Eastcreek Farm Planned Development Standards September, 2014 ekfarm
Contents 01. General Standards 02. Residential Development Standards 03. Architectural Design Standards 04. Landscape Design Standards
01. General Standards 1.1 Community Vision Eastcreek Farm is located northern Thornton, on the edge of the agricultural and rural communities of Adams County and many developed residential areas in the City. The Eastcreek Farm community will have an agricultural homestead character, a theme that ties the community to it s past heritage. Smaller homes with front porches and sidewalks that connect each home to the open spaces evokes a closeknit, small-town atmosphere. The neighborhood layout focuses around a Neighborhood Park with both passive and active recreational uses, trails, and social gathering spaces. The homestead theme will be reinforced through the architectural design, landscape elements, and site furnishings that promote the character of traditional agricultural communities in Colorado. a) Project Overview Eastcreek Farms is a 96.91 acre residential development northeast of the intersection of E 152nd Avenue and York Street, bordered by E-470 to the north and the future commuter rail tracks to the east. The intent is to create a small-town neighborhood feel with a highly visible park as the focal point. There will be a single Planning Area of Residential Low Density development with single family detached homes and open space areas. b) Purpose of Standards The purpose of these development standards is to uphold the Community Vision and promote consistency and quality throughout all aspects of the neighborhood design. When the specific minimum standards within this document cannot be met, an equal or greater design solution may be proposed and presented for review and approval by the City of Thornton. c) Project Goals The following statements describe the intent for the Eastcreek Farm Planned Development: To achieve a harmonious neighborhood and park plan that is cohesive with and integrated into the existing neighborhood context; To include community design standards and aesthetic characteristics that promote a high quality development; and To provide safe and usable multi-modal access to the park through good visibility, trail connections, and sidewalks. 1.2 Applicability of Standards All regulations not specified in these Planned Development (PD) Standards for Eastcreek Farm shall default to the requirements for single family dwellings land use and the SFD zoning district as outlined in the City of Thornton Development Code in effect at the time of development. Administrative amendments to theses development standards are allowed as determined by the Development Director. 1
01. General Standards 1.3 Land Use Chart TABLE 1.1 LAND USE CHART PLANNING AREA ACRES DENSITY UNITS Residential Low: Planning Area A Net Residential Area 41.61-264 Open Space and HOA Tracts 32.24 - - On-Site ROW 23.06 - - GRAND TOTAL 96.91 2.72 DU/AC 264 2
02. Residential Development Standards 2.1 Planning Areas (PAs) The development consists of one Planning Area which is intended to provide for the development of single-family detached (SFD) homes in locations consistent with the Comprehensive Plan. This Planning Area also allows for a Neighborhood Park that is to be dedicated to the City of Thornton and designed to connect with and enhance the existing open space networks. TABLE 2.1 TABLE OF ALLOWED USES Single-Family Detached Dwellings Parks and Open Space 2.2 Density, Setbacks, Lot Dimensions, and Lot Coverage Table 2.2, below, lists the density and dimensional standards that apply within Residential Low Planning Area A. Other site-specific conditions or regulations within these PD Standards may further limit site development. All lots shall comply with the requirements set forth in Table 2.2. TABLE 2.2 DEVELOPMENT STANDARDS FOR RESIDENTIAL PLANNING AREAS Maximum Density Maximum Building Height Maximum Lot Coverage Minimum Floor Area Guest Parking Requirement 2.8 Dwelling Units per Acre 2-stories, 35-feet 70% for all residential structures 1000 square feet 2 per unit (to be provided for in driveway) Minimum Building Separation (1) 10 feet between buildings, 2 foot encroachments for roof-lines are allowed for adjacent buildings Building Setback from Exterior Property Lines 25 Notes: 1. Encroachments of up to 2 maximum are allowed for roof overhangs, cantilevers, windows, etc. A 10 clear zone must always be maintained between the closest points between two structures, including chimneys, bay windows, etc. For the rear yards, decks and patio covers may encroach up to 10 feet with the provision that they are never enclosed and shall not be located on any easements. 3
02. Residential Development Standards 2.3 Single Family Detached Lot Typicals and Setbacks The graphic exhibits below depict typical lot configurations for the two lot sizes allowed within Eastcreek Farm. All lots shall comply with the requirements set forth in Tables 2.3 and 2.4, below. a) Figure 2.1 Single-Family Detached (SFD) Lots - 50 x105 Minimum TABLE 2.3 LOT STANDARDS FOR SFD 50 x105 LOTS Minimum Lot Size 5,250 square feet of lot area per dwelling unit Minimum Lot Frontage 50 feet (55 for corner lots) Front Setback to Living Area/Covered Porch (1) 15 / 10 Front Setback to Garage/Sideload Garage (1) 20 / 8 Side Setback (1) 5 Corner Side Setback (1) 10 Rear Setback (1) 15 NOTES: 1. Encroachments of up to 2 maximum are allowed for roof overhangs, cantilevers, windows, etc. A 10 clear zone must always be maintained between the closest points between two structures, including chimneys, bay windows, etc. For the rear yards, decks and patio covers may encroach up to 10 feet with the provision that they are never enclosed and shall not be located on any easements. 2. Setbacks are measured from the property line, except front setbacks which are measured from the right-of-way. 4
02. Residential Development Standards b) Figure 2.2 Single-Family Detached (SFD) Lots - 60 x110 Minimum TABLE 2.4 LOT STANDARDS FOR SFD 60 x110 LOTS Minimum Lot Size 6,600 square feet of lot area per dwelling unit Minimum Lot Frontage 60 feet (65 for corner lots) Front Setback to Living Area/Covered Porch (1) 15 / 10 Front Setback to Garage/Sideload Garage (1) 20 / 8 Side Setback (1) 5 Corner Side Setback (1) 10 Rear Setback (1) 20 NOTES: 1. Encroachments of up to 2 maximum are allowed for roof overhangs, cantilevers, windows, etc. A 10 clear zone must always be maintained between the closest points between two structures, including chimneys, bay windows, etc. For the rear yards, decks and patio covers may encroach up to 10 feet with the provision that they are never enclosed and shall not be located on any easements. 2. Setbacks are measured from the property line, unless otherwise noted. 5
03. Architectural Design Standards 3.1 Introduction Eastcreek Farm s design elements will represent an agricultural heritage character. The homestead theme will be reinforced through architectural elements that promote the character of traditional farming communities in Colorado. 3.2 Architectural Character a) Design To enhance the heritage theme, Farmhouse style homes shall be the prominent architectural character. A variety of elevations, color palettes, and masonry materials will be offered to provide diversity along the neighborhood streetscape. b) General Requirements The development will meet the City of Thornton s Design Standard requirements for single family detached homes. Architectural elevations must go through the typical City Development Permit review process. c) Quality Enhancement Fifty percent (50%) of the homes in a subdivision filing that have front-loaded garages shall have a front wall plane that is at least five feet (5 ) further from the street than the primary front wall plane of the home or the leading plane of the porch. On lots that are less than 60 feet wide at the front setback line, homes shall be sited in groups of three or four adjacent homes and each such group of homes shall have a front setback that differs at least two feet from the adjacent group of homes. All homes shall have roofs with dimensional asphalt shingles with a 30-year warranty. 100% of the dwelling units in a subdivision filing shall have a garage door with windows. No more than 25 percent of the homes in a subdivision filing are the same model. The subdivision will provide upgraded mailbox kiosks that incorporate color and an elevated design style. d) Additional Upgrades In addition to meeting the architectural quality enhancements, Eastcreek Farm homes will provide the following upgrades from the City Code: The subdivision will have a minimum of seven (7) different home models each with a minimum of three (3) different elevations. Each elevation shall have a minimum of five (5) different color palettes. 6
03. Architectural Design Standards 100% of the homes in each filing will have a covered front porch with roof column supports. Fifty percent (50%) of all of the elevations offered will have covered front porches that are 80 square feet or larger 100% of the street facing façades of every home shall have at least 15 square feet of window glass area and 75% of all of the homes offered will have a street facing façade with 24 square feet or more of window glass area. 100% of the homes shall have a minimum pitch on the predominant roof plane of at least 4:12 and 50% of the plans offered shall have a minimum pitch of 5:12 or more Roof overhangs shall be a minimum 12. Each subdivision filing shall have at least four visibly distinct colors of roofs distributed evenly throughout the development. 7
04. Landscape Design Standards 4.1 Landscape Character a) General Requirements Park design shall be submitted as a part of a separate construction document set in conjunction with future Development Plans (DP) and Construction Documentation (CD). Final HOA landscape design shall be submitted to the City of Thornton as a Minor Development Permit. Landscaped areas shall be landscaped in accordance with Thornton City Code Tree Equivalent (TE) and plant size requirements. Primary plant material shall be drought tolerant. Xeric plant species shall be used whenever possible and shall meet the City of Thornton s Water-Wise Landscape Principles, Section 18-492. b) Landscaped Areas Eastcreek Farm includes both public and private landscaped areas. Public landscaped areas shall include any landscaped area that is dedicated to and therefore maintained by the City, such as the Neighborhood Park. Private landscaped areas shall include any landscaped area that is owned and maintained by the HOA. Landscaping in the buffers along surrounding arterials shall be uniform in appearance. c) Design Landscape design shall have a natural character and where appropriate may incorporate an agricultural character, resembling orchard plantings and crop rows. No fruit bearing trees are permitted. Landscaping will be responsive to changes in grade and utilize specific plant types for these areas. d) Retaining Walls Where needed, retaining walls of heights, material, and construction acceptable to the City shall be provided by the builder / developer to keep slopes within acceptable ranges. Retaining walls shall not exceed 6 in height. Exceptions to the height may be submitted to the City for approval at the time of DP. 8
04. Landscape Design Standards A minimum 4 of separation is required between tiered retaining wall levels. 4.2 Monumentation Retaining walls shall be constructed of materials and colors to maintain consistency with the community architectural style, signage, and landscape character. a) General Requirements Community monumentation shall create gateways into the neighborhood that provide identity and create a unique sense of place and arrival. The monuments should reinforce the homestead theme by resembling grain bins or water towers accented with white wooden pickett fencing and ornamental landscaping. Primary and secondary project monuments must not be exactly the same but complementary in character, color, forms, and material. Project monumentation will occur at locations as identified on future DP drawings. Monumentation materials may include metal, fieldstone-type masonry, wood timbers, white wooden picket fences, and decorative planters. b) Figure 4.1 Monumentation Character The following images should provide character inspiration for the monumentation at Eastcreek Farm: 9
04. Landscape Design Standards 4.3 Fencing a) General Requirements Fencing shall be used in a consistent manner throughout the development. All fencing should be made of wooden or vinyl materials and be white in color. An 8 high double sided sound barrier fence shall be used for the length of the northern property line along E-470, with vertical elements every 100 interval. A 6 high, solid barrier fence should be installed along the back of lots which abut arterial street (E 152nd Ave. and York St.) Solid privacy fencing is not permitted in backyards that abut parks and open space areas. A 4 high open three-rail fencing shall be utilized at lots that abut parks and open space areas. Refer to Appendix A, Fencing Plan for more detail. The developer may choose from the accepted fence types (Figure 3.2, below) for interior lot lines and backyard fence lines which are not specified in Appendix A, Fencing Plan. Four-foot high white picket fencing shall be used as an accent at project entryways. Final fencing design and locations shall be submitted as a part of a Comprehensive Fencing Plan in conjunction with future DP s. b) Figure 4.2 Fencing Character The following types of fencing shall be allowed in Eastcreek Farm: 6 Privacy Fence 4 Picket Fence 4 Open Three-rail Fence 10
04. Landscape Design Standards 4.4 Lighting The primary goal of lighting throughout the development should be to provide for the safe nighttime use (as permitted) of streets, sidewalks, and trails. Specific requirements should follow those set in the City of Thornton Code. The style of the fixtures should promote the homestead theme of the community and utilize forms and materials that are consistent with the architectural style, signage, and landscape character. Final lighting design and locations shall be submitted as a part of a comprehensive Lighting Plan in conjunction with future DP s. 4.5 Site Furnishings Site furnishings, including benches, trash receptacles and bike racks, shall enhance the community s homestead theme by utilizing forms and materials which are consistent with the architectural style, signage, and landscape character. All furnishings should be part of a uniform stylistic family. Final site furnishings shall be submitted in conjunction with future DP s. 4.6 Detention Ponds The landscape in and around detention ponds shall be planted with native seed and shall be irrigated. The Eastcreek Farm HOA will assume maintenance of the Detention Pond. 4.7 Neighborhood Park a) Intent The Neighborhood Park utilizes the open area along the German Ditch, which runs through the center of the development to connect into the City s open space network. The intent is to create one large neighborhood park that provides community recreational opportunities. The elements within the Neighborhood Park should continue the community s homestead character with farm themed play equipment and site furnishings that are within the same stylistic family as the rest of the development. b) Specific Requirements The following program elements and amenities shall be included within the Neighborhood Park, as a minimum: Benches and trash receptacles 25 x25 Pavilion 6-9 picnic tables, some to be covered within the pavilion 2,000 square foot playground with separate play areas for 2-5 year olds and 6-12 year olds. Play areas to include play equipment such as climbing structures, spinners, swings, slides, etc as appropriate for the given age groups. At least 6 swings must be provided. Full-size basketball court Park signage 11
04. Landscape Design Standards 4.8 Tot-Lot Playgrounds There are to be two tot-lot type playgrounds located in the community that provide for recreational opportunities in addition to the Neighborhood Park. Refer to the CSP plans for the location of these playgrounds. a) Specific Requirements for Tot-lot #1 The following program elements and amenities shall be included within Tot-Lot Playground #1, as a minimum: Benches and trash receptacles 10 x10 Pavilion Play area with equipment appropriate for the 2-5 year old age group. At least 4 swings to be provided. At least one (1) picnic table Park Signage b) Specific Requirements for Tot-lot #2 The following program elements and amenities shall be included within Tot-Lot Playground #2, as a minimum: Benches and trash receptacles Play area with equipment appropriate for the 2-5 year old age group. At least 4 swings to be provided. At least one (1) picnic table Park Signage 4.9 Public Land Dedication (PLD) The Neighborhood Park and other PLD land is to be designed and installed by the developer, then dedicated to and subsequently maintained by the City of Thornton. The following tables shows the gross and net acreages to be used for public land dedication credit. a) PLD Calculations TABLE 4.1 PUBLIC LAND DEDICATION OPEN SPACE AREA ACRES PROVIDED ACRES REQUIRED Neighborhood Park Area 4.43 - Pocket Parks 1.16 - Trail Corridors 1.40 - Total Park Land Dedication 6.99 7.55 Cash-in-lieu Required $36,786.42 12
04. Landscape Design Standards b) Use of Cash-in-lieu Funds The cash-in-lieu funds shall be utilized to enhance the Neighborhood Park through the purchase of higher quality and custom-themed play equipment to create a more creative play environment. Table 4.2 breaks down how these upgrades are utilized within the Neighborhood Park. TABLE 4.2 NEIGHBORHOOD PARK ENHANCEMENTS ELEMENT BASIC COST ENHANCED COST COST DIFFERENCE NEIGHBORHOOD PARK Site Furnishings $19,720 Swings $3,000 Play Structure $35,000 Pavilion $25,000 Basketball Court $40,000 Neighborhood Park Subtotal $122,720 Approx. $141,114 Approx. $18,394 TOT LOT #1 Site Furnishings $7,785 Swings $2,060 Play Structure $15,000 Pavilion $20,000 Tot Lot #1 Subtotal $44,845 Approx. $54,042 Approx. $9,197 TOT LOT #2 Site Furnishings $7,785 Swings $2,060 Play Structure $15,000 Tot Lot #2 Subtotal $24,845 Approx. $34,042 Approx. $9,197 GRAND TOTAL $192,410 APPROX. $229,198 APPROX. $36,788 4.10 Quality Enhancements Eastcreek Farm will meet the City of Thornton s subdivision quality enhancements through inclusion of the following design items: Landscaping in the subdivision will exceed City Code requirements, as defined in Sections 18-492 through 18-498, by a minimum of 20%. This is to be accomplished through the addition of Cottonwood trees planted along the German Ditch corridor. Please refer to the Landscape Plans for additional information. An 8 high double sided sound barrier fence shall be installed for the length of the northern property line along E-470. See Section 4.3 and Appendix A for additional detail. The subdivision provides sidewalks that are detached from the curb by at least 6 and include landscaped tree lawns along all street frontages within the subdivision 13
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Eastcreek Farm PD Standards :: Appendix A - Fencing Plan NOT TO SCALE Appendix A - Fencing Plan