VILLAGES AT RIVERDALE

Transcription

1 VILLAGES AT RIVERDALE PD STANDARDS Case #Z Prepared For: Prepared By: Oakwood Homes, LLC Terracina Design 4908 Tower Rd E Girard Ave #A-314 Denver, CO Denver, CO (303) (303)

2 CARRIAGE HOUSE VILLAGES AT RIVERDALE A. General Standards A.1 Community Vision A.2 Project Overview A.3 Project Goals A.4 Applicability of Standards A.5 Subdivision Regulations B. Specific Standards B.1 Permitted Uses B.2 Development Standards B.3 Site Planning B.4 Motor Court Layout B.5 Parking C. Residential Architectural Standards C.1 General C.2 Facades C.3 Windows and Doors C.4 Roofs C.5 Colors and Materials C.6 Garages D. Conservation Standards D.1 Smart Growth Planning D.2 Green Building Practices E. Landscape Standards E.1 General E.2 Front Yard Landscape F. Community Design Elements F.1 Public Land Dedication F.2 Fencing F.3 Monument and Signage Carriage House: Villages at Riverdale 2

3 A. General Standards A.1 Community Vision Carriage House at the Villages at Riverdale is a residential community designed with the modern, active family in mind. Whether it be a single professional, young family, empty nesters or retirees, the livable community caters to a contemporary, active lifestyle within the context and patterning of a traditional single family home development. Community and residential design features such as available solar panels, energy efficient construction, and smaller yards with water wise landscapes, shared motor courts, and durable, low maintenance materials, all allow home ownership to exist in balance with personal economy, environmental preference and active lifestyles. Clusters of homes are arranged around and have garage access off of shared, brick paved auto-courts which both reduces the visual and environmental impacts of the typical residential driveway and significantly improves the streetscape by orienting porches and architectural facades toward the tree lined public streets. The typical cluster includes four units with two on the street and two in the rear oriented on a 45 degree angle. The result is a pleasing pattern of homes accessed off of a pedestrian friendly streetscape with improved landscaping and ample parking for guests. Smaller, individual lots provide enough personal outdoor space for each family without the need for excessive maintenance demands on the homeowner. In exchange, the community shares preserved natural open space, and pocket park with a children s play area, picnic pavilion and multi-use turf field, all within easy reach of every home. Paved multi-use trail extensions connect the community to the existing public trail system and adjacent neighborhoods. Public open spaces and park amenities, all front yard landscaping and the motor courts (including snow removal) will be maintained by a Homeowner s Association, a feature that increases the value of the community and adds significantly to the low maintenance living. A.2 Project Overview The Carriage House at Villages at Riverdale is a 9.9 acre infill community of detached, single family homes at the corner of 128 th Avenue and Tamarac Street. The parcel is bounded on the north by the open space of the Horizon Tributary; the south by 128 th Avenue and undeveloped land; the east by existing gas and overhead powerline easements and low density single family homes, and the west by Tamarac Street and traditional neighborhood development. Carriage House: Villages at Riverdale 3

4 The intent of Carriage House at the Villages at Riverdale is to provide a single family detached product applicable to the contemporary marketplace, which better integrates with the surrounding neighborhoods. The Standards herein define and sustain a consistently high quality design in both community form and materials, and are intended to be consistent with Code to the Municipal Code of the City of Thornton. The Standards address dimensional requirements for lots, architectural elements and materials, and landscaping design and materials. A.3 Project Goals The Following statements describe the intent of Carriage House at the Villages at Riverdale and shall be carried out within the community. 1. Achieve a cohesive residential community with consistency in architectural and landscape design and materials. 2. Integrate the community within the context of the adjacent neighborhoods by means of public trail connections, preserved open spaces and overall compatible design. 3. Achieve a low impact residential community via the use of durable, low maintenance building materials, and water-wise landscaping principles. 4. Provide a housing alternative for those desiring a low maintenance lifestyle in a single family detached residential product. 5. Ensure higher, sustained property values via a well-designed community with defined design standards and covenants; maintained and managed by a Homeowner s Association. A.4 Applicability of Standards 1. All regulations not specified in the Planned Development (PD) Standards shall conform to the requirements of the most compatible zone district as outlined in the City of Thornton Development Code. Parking Standards are exempt and shall not conform to requirements of the most compatible zone district. Parking standards shall be revised as shown in the development standards below. 2. Minor changes or adjustments to the CSP and PD Standards that meet the intent of the project may be authorized by administrative amendment. A.5 Subdivision Regulations 1. The Subdivision Quality Enhancements for Carriage House shall be the following: a. Exceed Landscape Requirements by 20% b. Masonry fence along 128 th Ave. c. Detached sidewalks with tree lawn Carriage House: Villages at Riverdale 4

5 B. Specific Standards B.1 Permitted Uses The Carriage House neighborhood is intended to provide for the development of single family detached residential homes configured on a motor court. B.2 Development Standards- See Exhibit A Minimum Lot Size Minimum Lot Frontage Minimum Dwelling Size Maximum Building Height Front Setback Minimum Side Setback Minimum Rear Setback Minimum Maximum Lot Coverage Maximum Dwelling Unit Density Floor Area Maximum Building Height Parking DEVELOPMENT STANDARDS 2,800 square feet None 1,000 square feet livable area 35 feet a) 10 feet b) Covered front porch with no living space above it may encroach five feet into front setback a) 5 feet, 10' building separation b) Cantilevers, including structural elements, may encroach a maximum of two(2) feet a) 5 feet to a porch, deck, or elevated deck with no living space above it; and b) 10 feet from the rear property line, provided they do not encroach into any easement. c) 25 feet from exterior boundary a) 70% for all residential structures; b) 25% for all nonresidential structures; c) 75% for all structures combined. a) 7.0 units per acre; and b) 1 unit per lot. a) No maximum floor area ratio; b) Minimum floor area for each dwelling unit is 1,000 square feet. c) Basements, garages, and carports do not count in calculating floor area for the purposes of this provision. a) 35 feet for main buildings; b) 16 feet for other permitted structures. a) Two (2) off street enclosed spaces per unit; and b) 1.25 unenclosed space per unit (may be on street or off street) Carriage House: Villages at Riverdale 5

6 B.3 Site Planning 1. Motor courts shall be configured along a public street to the greatest extent possible. 2. Units backing to arterial or collector streets shall be oriented at a 45 degree angle to the greatest extent practicable. 3. The mail box kiosk shall be architecturally integrated into the development. 4. Homes on prominent corners shall be restricted to the two-story models. See Exhibit B. B.4 Motor Court Layout- See Exhibit C 1. Rear (Cul-de-sac) units on a motor court shall be oriented at a 45 degree angle to the greatest extent practicable. 2. If more than four units are on a single motor court, a 26 foot fire lane will be required. 3. Garages shall be a minimum of thirty (30) feet apart. 4. Driveways shall be a minimum of sixteen (16) feet wide. 5. Common Motor courts shall be comprised of patterned paving materials. 6. Rear yards for the Street Side Homes shall include a five (5) foot Shared Use Easement. The Shared Use Easement is for open space uses. Improvements are limited to ground covering that does not require irrigation. Irrigation is prohibited within the Shared Use Easement. B.5 Parking 1. Parking is not permitted in motor courts unless a private driveway is designated on the Conceptual Site Plan. 2. Guest on-street parking space should be located within approximately twohundred (200) feet of each residence. 3. Vehicles shall be parked only in garages, on the public street or in designated parking areas within a private driveway, if any, serving the residence. Refer to the Conceptual Site Plan. 4. No restriction is intended to prevent the periodic and temporary use of commercial vehicles within the community for the purpose of construction, maintenance, moving and relocating services directly related to the residences, streets or open spaces, nor shall such restriction prohibit vehicles (including, without limitation, emergency vehicles driven by an on or off duty employee of the entity providing emergency services) that may be otherwise parked on a temporary basis for loading, delivery, emergency, or in the case of emergency vehicles, for any other lawful purpose. 5. Residents or visitors; familiar or unknown, shall not be allowed to block, prevent use of, obstruct or hinder access to any residential unit, emergency access or motor court. C. Residential Architectural Standards Carriage House: Villages at Riverdale 6

7 C.1 General 1. Architecture shall comply with Section of the City of Thornton Development Code except as outlined in this section. Section (6) Quality Enhancement Standards shall apply to this development as integrated into the PD Standards below. 2. Homes adjacent to a public street and located on a motor court shall have a side facing garage. The garage shall face the motor court not the public street. C.2 Facades Exterior facades shall comply with Section (1) of the City of Thornton Development Code except as follows: 1. Carriage House at Villages at Riverdale shall offer a minimum of six models with distinct front elevations and floorplans. In order to be considered a distinct elevation, each elevation shall incorporate at least three of the following: a. Placement of windows on the front façade elevation include at least a twofoot vertical or horizontal variation in size or location. b. A variation of building types: two story and split level. c. The use of different materials on the front façade elevation. Different materials may include variations of the same material (scallops, fish-scale, lap siding, board and batten). d. Variations in front plane. e. Variation in roof type, gable and hip. 2. No more than two (2) of the same model elevation is permitted within a motor court. If two model elevations are located within the same motor court they must be different colors. See Exhibit D 3. No home model elevation shall be repeated directly across any street. This applies to Street Side Homes only. This does not apply to units located in the rear of the motor court. See Exhibit D 4. No identical model home elevation shall be repeated more than once every three street side lots. If the identical model home elevation is located within three lots the color must be different. See Exhibit D 5. All Street Side Homes shall meet the following: a. An area equivalent to at least 15 percent of the first floor front façade elevation (including window and door areas and related trim areas) shall be clad in brick, stone, stucco, or other approved masonry materials. b. The front façade of the home incorporates a covered wrap around porch with roof column supports. The porch shall have a minimum depth of five (5) feet and a minimum of 50 square feet of floor area. Carriage House: Villages at Riverdale 7

8 c. A bay window or pop out window on the front elevation with a minimum of 12 square feet of glass area. d. The Side-on-Street elevation shall include a covered wrap around porch and one of the following: a pop out window, shutters on at least two windows or additional windows to total a minimum of 25 square feet. 6. All Rear or Cul-de-sac units shall meet the following: a. Covered front porch with a minimum depth of five (5) feet. b. Windows in the garage door. c. A bay window or pop out window on the front elevation with a minimum of twelve (12) square feet of glass area. d. A minimum window area of twenty (20) square feet front, rear and active side elevation. The privacy or garage side of these homes have a minimum window area of twelve (12) square feet to the Shared Use Easement in the neighbors back yard. 7. All Middles Homes shall meet the following: a. Covered front porch with a minimum depth of five (5) feet. b. A bay window or pop out window on the front elevation with a minimum of twelve (12) square feet of glass area. 8. Enhanced Elevations. Side or rear facades adjacent to a public street or open space shall have an enhanced elevation. An enhanced elevation may include a bay or pop out window, shutters on at least two windows, covered deck or patio, additional windows or other architectural feature that is compatible with the architectural character of the home. C.3 Windows and Doors Windows and Door standards shall comply with Section (2) of the City of Thornton Development Code except as follows: a. All elevations except the Privacy Side Elevation shall have a minimum window area of twenty (20) square feet. Privacy Side elevations shall have a minimum window area of twelve (12) square feet. Garage and entry door windows may be used to satisfy the window requirement. There shall be no windowless elevations. C.4 Roofs Roof standards shall comply with Section (3) of the City of Thornton Development Code except as follows: 1. All homes shall have roofs with dimensional asphalt shingles with a minimum of three visibly distinct colors within the subdivision. Carriage House: Villages at Riverdale 8

9 C.5 Colors and Materials 1. All facades shall have durable siding materials which may include, cement fiber, engineered wood composite, stucco, rust resistant architectural metals or a combination of the above. 2. Material diversity is required. A minimum of two different materials shall be incorporated in each home. Variations of the same material (scallops, fishscale, lap siding, board and batten) of the same or different color will be considered different materials. The coverage of the second material does not need to be distributed evenly on all sides of the home. 3. Approved paint schemes shall not be repeated within a motor court or directly across the street on street side lots. C.6 Garages Garage standards shall comply with Section (4) of the City of Thornton Development Code except as follows: 1. Street Side Homes shall have side loaded garages that access off of the motor court. 2. Garage doors facing the public street shall include window panes in the upper garage door section. 3. Cul de sac Homes with front loaded garages that are located behind another home, not directly adjacent to a street, may be clad entirely in siding, masonry is not required. D. Conservation Standards D.1 Smart Growth Planning Planning and implementing a sustainable and balanced community requires that Smart Growth planning and design principles be incorporated at different levels of the planning process. Smart Growth community development involves several imperatives: 1. Reduces sprawl by utilizing compact/cluster development patterns. 2. Development can be less expensive and lower the cost of infrastructure. 3. Accommodates a multi-generational population with different income levels. 4. Provides additional choices of product types and price points. 5. Assists in keeping employment and housing in balance. 6. Protects and enhances sensitive environments. 7. Provides for market flexibility and adaptability. The design of the Carriage House neighborhood meets several of the above imperatives for Smart Growth. D.2 Green Building Practices Energy efficiency will be built into the project to minimize the use of nonrenewable energy sources. Utilizing high-efficiency heating, ventilating, air- Carriage House: Villages at Riverdale 9

10 conditioning, lighting, appliances, and plumbing systems reduces energy consumption, diminishes waste, and avoids pollution associated with the use of fossil fuels. Each home shall include the following energy conservation features: 1. High performance windows 2. Ultra- efficient heating and cooling systems 3. Low flow water fixtures 4. Energy efficient insulation 5. Air tight recessed lighting fixtures 6. Optional rooftop photovoltaic solar panel E. Landscape Standards E.1 General 1. Landscape Standards shall comply with Sections and of the City of Thornton Development Code except as outlined in this section. 2. All grading shall be completed in such a way as to avoid abrupt changes in slope; except where walls or other terracing is planned. Grading shall gradually steepen or soften to smoothly tie into existing grades or otherwise create a natural appearance. 3. Plant materials shall be non-invasive and shall not cause damage to adjacent homes, streets or other improvements. 4. All landscaped areas; except native areas as provided herein, shall be irrigated by an automatic irrigation system that includes an Evapotranspiration (ET) Timer/Controller. 5. All landscaped areas shall be appropriately maintained throughout the year. 6. Tree and Tree Equivalents shall be provided as provided below with plant placement allowed within similarly landscaped adjacent areas to create an overall safe, balanced and healthy environment. E.2 Front Yard Landscape 1. Front yards shall be considered the area not screened from public view or outside the fence. See Exhibit F 2. A minimum of one and one half (1.5) tree equivalents shall be provided and distributed as follows (See Exhibit E): a. The required plant material may be distributed among the homes sharing a motor court. Each individual lot is not required to have 1.5 tree equivalents so long as the total for all lots on the motor court meet the standard. For example, one lot may have 1.0 and the adjacent lot on the motor court may have 2 totaling the required 3. b. Clusters of three to four residences shall have a minimum of one (1) tree within the front yard landscaping. c. Clusters of five or more shall have a minimum of three (3) trees within front yard landscaping. Carriage House: Villages at Riverdale 10

11 3. One tree shall be provided for every 35 linear feet as a street tree for the tree lawn of internal public streets. Refer to Landscape Plans for locations. 4. Front yard landscaping will be maintained by the Home Owner s Association or equivalent. See Exhibit F F. Community Design Elements F.1 Public Land Dedication The PLD for parks, open space and trails shall be provided as follows (Refer to Exhibit G): 1. Pocket Park. In accordance with the City s Parks and Recreation Master Plan, a minimum of one-third (1/3) of an acre of land will be developed as a Pocket Park and shall include a picnic area and tot lot with the amenities listed below. Any additional materials and equipment provided shall be credited against any cash-in-lieu needed to meet the Public Land Dedication requirement of this development. a. One (1) 12 x 12 square foot shade structure b. One (1) Picnic Table c. One (1) Bicycle Rack to secure three bicycles d. Two (2) Park Benches e. Two (2) Waste Receptacles f. One (1) Pet Waste Station g. Two-thousand (2,000) square foot, Fibar children s play area. h. One (1) multi-level play structure (entry/transfer and upper). i. Two (2) swings 2. An open space corridor along Horizon Tributary will be provided. An overlook with interpretive signage and bench along with a soft surface single track trail with features such as bird houses will be provided. 3. A landscaped tract with a six (6) foot wide concrete trail connection overlook will be provided between the Pocket Park and the northeasterly private driveway to allow off-street pedestrian access from the easterly side of the community to the park. 4. Additional sidewalk to achieve a minimum ten (10) foot wide trail connection from Tamarac Street to the Pocket Park will be provided. 5. A ten (10) foot wide trail will be constructed along 128 th Ave with two (2) feet of the width being credited toward the PLD requirement. Carriage House: Villages at Riverdale 11

12 F.2 Fencing 1. A six (6) foot height masonry or concrete fence shall be installed along 128 th Ave. 2. A six (6) foot height wood composite fence with masonry columns spaced at a minimum of 75 feet on center shall be provided along Tamarac St. 3. Forty two (42) inch three rail, tan vinyl fence shall be provided along lot lines abutting open space areas. 4. Private side and rear lot fencing shall be six (6) foot height tan vinyl privacy fence. Fencing of front yards is prohibited. Carriage House: Villages at Riverdale 12