PLANNED DEVELOPMENT STANDARDS MARCH 2018 EASTLAKE STATION

Transcription

1 PLANNED DEVELOPMENT STANDARDS MARCH 2018 EASTLAKE STATION

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3 CONTENTS 1. INTRODUCTION PERMITTED LAND USES RESIDENTIAL DEVELOPMENT STANDARDS RESIDENTIAL ARCHITECTURAL STANDARDS COMMERCIAL DEVELOPMENT STANDARDS COMMERCIAL ARCHITECTURAL STANDARDS COMMUNITY DESIGN STANDARDS... 10

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5 AVILLA PLANNED DEVELOPMENT STANDARDS 1 1. INTRODUCTION A. Project Overview Avilla Eastlake Station is a 29-acre mixed-use community in Thornton featuring for-lease single-story detached and attached homes and a 2-acre commercial center. Located northeast of Washington Street and Washington Center Parkway, the site is approximately 0.5 mile from the Eastlake at 124th rail station that will provide service to Downtown Denver. Avilla Eastlake Station proposes a maximum of 260 multifamily detached and duplex residences. The development presents future residents with a unique living experience in an alternative housing choice to the traditional options of single-family for-sale residences or large multi-unit rental apartment complexes. Avilla Eastlake Station will combine aspects of single-family living with multi-family-like lease terms and management. The combination of these elements creates a desirable residential option with upscale features and spacious indoor/outdoor living areas maintained by a professional management company, without the mortgage payment and HOA fees of typical single-family communities. The neighborhood will include an amenity area with a pool / spa, a dog park, and a connection to the Farmers High Line Canal Trail to the north. The commercial center is intended to provide area residents with easy access to at least two different uses, such as a daycare and a medical office building. The commercial center will be centrally located within the residential community, along Washington Center Parkway. Buildings will be pedestrian-oriented and a plaza will be provided that attracts nearby employees and residents. B. Guiding Principles Create a medium-density residential neighborhood unique in Thornton featuring single-story detached and duplex housing for lease. Integrate commercial and residential uses with cohesive design elements throughout. Ensure the quality of residential and commercial buildings throughout the development. Provide pedestrian connectivity between residential and commercial uses. Connect to the Farmers High Line Canal Trail and onward to the Eastlake Station. Develop high-quality amenities and gathering places for residents, employees and visitors. Complement the goals and policies of the Eastlake Station Area Plan. C. Applicability of Standards The intent of these Planned Development (PD) Standards is to ensure Avilla Eastlake Station becomes a high-quality community, desired for its innovative housing product, attractive landscape, and proximity to a variety of shops, services, and rapid transit. These standards provide minimum requirements for key aspects of development. When minimum standards within this document cannot be met, an equal or better design solution must be proposed and presented for review and approval by the master developer and ultimately the City of Thornton. Regulations not specified in the PD Standards shall conform to the most compatible zoning district standards in the City Code at the time of improvement. Minor changes or adjustments to the ODP/CSP and PD Standards that meet the intent of the project may be authorized by administrative amendment as determined by the Development Director.

6 2 AVILLA PLANNED DEVELOPMENT STANDARDS 2. PERMITTED LAND USES Avilla Eastlake Station consists of two planning areas, shown on the following map, each with a distinct list of permitted uses, all of which shall be in compliance with these PD Standards. The following list of uses is to be considered inclusive, rather than exhaustive. The City may administratively approve a use not listed below that meets the intent of these PD Standards. If a conflict occurs, refer to City Code. A. Planning Area 1 Residential Medium Planning Area 1 allows for a residential neighborhood of detached and duplex homes, ranging from 1-bedroom to 3-bedrooms, with private yards and shared amenities. Uses permitted by right include: Single-story Detached Dwellings Single-story Duplex Dwellings Leasing Office Detached Garages Recreational Amenities (pool, dog park, etc.) Detention / Retention / Water Quality Features Maintenance Facility / Building B. Planning Area 2 Commercial Planning Area 2 allows for a range of convenient commercial uses in proximity to area residents. Commercial development shall include at least two distinctly different land use types. Uses catering to automobiles, such as drive-in and drive-through restaurants and similar uses, are prohibited in this planning area to foster a pedestrian environment and encourage the use of public transportation. Uses permitted by right include: Commercial Amusement Inside (Less than 10,000 SF) Banquet or Reception Center Bar, Lounge or Tavern Club or Lodge Cultural Arts Facility Dry Cleaning Fitness Center or Club Furniture Store (Less than 10,000 SF) General Merchandise or Food Store Without Drive- Through (Less than 10,000 SF) Health Club Home Improvement Center (Less than 10,000 SF) Liquor Store Without Drive-Through Nursery, Garden Shop, and Plant Sales Personal Services Recreation Center Restaurant Without Drive-In or Drive-Through Theater Institutional Day Care Facility Religious Institution (Less than 10,000 SF) Office Financial Institutions Without Drive-Through General Office Medical Clinic (includes 24-Hr Urgent Care & Similar) Medical Office Public Service Library Post Office Accessory Outside Uses Display of Merchandise Sales Storage Solar Collectors Wind Energy Conversion System

7 AVILLA PLANNED DEVELOPMENT STANDARDS 3 Planning Areas and Surrounding Zoning PD - PLANNED DEVELOPMENT FARMERS HIGH LINE CANAL EXISTING ZONING: BUSINESS PARK PROPOSED ZONING: PLANNED DEVELOPMENT PLANNING AREA 1 BP - BUSINESS PARK I - INDUSTRIAL WASHINGTON STREET WASHINGTON CENTER PARKWAY CR - COMMUNITY RETAIL PLANNING AREA 2 PD - PLANNED DEVELOPMENT PLANNING AREA 2 LEGAL DESCRIPTION BOUNDARY LAFAYETTE STREET MF - MULTI-FAMILY C. Land Use Summary Planning Area Acres Max. Density Max. Units Max. FAR 1 Residential Medium Units / Acre Commercial Grand Total

8 4 AVILLA PLANNED DEVELOPMENT STANDARDS 3. RESIDENTIAL DEVELOPMENT STANDARDS The intent of the residential development standards is to create an innovative, cohesive and secure community with interconnected, efficient lots that create attractive and comfortable public and private spaces, including landscape areas and recreational amenities. A. Residential Medium Development Standards for Planning Area 1 Building Standards Maximum Density 10.0 units per acre Minimum Floor Area 600 square feet of livable space per unit Maximum Units Per Building 2 Maximum Building Height 30 feet Minimum Building Separation 10 feet Minimum Backyard Depth 8 feet Minimum Setbacks Building Parking Fence Washington Street 35 feet 25 feet 30 feet Washington Center Parkway 25 feet 25 feet 15 feet Lafayette Street 25 feet 25 feet 20 feet North / Northwest Property Line 24 feet 25 feet 15 feet Internal Drive Aisle 15 feet 0 feet 15 feet Garage 3 feet minimum / 5 feet maximum from back of drive aisle/parking curb to garage door face 0 feet 6 feet

9 AVILLA PLANNED DEVELOPMENT STANDARDS 5 Typical Residential Area Site Layout 4 SIDEWALK 10 MINIMUM BUILDING SEPARATION WALL TO WALL (1 ROOF EAVES ARE ALLOWED TO ENCROACH) 8 MINIMUM BACKYARD DEPTH PRIVACY FENCE 2 UNITS MAXIMUM PER BUILDING 15 MINIMUM SETBACK FROM INTERNAL DRIVE AISLE PARKING SPACE (TYP.) 1 BEDROOM 2 BEDROOM 3 BEDROOM PUBLIC AREA PRIVATE YARD

10 6 AVILLA PLANNED DEVELOPMENT STANDARDS 4. RESIDENTIAL ARCHITECTURAL STANDARDS The intent of the residential architectural standards is to create a high-quality built environment with homes of varied colors, materials, and footprints that create an aesthetically-pleasing and visually-integrated neighborhood. The residential designs shall contribute to the uniqueness of the neighborhood with details that are tailored specifically to the site. Each model shall include predominant characteristics shared by all models in the neighborhood. The interior and exterior of all homes shall be maintained by the property management company, ensuring a well-kept appearance. A. Product Mix I. The community shall consist of three unique floor plans, detached garage floor plan(s), and a leasing office. a. 1 duplex floor plan b. 2 single family detached floor plans c. 2, 3, 4 or 6 unit detached single car garage floor plan(s) B. Facades / Elevations I. Four distinct elevation styles shall be provided for each floor plan, consisting of the following materials: a. Farmhouse lap siding, board and batten siding, and shutters b. Bungalow shake siding, brackets, tapered columns, and stone masonry c. Shingle lap siding, shake siding, oval decorative vent(s), shutters, and stone masonry d. Traditional lap siding, shutters, decorative vent(s), and thin brick masonry II. III. IV. One elevation style for garage floor plan(s) and leasing office consisting of the following materials: a. Garage elevation style is Farmhouse Lap siding, and board and batten b. Leasing Office elevation style is Shingle lap siding, shake siding, shutters and trellis c. The locations and proportions of front porches shall vary between each of the three floor plans. d. Variation in the front plane and roofline shall vary between each of the three floor plans. e. All buildings shall be single-story. f. Window grids and trim shall vary per elevation style with the intent that all four sides are the same for each elevation style. All floor plans shall meet the following requirements: a. All elevations, except the Farmhouse, shall consist of four-sided architecture with masonry wrapping each side, consisting of at least 25% of the wall area (excluding window and door area). The front façade of each floor plan shall incorporate a covered front porch with columns and shall have a minimum width of five feet and a minimum floor area of 50 square feet including the stoop. V. Exposed foundations which extend above grade more than 22 inches shall be covered with a material that is already approved for the home. VI. There shall be a minimum of four color schemes, one for each of the elevations styles offered.

11 AVILLA PLANNED DEVELOPMENT STANDARDS 7 C. Windows and Doors I. The street-facing façade of each home shall have a minimum window area of 9 square feet of glass. On any elevation requiring a window the entry door windows shall not be used to satisfy the window requirement. II. Each window that is not located in a portion of the wall clad in masonry shall have either: b. A minimum four-inch nominal wide wood trim border. c. Shutters a minimum of 12 inches wide. III. Windows frames other than wood shall be either anodized, electrostatically-painted, vinyl clad or vinyl. Unpainted aluminum window frames are prohibited except for basement windows. Wood frames shall be painted, sealed or stained. IV. Each door that is not located in a portion of the wall clad in masonry shall have a minimum four-inch nominal wide wood trim border. D. Roofs I. The minimum roof pitch for each floor plan including garage(s) and leasing office is 4:12. II. Where asphalt shingles are used, each roof shall have a distinct color to provide four visibly different colors. III. In general, sloped roofs shall include a minimum 12-inch overhang for all roof pitches. However, in limited instances where a conflict requires it, an eight-inch overhang shall be allowed, in conjunction with architectural features such as eyebrows or frieze boards. IV. All rooftop equipment, including without limitation HVAC units, swamp coolers and antennas, shall not be placed on the street-facing portion of the roof. V. Piping, venting, flashing, solar panel frames, and other rooftop equipment exposed to view shall be finished to match the roof surface color or otherwise designed to blend with the roof surface. VI. All the homes shall have roofs with high profile composition shingles such as slate, tile, shake, or dimensional asphalt shingles. E. Rear Facades I. Where a home or duplex abuts a public street and any associated landscaping tract, the highest point of the rear elevation visible from the street shall not be taller than 35 feet above the final grade of the average elevation of the rear property line. The structure may increase in height one foot for every additional foot that it is set back from the setback line. F. Quality Enhancements Standards I. In addition to the above design requirements, the mail box kiosk shall be architecturally integrated into the leasing office.

12 8 AVILLA PLANNED DEVELOPMENT STANDARDS 5. COMMERCIAL DEVELOPMENT STANDARDS The intent of the commercial development standards for Planning Area 2 is to develop a pedestrian-oriented commercial center with a meaningful, enhanced plaza. A. Enhanced Public Spaces A plaza (or plazas) shall provide space and programming elements to promote public gathering, social interaction, leisure opportunities, focal points, and a visual identity to create a strong sense of place. A minimum of 3,000 gross square feet of outdoor plazas and business patios shall be provided. A minimum of 4 of the following programming elements shall be located in each enhanced public space(s). Other elements that meet the intent of enhanced public space may be approved by the City of Thornton. I. Decorative paving II. Two benches and trash receptacles III. Two tables and eight chairs IV. Three permanent planters at least 24 inches across with seasonal landscaping V. Kiosk, shelter or trellis VI. Public art B. Commercial Development Standards for Planning Area 2 Building Standards Maximum Floor Area Ratio 0.5 Maximum Building Height 30 feet Maximum Site Coverage 70%: when averaged across all lots in the development Minimum Open Space 30%: hardscape areas including sidewalks, plazas, and decorative paving areas may be counted towards this requirement Setbacks Building Parking Washington Center Parkway 25 feet minimum 20 feet minimum Local / Collector Roads (Front and Side) 0 feet minimum; 15 feet maximum on the north/south roads east and west of the commercial area 5 feet minimum Rear 10 feet minimum 5 feet minimum Interior Property Line 0 feet minimum 0 feet minimum

13 AVILLA PLANNED DEVELOPMENT STANDARDS 9 6. COMMERCIAL ARCHITECTURAL STANDARDS A. Building Height and Massing Facades in excess of 40 feet in length must incorporate architectural features or treatments to diminish apparent building mass, such as windows, a projection or recess in the wall plane, or a change in materials. D. Windows Windows are required in areas where significant pedestrian activity is expected and to break up blank and / or unarticulated walls. Windows shall be for display purposes or to allow for viewing both into and out of the interior of the building. Windows are encouraged to be utilized to activate ground floor spaces. No more than 15% of a window may be obscured by signs, paint, curtains, or other items. B. Building Materials and Colors The exterior materials and colors of commercial buildings shall be compatible with those of the residential area, as provided in the ODP/CSP. Buildings shall use darker colors and heavier stone materials on the lower 3 to 5 feet of buildings to help visually anchor them to the ground. High quality, low-maintenance, durable materials shall be applied to all buildings. C. Building Entrances Building entrances shall be pedestrian-oriented with clearly defined, highly visible customer entrances. Main entrances shall face a street while secondary entrances may face a parking lot. Entrances shall include at least 5 of the following features: I. Canopies or porticos II. Overhangs III. Recesses / projections IV. Arcades V. Raised corniced parapets over the door VI. Peaked roof forms VII. Arches VIII. Outdoor patios IX. Display windows X. Architectural details such as stone work and moldings that are integrated into the building structure and design. XI. Integral planters or walls that incorporate landscaped areas and/or places for sitting. Commercial building with canopies, recesses/projections, outdoor patio, display windows, stone work, and seating wall.

14 10 AVILLA PLANNED DEVELOPMENT STANDARDS 7. COMMUNITY DESIGN STANDARDS Community design standards play an important role in a well-planned community and shall be applied to all Planning Areas. Community design elements include signage, fencing, and landscaping that are designed and function in an aesthetic, uniform, and effective manner. Design elements should be viewed as a whole package, where each element has a particular function and all of the functions are accommodated within the public space of the community. By pre-planning the community design elements, a theme is created with high quality materials. Designing within a theme creates an identifiable and cohesive community. A. Signage Signage will be designed and applied in a consistent manner in both planning areas. Final signage designs shall be submitted as part of a comprehensive sign package in conjunction with a future Development Permit. I. Residential Monumentation a. Community monumentation shall create gateways into the neighborhood that provide identity and create a unique sense of place. Primary residential monumentation may occur at the entry drives off Washington Center Parkway. b. Secondary address monuments that list the unit numbers of homes shall be located near common walks off the alleys. c. Project monuments must not be exactly the same, but will be complimentary and uniform in character, color, form, and material. d. Monumentation materials may include rough cut stone/synthetic stone, smooth stone, various metal types in panel, dome or lattice form, precast caps, etc. e. Material and style shall be consistent and compatible with the architecture. f. Final monumentation locations will be provided with a future Development Permit. II. Commercial Signage a. All commercial signage shall be designed with the architectural theme of the development and shall be consistent with the monumentation for the entire area. Primary commercial monumentation may occur at two locations: At the access drives from Washington Center Parkway. b. A comprehensive signage package shall be submitted with the CSP or DP. Final signage designs shall be reviewed for consistency with the intent of these standards and the City of Thornton Code. The sign package shall include plan drawings indicating the type and location of all signage located on site. The sign package shall include detailed drawings depicting height, sign area, setback, lighting / illumination, and materials. c. The following types of signs are allowed: project identification / monument, joint tenant identification, wall mounted, blade, window, fascia / canopy mounted, and banner / streetscape pole. A brief description of each type of allowed sign is located on page 14.

15 AVILLA PLANNED DEVELOPMENT STANDARDS 11 Proposed Monumentation Locations WASHINGTON STREET LAFAYETTE STREET (FUTURE) FARMERS HIGH LINE CANAL & TRAIL WASHINGTON CENTER PARKWAY KEY Primary Residential Monuments Secondary Address Monuments Office/Retail Monuments *Note: Sign locations may shift during the DP process to account for design constraints. NORTH NOT TO SCALE

16 12 AVILLA PLANNED DEVELOPMENT STANDARDS Conceptual Residential Monumentation Raised Aluminum Text Sandstone Planter Box Pattern Piece Stacked Stone Base Boulders Raised Aluminum Text Sandstone Planter Box Pattern Piece Primary Residential Monuments Secondary Address Monuments *Note: Design intent only. Subject to change.

17 AVILLA PLANNED DEVELOPMENT STANDARDS 13 Conceptual Commercial Monumentation Raised Lettering Acrylic Colored Panels Sandstone Pattern Piece Front Side *Note: Design intent only. Subject to change.

18 14 AVILLA PLANNED DEVELOPMENT STANDARDS Project identification signs display project name and create entry and gateway into the commercial mixed-use center. At a minimum, one project identification sign shall be provided for each primary entry into the development. Project identification signs shall be monument signs and the primary signage for each development. Project identification signs shall have a maximum height of 8 feet. Commercial monument signs list tenants, offices, etc. located within each development area. Commercial monuments shall be ground mounted. Two commercial monuments shall be allowed per public street frontage that abuts the property. Commercial monuments shall have a maximum height of 8 feet. Wall signs display tenant name and shall be incorporated into the facade of the subject building. Blade, window, and canopy signs provide interest at the pedestrian level and guide visitors through a project. These sign types shall be incorporated into the architecture of the subject building(s). No more than 15% of a window may be obscured by signs, paint, curtains, or other items. Streetscape banners and flags are allowed per Code and may be located with pedestrian pole lights. Banners and flags are not permanent signage, but may be used for events, seasonal decoration, etc. B. Residential Fencing I. Backyard Fence: Resident s backyards shall be enclosed with a fence comprised of natural wood or high quality wood grain material. The fence shall be a maximum 4.5 feet high including a semi-open decorative pattern such as lattice along the top. II. Fence Columns: Perimeter fences adjacent to the right-of-way shall have feet high masonry columns placed at the corners of each backyard or a minimum of 50 on center. III. Pool Fence: The pool area shall be completely enclosed by a minimum 6 feet high ornamental metal fence. IV. Dog Park Fence: The dog park shall be completely enclosed by a 4 feet tall ornamental metal fence. V. Fences shall be sited in accordance with the ODP/ CSP. Sample Image of Privacy Fence

19 AVILLA PLANNED DEVELOPMENT STANDARDS 15 C. Lighting I. No lighting on any building site, shall cast glare onto adjacent or neighboring properties or streets. II. Area light poles shall be used to light streets and parking lots. III. Pole lights used to light any parking areas shall be downcast cut-off type fixtures not to exceed 25 feet in height (total height includes pole, light fixture, and base). IV. Maximum 12-foot tall pedestrian light poles and/ or bollards shall be used to light walks and outdoor amenity spaces. V. Built-in wall/step lights and floodlights can also be used in amenity spaces as accent lighting. VI. All light fixtures throughout the site shall be of a similar style and compliment the site furnishings. VII. Building mounted lighting fixtures shall be fully shielded and directed downward or towards the building on which it is attached. Design Inspiration for Lighting *Note: Design intent only. Subject to change.

20 16 AVILLA PLANNED DEVELOPMENT STANDARDS D. Site Furnishings I. All site furnishings used throughout Avilla Eastlake Station shall be of a similar style. II. III. Site furnishings shall be modern and inviting. Furnishing materials shall be a combination of metal and wood or composite. E. Landscape I. Central Open Space: A central open space shall be easily accessible for all residents. The central open space shall include several programed community amenities as well as open lawn and plaza space for flexible use. II. Plant Material: Planting shall incorporate a variety of colors, textures and seasonal interest. A mix of canopy mid-height and groundcover planting. A minimum of 20% of plant material shall be evergreen to provide year-round interest. III. Planting near main entrances and around amenity spaces shall be more formal and dense with a minimum average of 1 shrub or 3 grasses per 50 sf in these areas. IV. A combination of rock and wood mulch shall be used within shrub beds to create swaths of different ground textures. V. There shall be a minimum 3 feet wide planting strip around all buildings to add visual interest along building facades. VI. Perennials and annuals shall be used near entry monuments and building entrances for pops of seasonal color. VII. Artificial turf is allowed in private fenced yards in the residential development. VIII. No sod shall be allowed in areas less than 6 feet wide IX. or closer than 5 feet from buildings. In all cases landscape shall conform with City Code requirements. When landscape requirements in the PD Standards differ from City Code; the higher of the two standards shall be met. Sample Images of Site Furnishings Seating Seating Planters Planters Trash Receptacle Bike Rack *Note: Design intent only. Subject to change.

21 AVILLA PLANNED DEVELOPMENT STANDARDS 17 Typical Foundation Planting for Planning Area 1 Legend *Note: Design intent only. Subject to change.

22 18 AVILLA PLANNED DEVELOPMENT STANDARDS F. Circulation and Parking Avilla Eastlake Station shall provide an efficient street design for convenient traffic patterns and parking access and a cost-effective infrastructure plan. The circulation network shall ensure safe pedestrian connections to recreational amenities and between the residential and commercial areas of the development. I. Circulation a. At least three vehicular accesses shall be provided into the development, as illustrated on the next page, including two from Washington Center Parkway and one from Lafayette Street. b. All roads shall be at least 25 feet wide. c. Homes shall face the primary east/west street in the center of the site, with the exception of homes that may face the side streets intersecting the east/west street from the south. d. A pedestrian bridge shall be provided to connect the development to the trail on the north side of the Farmers High Line Canal Trail. e. A 4-foot-wide minimum detached sidewalk shall be provided in the residential development, connecting to amenity areas and perimeter sidewalks. f. Enhanced crosswalks, with integral colored concrete, shall be provided on the north/south entry road and the primary east/west road in the center of the site near the pool/spa amenity area. g. Pedestrian circulation in the commercial center shall be safe and efficient, linking residential and non-residential areas to enhanced public spaces. h. Sidewalks in the commercial center shall be at least 6-feet wide. II. Parking a. Parking in Planning Area 1 shall not exceed the parking requirements in the City of Thornton Municipal Code by more than 100%, but at a minimum, parking shall be provided in the following quantities: One space for each 1-bedroom unit. Two spaces for each 2- and 3-bedroom unit. One guest space for every five dwelling units, distributed throughout the site. b. 20% of parking spaces shall be provided in garages. c. Parking in Planning Area 2 shall provide at least 80% of what s required in the City of Thornton Municipal Code, but no more than 100%. d. No perpendicular parking or garages shall be allowed on the primary east/west street in the center of the site or the north/south streets adjacent to Planning Area 2. Parallel parking is permitted only if allowed by the Fire Department. e. Parallel parking shall be provided on the north side of the primary east/west street. f. Accessible parking spaces shall meet the requirements in the Code.

23 AVILLA PLANNED DEVELOPMENT STANDARDS 19 Proposed Vehicular and Pedestrian Access Points WASHINGTON STREET LAFAYETTE STREET (FUTURE) FARMERS HIGH LINE CANAL & TRAIL WASHINGTON CENTER PARKWAY KEY Vehicular Access Pedestrian Access NORTH NOT TO SCALE

24 20 AVILLA PLANNED DEVELOPMENT STANDARDS G. Subdivision Quality Enhancements Avilla Eastlake Station shall provide the following three subdivision quality enhancements: I. Provide a trail connection and ditch crossing to the Farmers High Line Canal Trail. II. On the primary east/west street and the north/ south streets that abut the commercial area, provide sidewalks detached from the curb by at least 5.5 feet with tree lawns. III. Install minimum 2.5 inch caliper canopy and ornamental trees, and 8 foot high evergreen trees within a minimum 24 foot wide buffer along the northern boundary. Within this buffer there shall be a minimum of 1 tree per 30 lineal feet and a minimum of 75% of the buffer trees shall be evergreen. H. Multifamily Recreational Amenities To meet the intent of the City Code s requirement for recreational amenities to be included in multifamily developments, Avilla Eastlake Station shall provide the following: I. Game area with bocce ball court and two benches. II. Picnic area near the playground with three tables, a shelter, and a plaza. III. Picnic area in the northern buffer with one table. Sample Imagery of Recreational Amenities Bocce Ball Court Additional recreational amenities will be provided in lieu of public land dedication, as described on the next page. Pool

25 AVILLA PLANNED DEVELOPMENT STANDARDS 21 I. Public Land Dedication The City Code requires developers to dedicate land or provide a cash-in-lieu fee for parks, open space, and trails based on specified calculations, as follows: I. Residential PLD / Cash in Lieu: 244 du x 2.86 residents/du = residents / 1,000 residents = x 10 acres = acres x 43,560 SF/acre = 303,979.1 SF x $1.50/SF = $455, II. Commercial PLD / Cash in Lieu: 1.75 acres x 8% = 0.14 acres x 43,560 SF/acre = 6,098.4 SF x $3/SF = $18, III. Total Cash in Lieu Required: $455, $18, = $474, The cash-in-lieu funds shall be applied toward the amenities listed below, which will be designed, installed, and maintained by the developer. Use of Cash-in-Lieu Funds Amenity Cost Pool $300, Dog Park $56, Fire Pit $3, Playground $47, Site Furnishings $20, Landscape of Amenity Spaces $50, Grand Total $476, Dog Park

26 22 AVILLA PLANNED DEVELOPMENT STANDARDS Conceptual Diagram of Quality Enhancements, Recreational Amenities and Pedestrian Connectivity WASHINGTON STREET LAFAYETTE STREET (FUTURE) FARMERS HIGH LINE CANAL & TRAIL WASHINGTON CENTER PARKWAY LEGEND LEGEND BUFFER TREATMENT: POOL AREA: - EVERGREEN TREES - LARGE SHRUBS - CRUSHER FINES TRAIL - 4 BENCHES -1 PICNIC TABLE - POOL W/ WET-DECK - SPA - FIRE PIT W/ SEATING - 2 COMMUNITY TABLES - CHAISE LOUNGES BUFFER TREATMENT: DOG PARK: - EVERGREEN TREES - METAL FENCE BENCHES - LARGE- 4SHRUBS - CRUSHER FINES TRAIL - 4 BENCHES DETENTION AREA: -1 PICNIC TABLE - TRAIL - 1 BENCH - NATIVE PLANTING POOL AREA: OPEN LAWN: - POOL W/GRASS WET-DECK - MANICURED TURF - MULTI-USE SPACE - SPA - FIRE PIT W/ SEATING - 2 COMMUNITY TABLES CHAISE - BOCCE- BALL COURTLOUNGES LEASING CENTER: - OFFICES - LOBBY/LOUNGE - TRELLIS - MAIL KIOSK - 1 BENCH PLAYGROUND: YEAR OLD PLAY EQUIPMENT - 1 BENCH GAME AREA: PICNIC AREA: - 2 BENCHES - SHELTER - 3 PICNIC TABLES - PLAZA FUTURE COMMERCIAL DEVELOPMENT: - MINIMUM OF TWO USES - PARKING - PLAZA PRIMARY PEDESTRIAN CIRCULATION LEASING CENTER: FUTURE COMMERCIAL DEVELOPMENT: - OFFICES - MINIMUM OF TWO USES TRAIL CONNECTION - LOBBY/LOUNGE - PARKING - TRELLIS - PLAZA - MAIL KIOSK BRIDGE CONNECTION OVER HIGHLINE - 1 BENCH CANAL TO TRAIL DOG PARK: OPEN LAWN: - METAL FENCE - 4 BENCHES - MANICURED TURF GRASS - MULTI-USE SPACE DETENTION AREA: GAME AREA: PICNIC AREA: - TRAIL - 1 BENCH - NATIVE PLANTING - BOCCE BALL COURT - 2 BENCHES - SHELTER - 3 PICNIC TABLES - PLAZA PRIMARY PEDESTRIAN CIRCULATION PLAYGROUND: YEAR OLD PLAY EQUIPMENT - 1 BENCH TRAIL CONNECTION BRIDGE CONNECTION OVER HIGHLINE CANAL TO TRAIL NORTH NOT TO SCALE

27 EASTLAKE STATION