot area (pleaseseethedefinitionoftheterm“buildingfootprint”providedon this page).

LOT COVERAGE:

FACADE ARTICULATION:

Facade articulation refers to the building massing articulation that is visible on a given facade achieved by means of the following buildingelements:aporch,adormer,awell-definedentryelement(stoop, or awning), a horizontal or vertical offset of at least 2 feet in the building wall for a minimum of 4 feet in width, a change in height of roof lines. The architectural design standards that are provided in the upcoming pages address the number of facade articulations for a given facade. Certain elements, such as a wrapping porch that is visible on both front and side street elevations, shall be counted as an articulation on both facades.

Change in roof line

Vertical offset

Porch

Dormer

A building massing (compact house) with balanced amount of facade articulations on both facades visible on the above perspective.

BUILDING MODEL:

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Building footprint is the total square footage located between and including the foundation walls of all structures on a lot, including garages. Covered porches, colonnades, carports, roof overhangs, stoops, and exterior stairs shall not be included in the building footprint calculation.

BUILDING FOOTPRINT

GROUND FLOOR TRANSPARENCYInorder toprovidegroundfloor transparencyabuildingneeds tobeplacedwithin14feetofthesidewalk.Groundfloortransparencyrefers to the ratio of the total length of windows on pedestrian’s eye level to the building length along a sidewalk. The total window length shall be measured within the zone of 4 to 7 feet of the sidewalk’sfinishedelevation.Inordertobecountedagainstgroundfloortransparency,windowsneedtobenon-opaqueandshouldfillfullythezoneof4to7feettothesidewalkfinishedelevation.

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PAgE 7

DRAFT NARROW SIDE YARD HOUSE LOT TYPE COMPACT HOUSE LOT TYPE

26’34’

31’39’

75’ 55’

Street

Street

AlleyAlley

Side

Str

eet

Side

Str

eet

Zone boundary

Middle zone (depth: 20’)

Rear zone (min depth: 25’)

Zone boundary Hatched area indicates possible use easement

House on corner lot addresses the side street

Front zone (min. depth: 30’)

Lot coverage 65% max.

Front zone Middle zone Rear zoneSetbacks Street 8’ min. NA NA Side street 8’ min. 12’ min. 8’ min. Porch at both streets 4’ min. NA NA Open side 3’ min. 7’ min. 3’ min. Closed side 3’ min. 3’ min. 3’ min. Rear NA NA 4’ min.Height 2 stories 2 stories 3 stories / 35’ max / 35’ max / 45’ maxFloor area The principal building 2,000 s.f. max. Front porch 120 s.f. min. Permitted uses Residential, home occupation, occasional sales - garage sales, bed and breakfastNotes1. The front porch and the primary building entrance on the street

corner lot shall face the side street.2. When a use easement is not available to be granted by the

neighboring lot, an additional 3 feet of setback is required at open side in all zones. (This does not apply for the corner lots).

Lot coverage 65% max.Setbacks Street 8’ min. Side street 8’ min. Porch at both streets 4’ min. Side 5’ min. Rear 4’ min.Height 2 stories / 38’ max. (see note 2)Floor area The principal building 2,000 s.f. max. Front porch 100 s.f. min. Permitted uses Residential, home occupation, occasional sales - garage sales, bed and breakfastNotes1. The front porch and the primary building entrance on the street

corner lot shall face the side street.2. A third story is permitted to be placed within the attic with a maximumfloorareaof400s.f.(thiswillbecountedagainstthemaximumfloorareaof2,000s.f.)

The narrow side yard house utilizes the small size of the lot and while providing amenities of a single family house. For neighborhoods around the core TOD blocks this building type provides a good balance between higher density multi-family and mixed use buildings and well attended residential streets of a lively

neighborhood. This lot type creates three zones: front (with a minimum of 30’ depth), middle (with a 20’ depth), and rear zone (with a minimum of 25’ depth), and applies different setback and height restrictions for each zone. This is done to create an outdoor area in the middle of the lot and to bring natural

light into the house. Note that these zones are measured from setback lines, not from property lines. Note also that the height limits for front (2 stories) and rear zones (3 stories) are differentiated. This is done to maximize the total floor area and still provide a 2-story scale at the street.

The compact house is wider but shallower than the narrow side yard house. Similarly it is an appropriate response for neighborhoods around the core TOD blocks. The two-story scale at the sidewalk creates a pleasing streetscape. The lot depth of 55 feet is enough to provide an alley-accessed, double-car

garage and main level dining, kitchen and living. Considering the increasing demand for small lot single family living close to transit stops in Colorado and the Denver metropolitan area, this building type provides a good opportunity to create a balanced and diverse segmentation plan for a transit

oriented neighborhood that can provide a wide range of living options. The net density that can be achieved by using this lot type is around 20 units per acre, which is close to many townhome lot types. This lot type can be employed together with compact duplexes and townhomes on a single block face.

Lot Size Width 26’ min., 31’ min. (corner) Depth 75’ min. Lot area 1,950 s.f. min.


Bird’s-eye view of three lots (above middle) and corresponding diagrammatic plan (above). Both the bird’s-eye view and the plan depict one prototypical set of outcomes among many other possible outcomes. The hatched area on the plan indicates possible use easements that can be granted for the open side of a lot by the neighboring lot.

Bird’s-eye view of three lots (above middle) and corresponding diagrammatic plan (above). Both the bird’s-eye view and the plan depict one prototypical set of outcomes among many other possible outcomes. The hatched area on the plan indicates possible use easements that can be granted for the open side of a lot by the neighboring lot.

26’34’

Alle

y

Hatched area indicates possible use easement

House on corner lot addresses side street

v. LOT TYpES

V. Lot types

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PAgE 8

DRAFT

25’

25’ 25’ 25’

28’

30’

75’

55’

Street Street

Alley

Alley

Lot coverage 68% max.

Front zone Middle zone Rear zone Setbacks Street 8’ min. NA NA Side street 8’ min. 12’ min. 8’ min. Porch at both streets 4’ min. 4’ min. 4’ min. Open side 3’ or 5’ min. 7’ or 11’ min. 3’ or 5’ min. (see note 2) (see note 2) (see note 2) Closed side 0’ min. 0’ min. 0’ min. Rear NA NA 4’ min.Height 2 stories 3 stories 3 stories / 35’ max / 45’ max / 45’ maxFloor area Duplex dwelling unit 2,000 s.f. max. Front porch (see note 1) 120 s.f. min. Permitted uses Residential, home occupation, occasional sales - garage sales. Notes1. The front porch and the entrance of the duplex on the street corner

lot shall face the side street.2. When a use easement is made available for the neighboring lot (a

narrow side yard house) the lot width shall be 23’ min, with open side setbacks of 3’ min. (front and rear zones) and 7’ min. (middle zones). Otherwise these values are 25’ min., 5’ min., and 11’ min.

Lot coverage 70% max.Setbacks Street 6’ min. Side street 6’ min. Porch at both streets 4’ min. Side 5’ min. Rear,groundfloor 4’ min. Rear,upperfloors 10’min.Height 3 stories / 45’ max.Floor area Duplex dwelling unit 1,750 s.f. max. Front porches and balconies 120 s.f. min. (in total) Permitted uses Residential, home occupation, occasional sales - garage sales.Note1. Duplex units located on corner lots shall address both streets.

The narrow side yard duplex is an efficient alternative to the narrow side yard house as it provides very similar amenities. It is advised to mix the duplexes and the narrow side yard houses on a block face to break any repetition, and provide a diverse and appealing block face. Similar to the narrow side yard house

lot type, this lot type creates three zones: front (with a minimum of 30’ depth), middle (with a 20’ depth), and rear zones (with a minimum of 21’ depth) and applies different setback and height restrictions for each zone. This is done to create an outdoor area in the middle of the lot and to bring natural light into the

house. Note that these zones are measured from setback lines, not from property lines. It is advised to employ the third story in the middle zone when located in the middle of a block as shown below. Similar to the narrow side yard house lot type, this lot type protects the 2-story scale at the street.

Especially when mixed with compact townhomes along common greens, the compact duplex offers an affordable option for living on small lots. The narrow and shallow dimensions of the lot make it hard to have ground floor kitchen, dining, and living rooms, but provides opportunity for a second

story open plan where these parts of the dwelling unit can have connections to second story balconies or decks at the front and rear. The attached double-car garage located at the rear is accessed from the alley. At the front, the ground floor provides opportunities for a home office, bonus room, or an additional

bedroom that may be appropriate for a guest, teenager, or a grandparent. While the 25 feet wide interior lots can have units that are 20 feet wide with a total floor area of 1,600 s.f., the 30 feet wide corner lots can accommodate larger units that are 22 feet wide with a total floor area of 1750 s.f.

Lot Size Width 23’ or 25’ min. (see note 2), 28’ min. (corner) Depth 75’ min. Lot area 1,725 s.f. min.


Bird’s-eye view of two duplex buildings (above middle) and corresponding diagrammatic plan (above). Both the bird’s-eye view and the plan depict one prototypical outcome among many other possible outcomes. Bird’s-eye view of two duplex buildings (above middle) and corresponding

diagrammatic plan (above). Both the bird’s-eye view and the plan depict one prototypical outcome among many other possible outcomes.

25’ 25’

Alle

y

Duplex unit on corner lot addresses both streets

Side

Str

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Zone boundary

Middle zone (depth: 20’)

Rear zone (min depth: 25’)

Zone boundary

Front zone (min. depth: 30’)

NARROW SIDE YARD DUPLEX LOT TYPE COMPACT DUPLEX LOT TYPE

V. Lot types

P E L • O N A

ThornTon, Co






PAgE 9

DRAFT

32’

25’ 20’ 20’

32’

30’

75’

55’

Street Street

Alley

Alley

Wrapping corner porch appropriate at greens and certain alleys

Lot coverage 75% max.Setbacks Street 6’ min. Side street 6’ min. Porch at both streets 4’ min. Open side 5’ min. Closed side 0’ min. Rear 4’ min.Height 2 stories / 35’ max. Floor area Townhome 2,000 s.f. max. Front porch 120 s.f. min. Permitted uses Residential, home occupation, occasional sales - garage sales.Note1. The front porch and the entrance of the townhouse on the street corner

lot shall face the side street.

Lot coverage 75% max.Setbacks Street 6’ min. Side street 6’ min. Porch at both streets 4’ min. Side 5’ min. Rear,groundfloor 4’ min. Rear,upperfloors 10’min.Height 3 stories / 45’ max.Floor area Compact townhome 1,750 s.f. max. Front porches and balconies 120 s.f. min. (in total) Permitted uses Residential, home occupation, occasional sales - garage sales.Note1. Compact townhomes located on corner lots shall address both

streets.

Townhomes provide a low-maintenance option for having a residential dwelling on a fee simple lot. It is a common urban building type appropriate for TODs that are located away from current urban centers. Ample porches located close to the sidewalk encourage neighborly interaction and

provide opportunities for outdoor living. Double-car garages are attached and are accessed from the alley. The 75 feet deep lot provides enough space on the ground floor for a kitchen, dining, and living room. Bedrooms and a family room, if desired, can be accommodated on the second floor.

The minimum of 24 feet width provides the opportunity to organize the upper floors in a variety of ways. The two-story scale allows townhomes to be mixed with narrow side yard duplexes and narrow side yard houses. Mixing these building types are recommended, especially on larger blockfaces.

The compact townhouse lot is the smallest among the fee simple lots. As such it offers the most affordable and low-maintenance version of a residential dwelling on a fee simple lot. The narrow and shallow dimensions of the lot requires the kitchen, dining, and living rooms to be located on the second floor. An

open second floor plan may accommodate connections to second story balconies or decks at the front and rear. A small setback at the third floor helps reduce the scale of the building. The attached double-car garage located at the rear is accessed from the alley. At the front on the ground floor, there is an

opportunity to provide a home office, bonus room, or an additional bedroom suite that may be appropriate for a guest, teenager, or a grandparent. The 20 feet and 22 feet wide compact townhomes can accommodate a total floor area between 1,600 s.f. - 1750 s.f. Wider bays can be employed as well if desired.



Bird’s-eye view of four townhomes (above middle) and corresponding diagrammatic plan (above). Both the bird’s-eye view and the plan depict one prototypical outcome among many other possible outcomes.

Bird’s-eye view of four compact townhomes (above middle) and corresponding diagrammatic plan (above). Both the bird’s-eye view and the plan depict one outcome among many other possible outcomes.

24’ 24’

Alle

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Duplex unit on corner lot addresses both streets

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Side

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Alle

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Townhome on corner lot addresses side street

TOWNHOMES LOT TYPE COMPACT TOWNHOMES LOT TYPE

V. Lot types

P E L • O N A

ThornTon, Co






PAgE 10

DRAFT

80’ 80’

120’

Street

Street

Alley

Alley

Corner porch addresses both the green and the street

Lot coverage 55% max.Setbacks Street 12’ min. Side street 14’ min. Porch at both streets 4’ min. Porch at street 8’ min. Side 14’ min. Detached garage at side 0’ min. Rear 22’ min. Garage at rear 4. min.Height Principal building 3 stories / 45’ max. Detached garages 1 story / 20’ max.Floor area Porch or balcony per dwelling unit 90 s.f. min. Permitted uses Residential, home occupation.Note1. In order to createinterestalongthesidewalkallgroundfloordwelling

units shall have their primary access directly from the sidewalk (from street or courtyard.

Setbacks Street 8’ min. Side street 8’ min. Porch at both streets 6’ min. Parking structure at both streets 20’ min. Side 6’ min. Rear 4’ min.Height 4 stories / 55’ max.Floor area Porch or balcony per dwelling unit 70 s.f. min. Permitted uses Residential, home occupation, all accessory uses listed for TOD coresub-district,daycarefacility,generaloffice,retailandpersonal service usesNotes1. The unwrapped podium wall is permitted to be exposed to any

street along a maximum of 35% of the frontage. 2. Groundfloorunitsshallhavesecondaryentrancesdirectlyfromthe

sidewalk in order to increase interest along the sidewalk.

Two buildings accommodating multiple dwellings come together to create a common green. The dwelling units face this green. Two-story and single-story units are mixed in one building to create a well-articulated massing that can easily fit into scale of the residential neighborhood. The buildings are three-sided.

All of the dwellings are accessed directly from the sidewalk (with upper floor walk-up units). Shown here are six unit buildings: two two-story units at the front, four single-level dwellings in the middle. Single car garages are accessed from the alley. A second surface tandem parking space is provided

in front of the garages. The garage and the tandem space are to be assigned to the same unit. Even though two-story buildings are shown here, this lot type permits three-story buildings with more density. However, more density may necessitate an underground parking garage.

Accommodating on grade parking by means of a podium structure and constructing multi-family residential buildings on top of the podium is a common way to employ density and keep the construction costs reasonably low. Two design principles need to be followed when configuring podium buildings:

(1) not creating blank walls along sidewalks but wrapping the parking podium with residential units or non-residential suites, (2) limiting the size of the courtyards above the podium. The example provided here achieves both. The small courtyards facing the street provide a good opportunity for small business

suites on the ground floor if desired. The dwellings facing the podium on the second floor have secondary accesses directly from the courtyard created above the podium. Use of tree wells is a feasible and affordable way to avoid formation of heat islands and to create well-lived and comfortable courtyards.

Lot Size Width 80’ min. Depth 120’ min. Lot area 9,600 s.f. min.


Bird’s-eye view of two courtyard dwellings lots (above middle) and corresponding diagrammatic plan (above). Both the bird’s-eye view and the plan depict one prototypical outcome among many other possible outcomes.

Partial bird’s-eye view of podium dwellings (above middle) and corresponding diagrammatic plan (above). Both the bird’s-eye view and the plan depict one outcome among many other possible outcomes.

Access to on grade podium parking

A courtyard that creates interest along the sidewalk

Side

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Detached double-car garage screens the view to the alley

Single-car garage and tandem space to be assigned to same unit

COURTYARD DWELLINGS LOT TYPE PODIUM DWELLINGS LOT TYPE

Guidelines1. Limit the size of the plaza above the podium by dividing it into smaller

courtyards as shown above. Employ tree wells in the courtyards to avoid formation of heat islands and to create a pleasant environment.

2. Provide fourth story setbacks. Differentiate the architectural expression of the ground floor.

3. Provide access to courtyards located above the podium from the sidewalks that are at the street level.

V. Lot types

P E L • O N A

ThornTon, Co






PAgE 11

DRAFT

Main Street

Alley

Setbacks Street 0’ min. or 6’min. (see note 1) Side street 0’ min. or 6’min. (see note 1) Side 6’ min. Rear 4’ min.Height 4 stories / 55’ max.Floor area Porch or balcony per dwelling unit 70 s.f. min. Permitted uses Residential, home occupation, all accessory uses listed for TOD coresub-district,daycarefacility,generaloffice,retail,personal service uses, restaurant bar, lounge or tavern, and liquor store.Notes1. When thegroundflooralongthestreetorsidestreetisoccupiedby

residential uses the setback shall be a minimum of 6’, when non-residential uses are employed there shall be no setback requirement (a minimum of 0 setback).

2. The third story shall have an additional (from the face of the building at Main Street) a minimum of 8’ setback. No additional setback is required from the side street.

3. Groundfloorunitsshallhavesecondaryentrancesdirectlyfromthesidewalk.

Traditional Main Street buildings are usually two to three stories high attached mixed-use buildings with a width of 25 to 50 feet. Lofts over businesses building, on the other hand, is a larger. Even though it is a double-sided hallway building it provides a Main Street presence. Employing a large building,

rather than smaller attached buildings, provides efficiency in increasing residential density and flexibility in terms of deciding the amount of the floor area to be assigned for non residential uses on the ground floor. The rear half of the ground floor may easily accommodate residential units, as

well as some of the street facing floor area, depending on the demand for non-residential uses. Massing articulation emphasizing 25 feet to 50 feet bays, differentiating the architectural expression between residential and non-residential parts of the building are recommended.


Partial bird’s-eye view of (above middle) and corresponding diagrammatic plan (above). Both the bird’s-eye view and the plan depict one outcome among many other possible outcomes.

Ramp to reach the underground parking

Wrapping porch and colonnade address both streets

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Small yard for ground floor unit

LOFTS OVER BUSINESSES LOT TYPE

V. Lot types

P E L • O N A

ThornTon, Co






PAgE 12

DRAFT

Main Street Street

Alley

Setbacks Along 75% of the street frontage 0’ min., 8’ max. Along 75% of the side street frontage 0’ min., 8’ max. Side 6’ min. Rear 4’ min.Height Principal building 2 stories / 35’ max. Floor area Porch or balcony per dwelling unit NAPermitted uses Generaloffice,retail,personalserviceuses,restaurantbar,lounge or tavern, liquor store.Note1. A public courtyard with a total area of a minimum of one third of the groundfloorbuildingfoorptintshallbeprovidednexttothebuilding.Part of this courtyard is permitted to be used and fenced (no higer than 32 inches) for restaurant seating.

2. On the lot there shall be no off-street surface parking located within the first25’totheMainStreet.

Setbacks Street 8’ min. Side street 8’ min. Porch at both streets 4’ min. Side 6’ min. Rear 4’ min.Height 2 stories / 35’ max.Floor area Porch 120 s.f. min. Permitted uses All accessory uses listed for TOD Transition Subdistrict, day care facility, church, cultural arts facilities, school, community garden, crop production. Note1. When located on a steet corner, the building shall address both

streets.

Main street retail lot type is crafted to accommodate conventional retail, especially restaurant and café uses that are needed to create a strong transit oriented neighborhood. This lot type is recommended especially for street corners with high visibility and pedestrian traffic. The building can be a

single story single use building which may attract some businesses who would like to control their own building. However, this lot type also allows for simple two-story mixed use buildings with small office and retail suites. A public plaza of a size one third of the ground floor building footprint is required.

When protected from traffic noise and view of the flashing cars, such a courtyard becomes a valuable amenity especially when located next to a restaurant or café and when it accommodates restaurant seating. Three sided buildings are encouraged. Diverse massing articulation is recommended.

Even though certain community and civic uses are permitted in other lots types, there may be a need for a self-standing community building that can accommodate several shared amenities, including daycare, gathering, and other accessory uses. If desired, this building may also house mail boxes, which

would encourage periodical visits and thus intermingling of the residents. This lot type aims at providing this option. Even though the illustrative plan provided in this document shows a self-standing community buildings in the T5 Urban Center Transect, such a building may also be located within T4

General Urban Transect. As such, the form and massing articulation need to consider fitting into the scale and massing of the lower density lot types. A prominent street corner at a central location is preferred. Employing an ample porch would encourage the neighborly interaction.

Lot Size Width 80’ min. Depth 80’ min. Lot area 6,400 s.f. min. Max Lot Coverage 60%

Lot Size Width 50’ min. Depth 75’ min. Lot area 3,750 s.f. min. Max Lot Coverage 60%

Partial bird’s-eye view of a Main Street retail building (above middle) and corresponding diagrammatic partial plan (above). Both the bird’s-eye view and the plan depict one prototypical outcome among many other possible Partial bird’s-eye view of a community / civic building (above middle) and

corresponding diagrammatic plan (above). Both the bird’s-eye view and the plan depict one outcome among many other possible outcomes.

A single-car garage that blocks the view of the parking lot from the sidewalk

Wrapping porch addresses both streets

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A double-car garage that blocks the view to the alley from the courtyard

A well-protected small courtyard is a valuable amenity next to a restaurant of a coffee house

Visitor parking

MAIN STREET BUILDING LOT TYPE COMMUNITY/CIVIC BUILDING LOT TYPE

Guidelines1. When located on a street corner accommodation of a wrapping corner

porch is recommended. 2. The surface parking needs to be screened from the sidewalk.3. Creating a contrast in terms of scale and massing may also be an

effective way to create prominance that a community building deserves.

V. Lot types

P E L • O N A

ThornTon, Co






PAgE 13

DRAFT

The standards provided in this section apply to the buildings on the following lot types:

• Narrow side yard house lot type• Compact houses lot type• Narrow side yard duplex lot type• Compact duplex lot type

The standards provided in this section replace those standards described within the City of Thornton’s Development Code, Section 18-470. In this section the filled boxes ( ) indicate the item being a standard, empty boxes ( ) indicate the item being a guideline.

In order to exhibit a harmonious block face, each building should be treated in a quiet manner but a diverse set of buildings should be gathered to create an appealing composition. In other words, the attention should not be on a single building (repetition of the same building creates monotony, however how well-articulated the building may be), but how a diverse set of simple buildings create a diverse and appealing block face. The following standards are aimed at creating appealing block faces. Each block face that accommodates mostly detached houses

and duplexes shall employ the following minimum amounts offacadevariations(pleaseseethedefinitionfortheterm“facade variation” on page 6).

A block face with 3 or 4 buildings: a minimum of 2 variations more than 4 less 7 buildings: a minimum of 3 variations 7 or more buildings: a minimum of 4 variations

If the block face accommodates building types other than detached houses and duplexes those buildings shall count as a facade variation and shall count against the above minimums.

Identical facade variation shall not be used for two adjacent buildings.

More than one lot type should be used on a block face. Duplex buildings mixed with detached houses create a diverse composition. Mixing narrow side yard duplexes with narrow side yard single family houses and mixing compact duplexes with compact townhomes are advised.

BLOCK FACE DIVERSITY

Simplicity is the key principle in creating a harmonious streetscape. Often times the amount of articulation and materials applied to one building facade may look okay for the stand alone building but when similar buildings come together to create a block face they create clutter and the composition may look too busy. To create a varied yet unified streetscape, especially with single family and duplex homes, too many special effects should be avoided and a quiet and simple architectural expression should be employed. The following standards and guidelines address this balance. In general it is recommended for the single family houses and duplex buildings in Eastlake Village to have a simple building form with a few facade articulations (the definition of the term“facade articulation” is provided on page 6). The primary building elevation facing the street or a common

court shall have at least one articulation. At buildings less than 24 feet in width, the primary building elevation shall have no more than three articulations. At buildings greater than 24 feet inwidth,theprimaryelevationshallhavenomorethanfivearticulations.

MASSING AND ARTICULATION

vI. ARCHITECTuRAL DESIGN STANDARDS

VI. Archi tectural design s tandards

1. Detached houses and duplex buildings

Corner buildings with two street facing (or common court facing) facades shall follow the above standard for each street or common court facing facade.

Competition between articulations should be avoided. Creating a hierarchy of articulations of different sizes is an effective way to compose a facade.

For duplexes, facade articulations that make the whole building read as if it is a single house are preferable, especially on corner lots.

For three-story-high compact duplex facades, elements such asrepeatingporchesandbalconiesonbothfirstandsecondstories, and third story setbacks are advised to reduce the perceived height of the building from the street.

Articulation #1Vertical offsetArticulation #2Covered porch

Articulation #3Vertical entrance offset

Articulation #2:Vertical offset

Articulation #1Vertical offset

Articulation #2Change in roof line

Articulation #3Covered porch

Articulation #4Vertical entrance offset

Articulation #1:Change in

roof line

Articulation #3:Covered porch


A block face composed by six buildings: four detached houses and two duplex buildings. Even though the ground floors of the detached houses and duplexes are very similar only one model is being used twice. Facade variation of each building is unique. Since there are many opportunities to repeat the same model in the close proximity (not necessarily on the same block face), this level of diversity is feasible for developments as large as Eastlake Village.

Above is a good example of a well articulated detached house with a width less than 24 feet. The forward facing gable, the porch and the offset entrance bay are the three facade articulations on the front. Note that these articulations are not two-dimensional elements attached to the front facade, but important massing features.

Above is a corner duplex building addressing both streets with well-articulated facades. Both facades are wider than 24 feet and thus accommodate four articulations each. Again, articulations are not two-dimentional elements attached to the front facade, but important massing features.

Common green courts work as valuable amenities in residential neighborhoods. Above is a modestly sized green court with small detached houses from Midtown, north of Denver, Colorado.

P E L • O N A

ThornTon, Co






PAgE 14

DRAFT

A color palette that is inspired by surrounding landscape connects individual buildings and entire neighborhoods to their setting. In general avoiding bright jewel colors helps create a well-balanced color palette. The color schemes included on this page are for inspirational purposes only. Color changes shall occur along a vertical line at interior

(concave)corners,oralongahorizontallineatafloorlineorgable end.

Same color schemes shall not be used for two adjacent buildings.

It is recommended to use color in a way that honors the massing characteristics of the building. Often, fewer colors used on individual buildings are more successful than a large number of colors.

The roof color should be coordinated with the overall building color scheme. If photovoltaic panels are used, the roof color should conceal the panels.

A collective “rhythm” can be created by painting similar elements (porches, trim, etc.) on each building on a block face similar colors.

EXTERIOR COLORS


1. Detached houses and duplex buildings (continued)

Seven exemplary color schemes; five of them for detached houses, two for duplexes. For detached homes there is only one main body color, for duplexes two. The fascia, the porch, and trim colors are the same and usually they create a contrast with the main body color. The base color (where the concrete foundation wall is exposed) is the same gray color for all buildings. To this composition the vibrant front door colors add emphasis. This palette is presented here for inspiration.

Above is an example of a diverse block face with six narrow side yard detached houses and two narrow side yard duplex buildings accommodating the color palettes provided at the top of the page. Note that a single main body color is used for detached houses. Since the front facades of these houses are narrow and are placed close to each other, using more than one body color would overcrowd the block face.

Together these color schemes create an appealing ensemble. Note that the same color scheme is not used for buildings that are adjacent to each other. Note also that contrasting color schemes are used side by side. This distinguishes each building and brings out the diversity of massing features employed on the block face.

P E L • O N A

ThornTon, Co






PAgE 15

DRAFT

As with massing, simplicity is crucial in material choice. Many successful compositions can be found in traditional neighborhoods where buildings use only one material with simple texture differences. The use of too many materials usually results in the creation of confusing and overwhelming elevations. Clutter created by the use of too many materials should be avoided. Appropriate exterior wall materials include horizontal and

vertical smooth-faced cementitious hardboard siding panels, painted wood siding, and real stucco. Siding patterns include horizontal bevel, drop siding, vertical tongue and groove or board and batten. Wood textured “fake” siding surfaces shall be avoided.

Material changes shall occur along a vertical line at interior (concave)corners,oralongahorizontallineatafloorlineoragable end.

EXTERIOR MATERIALS

Successful use of porches creates a semi-private living space, which also serves as a transition between the private indoors, and the public realm. It also serves to create a human-scaled, interesting and walkable streetscape. A porch shall be treated as an extension of the interior living

spaces. As such it should be well-connected with, as opposed to isolated from, the interior living spaces.

The porches shall not be more than one step down from the finishedfloorofthehome.

Porchesshouldbeflushwithfinishedfloorlevelofthehomewhen feasible.

Wrapped porches are advised for houses located on corner lots. The side street facing unit of a corner duplex should face the side street when feasible.

PORCH CHARACTERISTICS


1. Detached houses and duplex buildings (continued)

In general the lighter materials should be placed above those of heavier weight.

Care should be taken to design all elevations such that the same(oneortwo)materialsappearinsimilarconfigurationson all of the elevations.

The proximity between the sidewalk, the porch, and the social spaces of the house (kitchen, dining and living rooms) encourages neighborly interactions and creates an appealing and safe walking environment at the street.

Houses facing a common green court through well-sized porches. A view from Wellington Neighborhood, Breckenridge, Colorado.

The porches need to be sized large enough in order to become valuable amenities. A view of a porch facing a pocket park, Washington Village, Boulder, Colorado.

P E L • O N A

ThornTon, Co






PAgE 16

DRAFT

Simplicity and avoiding excessive articulation is still an important principle for townhomes. Here the challenge is to find creative ways to use facade articulation to reduce the scale of the building (both in height: to make the building look shorter, and length: to make the building look as if it was composed of smaller buildings). Avoid excessive repetition.


When a block face employs predominantly townhouse buildings it is important to create enough diversity so that the building wall along the sidewalk does not feel overwhelming. Repetition of the units in a townhouse building exacerbates its negative effect on the block face. Compositions where the townhome building is divided into smaller components in a diverse way, are usually more successful in achieving balanced block faces and creating a more visually interesting and walkable streetscape. The following guidelines aim at achieving this balance. Avoid excessive repetition.

Mix townhome buildings with other building types on a block face when feasible.

When two or more townhome buildings are employed on block face, mix buildings with different number of units, if feasible.

Employ compact townhome buildings along common greens; this compensates for the limited outdoor amenities offered on each lot.

When feasible, provide common greens as gaps between townhome buildings.

BLOCK FACE DIVERSITYThe standards provided in this section apply to the buildings on the following lot types:

• Townhomes lot type• Compact townhomes lot type


2. Townhomes

Above is an example for a well-articulated three-unit townhome building located on a street corner. The building addresses both streets; the end unit’s porch and main entrance face the sides street (on the left side of the image). The side street facade has four articulations, whereas the front accommodates seven articulations. There is very limited repetition; each unit has a unique facade and all three create a balanced composition for the entire building.

The primary building elevation facing the street or the common court shall have a minimum number of facade articulations based on the following table (the facade of the entire building, not the singular units, should be articulated).

Townhome building with less than 4 units: a minimum of 5 articulations more than 4 less than 6 units: a minimum of 6 articulations 6 or more units: a minimum of 7 articulations Massing articulations that create a diverse composition (by

mirroringcertainunits,differentiatingporchconfigurations,employing diverse roof shapes) are preferred.

On three-story buildings, elements such as repeating porches andbalconiesonbothfirstandsecondstories,aswellasthirdstory setbacks are advised to reduce the perceived height of the building.

Corner townhome units should face side streets when feasible.



Articulation #2Horizontal offset

Articulation #3Covered porch

Articulation #3:Change in roof line



Articulation #6:Covered porch


Articulation #1:Change in roof line


Above is an example of a diverse block face that accommodates two townhome buildings (one with four units, the other with three) a duplex, and two narrow side yard detached houses. Mixing townhome buildings with other building types on a block face help diminish their overwhelming effects on the sidewalks and creates a rich walking experience. Note that certain architectural features, such as porches with

similar details, window compositions, and forward facing gables, are employed in all building types. In other words, a family of architectural elements are applied to all building types. This reduces the contrast between the different building types and brings them together to create a balanced block face.


P E L • O N A

ThornTon, Co






PAgE 17

DRAFT

Color use in multiple-unit townhome buildings can help reduce the perceived scale of the building, especially if colors with dark and light tones are used to emphasize the massing articulation. This also makes the diversity of the facade more visible. The townhome color palettes should use the same or similar colors as the color palettes of detached homes and duplexes. The color schemes included on this page are for inspirational purposes only. Color changes shall occur along a vertical line at interior

(concave)corners,oralongahorizontalline(atafloorlineorgable end).

If there are repetitions on the facade changing the color of these repeated elements helps de-emphasize the repetition. Colors with dark and light tones should be used to emphasize the massing articulation.

Brightcolorsshouldbereservedtoaccentspecificbuildingelements such as doors or awnings.

Darker colors should be applied to recessed sections of larger buildings to help accentuate separation between building masses.


A collective “rhythm” can be created by painting similar elements (porch, trem, etc.) on each building on a block face similar colors.

EXTERIOR COLORS

2. Townhomes (continued)


Above is an example of a diverse block face that accommodates three townhome buildings: a six-unit, a four unit and a three unit building. Note that there is a gap between four-unit and three-unit buildings. The changes in color follow vertical and horizontal offsets and help to

reduce the perceived height and length of the buildings. When contrasting colors are applied to building parts such as bays and forward facing gables, these parts start looking as if they are separate buildings. Together these colors create an appealing ensemble.

Six exemplary color schemes for townhome buildings. The number of body colors increases as the number of units per building increases. The fascia, the porch, and trim color are the same for certain parts of the building but change with the body color. The base color (where the concrete foundation wall is exposed) is the same gray color for all buildings. To this composition the vibrant front door colors add emphasis. This palette is presented here for inspiration.

P E L • O N A

ThornTon, Co






PAgE 18

DRAFT

Exterior material differentiation on townhome buildings needs to accentuate articulations, break up the building length and height, and create unity on an overall elevation. Appropriate exterior wall materials include horizontal or

vertical smooth-faced cementitious hardboard siding panels, painted wood siding, and real stucco. Siding patterns include horizontal bevel, drop siding, vertical tongue and groove or board and batten. Wood textured “fake” siding surfaces shall be avoided.

Material changes shall occur along a vertical line at interior (concave)corners,oralongahorizontallineatafloorlineoragable end.

In general the lighter materials should be placed above those of heavier weight.

Care should be taken to design all elevations such that the samematerialsappearinsimilarconfigurationsonalloftheelevations.

EXTERIOR MATERIALS

Successful use of porches in townhome buildings can tame the building mass and enhance the human scale along the sidewalks. Porches also help to create a continuity between townhome buildings, detached homes, and duplexes when employed on a block face or in close proximity. The porches shall not be more than one step down from the

finishedfloorofthehome.


When kitchens, living and dining rooms are located on the secondfloor,abalconyfacingthestreetshouldbeprovidedasthe outdoor living space, when feasible.

The side street facing unit of a townhome building at a corner lot should either face the side street or have a wrapped porch, when feasible.


A common green court located in between three-story townhomes, as seen from a second story covered balcony. Second story balconies, especially when the social rooms of the house (kitchen, dining, and living) are located on the second floor, can work as valuable amenities and encourage neighborly interaction similar to the way ground floor porches can.

A view of a second story balcony sized to accommodate a part of the domestic life (width is 6 feet - 6 inches). North Court, Holiday Neighborhood, Boulder, Colorado.

A well-articulated corner treatment with wrapped porch addressing both streets. Miller Ranch, Edwards, Colorado.

2. Townhomes (continued)


P E L • O N A

ThornTon, Co






PAgE 19

DRAFT

Dividing the building into smaller parts and relating to the human scale is the primary purpose for massing articulation when it comes to large buildings such as multifamily and mixed-use buildings. Here again the right amount of articulation (not too much, not too little) is the key. Excessive repetition, as well as too much complexity usually don’t help diminishing the intensity of building’s size. The following standards and guidelines aim at achieving the above mentioned balance. Articulate the massing horizontally to express bays (as in a

traditional Main Street block elevation) as well as vertically (to make the building look shorter) by differentiating the groundflooranduppermostfloor’streatment.

Avoid excessive repetition.

Provide multiple entrances and avoid blank walls along the sidewalks.

Provideporchesandsecondaryentriestothegroundfloordwellings when feasible.

Express architectural elements such as entries, porches, balconies, bays, cornices and parapets.

Differentiate the architectural expression between residential and non-residential parts of the building, when feasible.

Break the building facade into smaller units through changes in building height and setback, or provide indentations in the building walls to create interest and relate to the human scale along the sidewalk.

Break the building by means of common courtyards and greens when feasible.

Changes in building height are encouraged to emphasize important building elements particularly at courtyard entries and street corners.


Most of the time a single multifamily dwelling building on high density blocks take either the entire or a significant part of the block face. In these conditions massing and the facade articulation create the diversity on the block face. On relatively lower density blocks however breaking the building by means of common courtyards, podium courtyards, or small plazas create a diverse block face and a rich environment along the sidewalk Common courtyards, podium courtyards, or plazas should be

employed when feasible.

Employ awnings, colonnades, or covered porches especially at south facing elevations.

BLOCKFACE DIVERSITY

When exterior material changes on multifamily dwelling buildings used to accentuate massing articulations, they help to divide the building into smaller parts and relating to the human scale. Appropriate exterior wall materials include horizontal or

vertical smooth-faced cementitious hardboard siding panels, painted wood siding, real stucco, brick, and stone. Siding patterns include horizontal bevel, drop siding, vertical tongue and groove or board and batten. Wood textured “fake” siding surfaces, “fake” brick or stone panels (made by concrete or other cementitous mixes) shall be avoided.

Material changes shall occur along a vertical line at interior (concave)corners,oralongahorizontalline(atafloorlineorgable end). Lighter materials should be placed above those of heavier weight.

Use material changes to accentuate massing articulations.

EXTERIOR MATERIALS



• Courtyard dwellings lot type• Podium dwellings lot type• Lofts over businesses lot type


3. Multifamily residential and mixed use buildings

Two courtyard dwellings buildings (they are placed on either side of the street) with diverse massing. They accommodate single level as well as two level dwelling units. North Court, Holiday Neighborhood, Boulder, Colorado.

Courtyard oriented mixed use buildings (dwellings over businesses). The setback on the third floor, use of forward facing gables, and covered balconies create a building massing that is compatible with other building types. Mason Street North, Fort Collins, Colorado.

Above is an example of a block-long three-story high building (accommodating residential flats) with a balanced amount of articulation. Note that use of color and material (light colored siding and two relatively darker tones of brick) follow the offsets to emphasize vertical and horizontal breaks. Note also that the ground floor units have a direct access to the sidewalk.

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In order to create architectural continuity throughout the Eastlake Village, the color palettes provided for detached houses and duplexes (p. 14) and for townhomes (p. 17) should be used for multifamily residential and mixed-use buildings as inspiration as well. Similar to the material use, color changes can also be used in a way to accentuate massing articulations and reduce the perceived size of the building. Color changes shall occur along a vertical line at interior

(concave)corners,oralongahorizontalline(atafloorline,cornice, or gable end, if there are any).

Use color changes to accentuate massing articulations.

Darker colors should be applied to recessed sections of the building to help accentuate separation between building masses.


Brightcolorsshouldbereservedforaccentcolorsonspecificbuilding elements such as doors or awnings.

EXTERIOR COLORS

Porches and balconies are as important in multifamily residential buildings as they are in detached houses, duplexes, and townhome buildings. When residential units occupy the ground floors it is important to provide access directly from the sidewalk to these units through a well-sized porch. This reduces the differences between single family and multi family living, create an appealing walking environment on the sidewalk, and encourages neighborly interaction. The porches shall not be more than one step down from the

finishedfloorofthehome.


Generous porches or balconies are encouraged.

Atcornersawraparoundconfigurationshouldbeemployedwhen feasible



3. Multifamily residential and mixed use buildings (continued)Dwellings on each floor have a covered balcony

Trees located on tree boxes prevent formation of heat islands on the podium

Setback for the fourth floor terrace to provide a three story scale to the street

Convenient entrance to the parking from the courtyard

These locations behind the arcade provide opportunity to accommodate small businesses

Courtyard provide outdoor use opportunity for the businesses

Above is a partial model of a podium dwellings building showing how the podium courtyard can be connected to a small plaza located on grade. Even though the lot coverage of a building such as this is high and even though it is a large building, the perceived scale of the it is reduced significantly because of the courtyards. Note also that the ground floors and uppermost floors are differentiated to reduce the perceived height of the building.

Courtyard dwellings buildings with ample porches. North Court, Holiday Neighborhood, Boulder, Colorado.

A cross-section through a block-long four-story high podium dwellings building. It is important to have the podium courtyards not too wide, not only becuase they feel cozy when narrow, but also because this prevents formation of heat islands. Trees placed in concrete tree boxes that go through the parking level (by eliminating a parking space) also help creating a successful courtyard over the parking.

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In order to be able to contribute to the conviviality of the street as a social place that is a part of the public realm, the main street retail and community buildings need to have a strong street presence. The following standards and guidelines address how this can be achieved. The front doors shall face the street and be easily visible by

the pedestrian.

Buildingsshallhaveaminimumof60%groundfloortransparency(pleaseseethedefinitiononpage6)alongstreetfrontages.

Place those social activities within the building program that createinterestandattractpedestrians,onthegroundfloorinaway that they can be visible from the sidewalk.

Provide solutions such as french doors, folding doors, transparent garage doors, that can provide the interior space to extend to the exterior, when feasible.

BUILDING PRESENCE ON STREET

Even though the placement of buildings and off-street parking on the lot are prescribed by the lot types, here it is important to introduce additional measures to guarantee that the parking shall not compete with pedestrian presence on main street retail and community building lots. Place the off-street parking spaces at the rear.

Employ reasonable screening to reduce visibility of parking from the areas intended for the pedestrian.

Place a few covered garage buildings to divide the surface parking, when feasible.

Use structured parking when feasible.

PARKINGMain street retail and community buildings should be street oriented buildings that also respect the human scale. The following standards and guidelines address how this can be achieved. Especially for community buildings, employ a building

massing and character that contrasts with the surrounding buildings and thus grabs our attention as a foreground building.

Buildings on street corners shall face both streets.

For buildings on street corners, corner entrances, indentations, towers, colonnades, or wrapped porches are recommended ways to address both streets

Accommodate porches, colonnades, outdoor seating patios, and plazas when feasible.




• Main Street Retail Lot Type• Community/Civic Building Lot Type

The standards provided in this section replace those standards described within the City of Thornton’s Development Code, Sections 18-501 to 18-507. In this section the filled boxes ( ) indicate the item being a standard, empty boxes ( ) indicate the item being a guideline.

4. Retail and community buildings

Another view from 8th and Pearl Boulder, Colorado. Note that the colonnade provides more space for the gardening shop.

It is important for the retail uses to create life on the sidewalk. Above are two views from 8th and Pearl in Boulder, Colorado. Note that a colonnade placed in front of a coffee house provides a good transition to the courtyard located in between two storefronts. It also creates space for more seating. The courtyard is a memorable social place for the neighborhood.

Corner 45 degree turn, pediment, and colonnade provide a graceful composition addressing the street corner. 8th and Pearl mixed-use complex, Boulder, Colorado.

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DRAFT

Materials on main street retail and community buildings can be used to accentuate articulations or create unity on an overall elevation. Appropriate exterior wall materials include horizontal or

vertical smooth-faced cementitious hardboard siding panels, painted wood siding, real stucco, brick, and stone. Siding patterns include horizontal bevel, drop siding, vertical tongue and groove or board and batten. Wood textured “fake” siding surfaces, “fake” brick or stone panels (made by concrete or other cementitous mixes) shall be avoided.

Material changes shall occur along a vertical line at interior (concave)corners,oralongahorizontalline(atafloorlineorgable end). Lighter materials should be placed above those of heavier weight.

Use material changes to accentuate massing articulations.

EXTERIOR MATERIALS

In order to create architectural continuity throughout the Eastlake Village, the color palettes provided for detached houses and duplexes (p. 14) and for townhomes (p. 17) should be used for main street retail and community buildings as inspiration as well. Similar to the material use, color changes can also be used in a way to accentuate massing articulations and reduce the perceived size of the building. Color changes shall occur along a vertical line at interior

(concave)corners,oralongahorizontalline(atafloorline,cornice, or gable end, if there are any).

Use color changes to accentuate massing articulations.


Brightcolorsshouldbereservedforaccentcolorsonspecificbuilding elements such as doors or awnings.

EXTERIOR COLORS


4. Retail and community buildings

A study of small plazas surrounded by mixed-use (office above, retail below) main street buildings.

Two views from the courtyards at Main Street North, Holiday Neighborhood, Boulder, Colorado. Small courtyards work as peaceful and quiet extensions of the sidewalk and accommodate outdoor seating for restaurants and cafés. The buildings shown employ neighborhood retail on the ground floor and office use on the second.

A view of a mixed-use building with businesses on the ground floor and residential units above, Mason Street North, Fort Collins, Colorado.The colonnade, together with the second story balconies create a diverse and interesting building massing

A study of a modestly scaled community house with a swimming pool at the rear. The simple massing of the building together with the porches provides strong presence and visibility on this street corner location.

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The standards provided in this section replace those standards described within the City of Thornton’s Development Code, Section 18-534 to 18-564. When not specified in these standards or the approved PD, the City of Thornton Landscape Standards apply. In this section the filled boxes ( ) indicate the item being a standard, empty boxes ( ) indicate the item being a guideline.

The Landscape Design Standards provides guidance to create a sustainable management of streetscape, alley, and private yard landscaping and landscape management throughout the Eastlake Village. Against some of the challenging climatic conditions of Colorado, wise landscaping can create comfort zones and increase livability.

vII. LANDSCApE DESIGN STANDARDS1. General requirements

VII. Landscape design s tandards

WATER DEMAND

The City of Thornton’s water-wise principles shall be followed.

Turf shall not be used in landscape areas less then 5’ wide.

Turf grass may be used in areas as low-water demand landscapes as long as it has a Hybrid bluegrass such as Reveille, Dura Blue, Thermal Blue or approved equal.

REPLACEMENT OF CURRENT TREES

Keeping the current healthy mature trees protected and integrating them into the site plan is the preferred choice. However, given the high demand for urban density at this location because of its proximity to the transit stop, this choice may not be the most practical one for Eastlake Village. However, providing new trees that can replace the current ones, when done carefully, is another viable option. The following standards and guidelines aim at mitigating the impact of removing existing trees. Prior to approval of any subdivision plat or development

permit, the applicant shall provide a tree inventory that identifiesallhealthyandnoxioustrees;alldeciduoustreesover 4 inches in caliber, and evergreen trees over 6 feet in height.

The removed trees shall be replaced according to following tree equivalent (TE) point system, with 1 TE being equal to a new deciduous tree with 2 inches in caliber or evergreen tree 6 feet in height. In a residential neighborhood, use of evergreens needs be limited due to winter shadow and ice. The TE points required by the removal of evergreens are permitted to be satisfiedbyprovidingnewdeciduoustrees.

1. For each removed deciduous tree 4 to 6 inches in caliber 1 TE to be provided.

2. For each removed deciduous tree 7 to 24 inches in caliber 2 TE to be provided.

3. For each removed deciduous tree over 24 inches in caliber 4 TE to be provided.

4. For each removed evergreen tree 6 to 12 feet in height 2 TE to be provided.

5. For each removed evergreen tree 12 to 24 feet in height 2 TE to be provided.

6. For each removed evergreen tree over 24 feet in height 4 TE to be provided.

Two views of the site: looking west (above) and looking south (below) from Court Ct.

Frequent street trees with wide canopies located close to the vehicular traffic lanes on streets not only create a comfort zone for pedestrians on sidewalks but also make the drivers be aware of their speed and calm the traffic. Some of the most attractive and famous urban streets employ the same tree species to create uniform canopies that make walking a pleasurable experience. However, employing the same tree specie is a risky choice since it is vulnerable against diseases and insects. Here we suggest to create uniformity in canopy by means of employing a diversity of trees with similar shapes (tall trunks, clear and wide canopies). At residential streets it is a good strategy to employ detached sidewalks and place the street trees in the tree lawns. The tree lawns provide opportunities for unique landscaping at certain locations. At mixed-used streets providing large and continuous sidewalks with trees placed in tree grates is advised. The following standards and guidelines address these challenges and opportunities.

2. Landscaping within street right-of-ways

STREET TREES

Street trees shall be provided according to the Eastlake Village Landscape Master Plan (that is part of this PD) on all streets at every 30 to 40 feet. Spacing may be adjusted depending onthelocationofalleys,commoncourtsandthespecificlottypes that shall be chosen at the time of detailed subdivision plans.

Street tree species may be revised to employ species that are notspecifiedbytheEastlakeVillageLandscapeMasterPlandepending on the availability and vulnerability (diseases and droughts). However, the revisions shall follow the following standards:

1. The street trees on two sides of the streets shall be of the same species.

2. At least three tree species shall be employed within every 400 linear feet of street.

Provide sidewalk on both sides of all streets with a width of 54 inches minimum, 60 inches maximum.

TREE LAWNS

Turf grass, ground covers, and river rock are permitted within the tree lawns.

Providefloweringlowbushesonthetreelawnatintersections, when feasible.

Encourage residents to create unique landscaping or productive landscaping on the tree lawns in front of their properties.

An elegantly landscaped tree lawn at an intersection. Yellow Pine and 16th in Holiday Neighborhood, Boulder, CO.

A residential street with mature street tree canopy in Boulder, CO.

Use of occasional benches create memorable streetscape compositions. Prospect, Longmont, CO.

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DRAFT

Even though alleys are provided for service uses and access only, thoughtful landscaping is still needed on and around alleys. It is easy to create a heat island especially when many garage doors line up along the alley as is the case for rowhomes. Some landscaping strategies include employing small landscape islands with columnar bushes and small trees, and providing shade trees on rear yards close to alleys. The following standards and guidelines aim at encouraging smart landscaping at alleys.

3. Landscaping at alleys


PAVEMENT AND EDGES

Avoid excessive pavement.

Provide pavement only for the length of the garage door and leave gaps in pavement for planting when feasible.

Use of straight concrete edge in lieu of regular curbs is encouraged, for it makes it easier to create landscape islands.

PARKING LANDSCAPING ALONG THE ALLEY

Provide landscape islands in between head-in parking stalls when feasible.

Provide narrow detached sidewalks (3 feet in width) along the parking and use the low bushes as car stops, when feasible.

A diverse set of species are encouraged to be employed, including shade trees, small ornamental trees, columnar bushes, and low ground covers.

Common greens, green courts, and pocket parks are essential amenities that make a community thrive. The Eastlake Village site plan incorporates a wide variety of these amenities to create a finer network of pedestrian connections. In order for the dwelling units to face these amenities and enjoy them as comfort zones, certain design principles should be followed to guide the landscape design.

4. Common greens, green courts, and pocket parks

SIDEWALKS

Avoid excessive pavement.

Employ narrow sidewalks (3 feet in width) at either side, close to the porches, when feasible.

Provide an accent at the green court entrances. This can be done by trellis structures, kiosks incorporating mailboxes, or simply by widening the sidewalk.

A view from a lushly landscaped residential alley. North Court, Holiday Neighborhood, Boulder, CO.

Small landscape islands provide places for trees by the alley. North Court, Holiday Neighborhood, Boulder, CO.

Small islands are created for planting columnar bushes and trees. North Court, Holiday Neighborhood, Boulder, CO.

TREES AND SHRUBS

Provide 1 TE per 800 s.f. of landscaped area of the green court (this area excludes pavements).

At wider green courts provide two rows of trees on either side. On narrower green courts where it is not feasible to provide two rows provide a few high canopy shade trees at the center.

Employ layered shrub landscaping close to the buildings and keep the center clear from the shrubs. Employ ornamental trees where the buildings have limited openings.

Employ modestly scaled river rock open ditch drainage system when feasible. Employ simple bridges over the drainages as shown on the picture below.

Mailboxes may emphasize the entrance to a green court. North Court, Holiday Neighborhood, Boulder, CO.

The sidewalk bridging the open drainage ditch. North Court, Holiday Neighborhood, Boulder, CO.

Views from two different green courts. North Court, Holiday Neighborhood, Boulder, CO.

Small islands with columnar bushes on either side of the garage entrances. North Court, Holiday Neighborhood, Boulder, CO.

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Since creating walkable streets is one of the primary objectives in Eastlake Village all lot types prescribe strong building presence along the sidewalk with limited front yards. As such providing shade trees within the front yards is not practical in most locations. However ornamental trees in between buildings together with well-layered bushes and perennials located especially in front of the front porches create a very pleasing and friendly streetscape. The following standards and guidelines are prepared with these factors in mind.

All portions of lots which are not occupied by driveways, sidewalks, patios, decks or buildings shall be landscaped or mulched.

5. Landscaping within detached house, duplex, and rowhome lots


FRONT YARDS AND SIDE STREET YARDS

The plant requirement shall be measured by Shrub Points (SP). A Shrub Point (SP) equals to one large shrub, or two medium shrubs, or 4 small shrubs. A minimum of 1 SP of plant material shall be employed for every 10 feet of street or common court frontage of the lot (side street frontage counts against the frontage for corner lots). The initial plant material shall be chosen from the species listed on the Eastlake Village Landscape Master Plan, unless approved by the City of Thornton.

There are no front yard and side street yard shade tree and ornamental tree requirements except for those shown on the Eastlake Village Landscape Master Plan.

No turf grass should be used on yards narrower than 6 feet.Eventhen,atastefullayeringoffloweringbushesandperennials are encouraged over turf grass. Rock mulch, wood mulch, and ground covers are also recommended.

Three views from a courtyard at North Court project, Holiday Neighborhood, Boulder, CO, showing clusters of flowering bushes against building walls, fences, and porches.

The cluster of bushes placed close to the buildings create a graceful relationship with the sidewalk, in spite of the limited front setback. North Court, Holiday Neighborhood, Boulder, CO.

6. Landscaping within multiple dwelling building lotsSIDE AND REAR YARDS

There are no side and rear yard shade tree and ornamental tree requirements except for those shown on the Eastlake Village Landscape Master Plan.

A combination of ornamental trees, large and small shrubs are recommended to be employed where there is opportunity along the alley to prevent the formation of heat islands.

When the porch is located close to the sidewalk, which is the case for most of the lots at Eastlake Village, a cluster of layered large and small bushes and perennials arranged in front of the porches create an appealing composition. On the left a view from Prospect, Longmont, Colorado; on the right, two views form Washington Village, Boulder, CO.

Multiple dwelling building types usually provide limited yard areas. However, when the yards are limited and visible to the public, residents tend to exhibit more care to the landscaping. Providing a well-irrigated infrastructure for intense landscaping in limited areas is the primary objective for landscape design for multiple dwelling building lots.

All portions of lots which are not occupied by driveways, sidewalks, patios, decks or buildings shall be landscaped or mulched.

The plant requirement shall be measured by Shrub Points (SP). A Shrub Point (SP) equals to one large shrub, or two medium shrubs, or 4 small shrubs. When residential units occupy the ground floor, a minimum of 1 SP of plant material shall be employed for every 10 feet of street or common court frontage of the lot (side street frontage counts against the frontage for corner lots). The initial plant material shall be chosen from the ones listed on the Eastlake Village Landscape Master Plan, unless approved by the City of Thornton.

There are no shade tree and ornamental tree requirements except for those shown on the Eastlake Village Landscape Master Plan.

Flowering bushes are encouraged to be placed against the building especially at walls facing the public with limited openings.


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DRAFT

While site lighting is needed for way-finding and safety reasons, excessive lighting may create glare and disturb residentes’ sleep. Considering that sleeplessness is becoming a serious public health issue for many urban communities, these PD Standards adopt a “dark skies” policy especially for Village and Village Park Transects of Eastlake Village.


Main Street and mixed-use buildings call for more urban solutions in terms of landscaping. These solutions include flowers in flower pots, ornamental trees in raised beds, and layering of bushes against the building walls. Providing retaining walls, raised planters and low garden walls in the form of seating is another recommended landscaping strategy in these areas.

All portions of lots which are not occupied by driveways, sidewalks, patios, decks, plazas or buildings shall be landscaped or mulched.

There are no shade tree and ornamental tree requirements except for those shown on the Eastlake Village Landscape Master Plan.

Providing raised planters with seating, raised planters against buildingwalls,andflowerpotsarerecommendedtobeemployed in order to balance the hard scape with planting especially at plazas and wide sidewalks.

At wide sidewalks in front of businesses it is recommended to differentiate the pavement to delineate areas where businesses can extend to the sidewalk with their merchandise.

Flowering bushes are encouraged to be placed against the building especially at walls with limited openings facing the public. When irrigated with carefully designed drip irrigation, placing plants close to the building wall does not create serious risks in terms of grading.


7. Landscaping within Main Street and mixed-use building lots and plazas.

Raised planters with ornamental trees and perennials are effective ways to increase plant material at an urban plaza. A view of the courtyard at 8th and Pearl, Boulder, CO.

Ornamental trees and low bushes placed in a raised planter box against the building wall at Main Street North, Holiday Neighborhood, Boulder, CO.

Raised planters, flower pots, and the restaurant seating at Main Street North, Holiday Neighborhood, Boulder, CO.

Flower shop staging on a part of the sidewalk for its colorful merchandise at 8th and Pearl, Boulder, CO.

8. Lighting

VILLAGE AND VILLAGE PARK TRANSECTS

Outdoor lighting on private lots shall be designed, located, mounted and aimed so as to minimize glare onto any adjoining properties. No exterior light source shall be directly visible from the public sidewalks.

There are no street lighting requirements within Village and Village Park Transects.

The street signs are encouraged to be illuminated by dim lights that do not spill over.

Recessed porch ceiling lights, or wall mounted screened lights washing the building walls are recommended instead of self standing lights.

Low and dim landscape lighting is recommended to illuminate pedestrian paths.

VILLAGE CENTER TRANSECT

Outdoor lighting on private lots shall be designed, located, mounted and aimed so as to minimize glare onto any adjoining properties. No exterior light source shall be directly visible from the public sidewalks.

Streetlightfixturesshallbenomorethan24feetinheightfrom the sidewalk grade and they will function as pedestrain lights as well. As such, they need to be placed in a frequency no less than 36 feet on center. The light source shall not be visible from residential units located around the street.

Recessed porch ceiling lights, or wall mounted screened lights washing the building walls are recommended instead of self standing lights.

Low and dim landscape lighting is recommended to illuminate pedestrian paths.

Fenced yards, even if the yards are small, increase the use of the yard significanty. However, privacy fences should be arranged and design in a way not to prevent interaction between the sidewalk and the porch. The following standards and guidelines aim at permitting fences in a way to balance the public and pivate realms in the neighborhood.

9. Fences

No fences shall exceed 34 inches in height within 12 feet of the front property line.

On corner lots, fences with a height of up to 66 inches (privacy fences) may face the side street. However, on corner lots the following setbacks are applied for privacy fences facing side street:

Lots with 70 feet depth or less: a minimum of 26 feet setback from the front property line.

Lots with more than 70 feet depth: a minimum of 36 feet setback from the front property line.

At alleys, all fences shall be setback a minimum of 6 feet from the rear property line.

When provided it is advised to place the front yard fences (fences that are not higher than 34 inches) right on the front property line.

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A chart showing the vehicle speeds and pedestrian survival rates in accidents involving pedestrians and vehicles on local residential streets in Colorado. Source: Peter Swift, Dan Painter, and Matthew Goldstein. 1997. Residential street Typology and injury accident frequency. Congress for the New Urbanism, Denver, CO.

vIII. THOROuGHFARE DESIGN STANDARDS

VIII . Thoroughfare design s tandards

A view from a residential neighborhood at Prospect, Longmont, CO. Narrow curb-to-curb dimentions, frequent street trees placed close to the running traffic, and on-street parking communicate with the drivers to slow down. These characteristics also create an appealing walking environment.

This section lists the thoroughfare and parking standards to be applied to Eastlake Village. It is important to start with some over-arching design principles to explain and justify following standards. Creating safe and appealing streets where neighborly interaction can take place is one of the over-arching objectives. In other words, streets in a successful neighborhood are not just channels that provide access and circulation, but they are neighborhood amenities where life happens.

TRAFFIC CALMING

Calmingthetrafficbyslowingdownthevehicularspeed,isanessential condition in creating a safe residential street where neighborhood life can take place. Research shows that the pedestrianfatalityrateinaccidentsincreasessignificantlywithspeed (see the graphic on the right). A successful street in a residential neighborhood is where the kids play. But if slower vehicle speeds cannot be sustained by the way the street is designed, it will not be able to provide a safe environment for the residents. The following are the most essential factors that can effectivelycalmthetraffic:

1. The width of the street should be as narrow as possible to allow safe vehicular travel in the posted speed limit. There is a

problematicconventionamongthepreviousgenerationoftrafficplanners that assumes that designing a street for a speed higher than thepostedspeedlimitissafe.InstituteofTrafficEngineers(ITE)

now advices againts this practice in residential neighborhoods. Wide streets encourage speeding. The width, as well as center line radius, should be designed for the posted speed limit and should not encourage speeding.

2. On-street parking not only creates convenience for visitor parking but also creates friction on the street and slows down thetraffic.Italsocreatesabufferbetweentheflowlanesandthesidewalk. 3. Street treesarealsocrucialinslowingdownthetraffic;treesplaced close to street with regular frequent intervals (30’ - 35’ on center) make the drivers aware of their speed. Trees also provide a well-sheltered and shaded walking environment on the sidewalk.

4. A tight curb radius on an intersection not only makes the crossing shorter and easier for a pedestrain but also forces the drivers to slow down and proceed through the intersection with caution. A tight curb radius tells the driver that the pedestrians have the priority on the intersection.

5. Building presence communicates presence of life. A building placed close to sidewalk, a porch, a patio, a building entrance; all communicate to the drivers possibility of people on the street.

Even though we are mostly focusing in this section on what happens in the street right-of-way, the streets are also formed by the surrounding buildings. Placing buildings close to the sidewalk slowsdownthetrafficaseffectivelyastheotherfactorswehavementioned here.

ALLEY SERVED BLOCKS

All blocks in the Eastlake Village utilize alleys for vehicular access to private lots. As presented in the following pages, a few of these alleysaredesignedtoaccommodatefireemergencyvehicles.Others are regular alleys. Accessing the private lots via alleys and not having frequent curb cuts assures a continuous sidewalk and creates an appealing walking environment on the street. Not having frequent curb cuts also allows the block face to be employed more intensely with building presence, which is again crucial in creating an appealing walking environment.

As mentioned before in the landscape section, even though alleys are rear service areas, they can still be appealing places especially in residential neighborhoods. Curb details and street to alley intersections should be treated to (a) differentiate the character of the street from the character of the alley, (b) to emphasize the priority and continuity of the sidewalks on the street. As such, the ramped solution presented in the drawing (below left) should be employed in alley and street intersections.

OFF-STREET PARKING REQUIREMENTS

In general, the nature of a transit and a pedestrian oriented community reduces the demand for parking. The goal is to achieve a balance of available parking that serves the various functions in the neighborhood appropriately without excess, since excess in parking usually reduces the walkability in the neighborhood. In addition, the non-residential uses in Eastlake Village are always accompanied by residential uses in near proximity which allows sharing the available parking. The following off-street parking requirements also take into consideration the ample on-street parking available especially for the visitors, throughout the community. The minimum off-street parking requirements are:

Single-family, duplex, and rowhome lots: 2 spaces per lot

Multi-family and mixed-use lots: One-bedroom dwelling unit: 1 space Two-bedroom dwelling unit: 1.5 spaces Three or more bedroom unit: 2 spaces

All non-residential uses except for restaurants and cafés: 1spacefor500s.f.offloorarea Restaurants and cafés: 1spacefor350s.f.offloorarea

Recommended practice for the alley and street intersection. Source: InstituteofTrafficEngineers(ITE). 2005. An ITE proposed recommended practice: Context sensitive solutions in designing major urban thoroughfares for walkable communities. Page 109.

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DRAFT

Main Street thoroughfare type is proposed for the primary entrance from the transit station to Eastlake Village. It is expected to be a memorable street. 34 feet curb-to-curb dimension provides space for on-street parking on both sides, as well as for slow flow of vehicular traffic. Both the design and posted speed shall be 25 mph. maximum. At this speed the flow lanes can easily be shared with the bicycles, which is the recommended practice by ITE. The 13 feet wide sidewalks provide space for the pedestrian presence the businesses are expected to generate. The street trees are to be placed in tree grates.

ThespecificstandardsfortheMainStreetthoroughfareare:

Trafficflow:Twoways(onelaneeach)Posted speed: 25 mph max.Design speed: 25 mphR.O.W. width: 60’Roadway width (curb-to-curb): 34’Centerline radius: 200’ min.Curb radius: 18’ min., 22’ max.On-street parking: Both sides, parallelSidewalks: 5’ min. detached, 13’ attached typical, both sides

R.O.W.: 60’

Curb to curb: 34’13’ 13’

R.O.W.: 60’

Curb to curb: 32’5’ 8’1’ 5’8’ 1’

Local Residential Street is the most common thoroughfare type employed in the Eastlake Village site plan. It is sized to function as a valuable neighborhood amenity and accommodate limited slow traffic. On-street parking, street trees, and detached sidewalks create a comfortable environment for walking especially when the buildings are located close to the sidewalk. Both the design and the posted speed shall be 25 mph maximum. In this speed, the flow lanes can easily be shared with bicycles, which is the recommended practice by ITE. The 5 feet wide sidewalks are located on both sides 1 foot away from the property line to accommodate low front yard fences. The street trees are located on the tree lawns.

ThespecificstandardsfortheResidentialLocalStreetare:

Trafficflow:Twoways(onelaneeach)Posted speed: 25 mph max.Design speed: 25 mphR.O.W. width: 60’Roadway width (curb-to-curb): 32’Centerline radius: 200’ min.Curb radius: 14’ min., 16’ max.On-street parking: Both sides, parallelSidewalks: 5’ min. detached, both sidesBikes: Shared, on-street

Key plan showing the Local Residential Streets in Eastlake Village.

MAIN STREET LOCAL RESIDENTIAL STREET


Key plan showing the Main Street in Eastlake Village.

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PAgE 29

DRAFT

Fire Alleys are utilized in Eastlake Village where the block sizes are too large for the fire emergency vehicles to reach the buildings located at the center of the block just from the surrounding street. Fire alleys are wider than the regular alleys. The 20 feet pavement width is to accommodate fire emergency vehicles’ access. The 25 feet of R.O.W. width provides the opportunity for an extra 30 inches pavement extension when needed in either side of the alley.

ThespecificstandardsfortheFireAlleyare:

Trafficflow:TwowaysPosted speed: 15 mph max.Design speed: 15 mphR.O.W. width: 25’Roadway width (pavement): 20’Centerline radius: N.A.Curb radius: N.A. (ramped to 30’ wide curb cut)Parking within R.O.W.: None

Key plan showing the Alleys in Eastlake Village.

R.O.W.: 25’

Pavement: 20’2 1/2’ 2 1/2’R.O.W.: 20’

Pvmt: 16’2’ 2’

The use of alleys serving the lots is an effective way to limit the curbcuts on streets and to create appealing sidewalks. In Eastlake Village many of the blocks, because of their small sizes, are served by regular alleys designed to accommodate regular access traffic only and not fire emergency vehicles; emergency vehicles are to reach the buildings from the surrounding streets. The skinny (16 feet wide) pavement is essential in creating a friendly and green alleyscape.

ThespecificstandardsfortheFireAlleyare:

Trafficflow:TwowaysPosted speed: 15 mph max.Design speed: 15 mphR.O.W. width: 20’Roadway width (pavement): 16’Centerline radius: N.A.Curb radius: N.A. (ramped to 22’ wide curb cut)Parking within R.O.W.: None

FIRE ALLEY ALLEY


Key plan showing the Fire Alleys in Eastlake Village.

Documents

P l a n n E d d E V E l o P m E n t s t a n d a r d spel-ona.com/wp-content/uploads/2019/10/2018-08-21-PD-Standards.… · 21.08.2018 · By serving buildings from alleys, curb cuts