Eastcreek Farm Planned Development Standards July, 2015 ek farm
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. Refer to the Standards and Graphic for elements such as: Parks Trails Fencing Monumentation Playgrounds 1
01. General Standards 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. 1.3 Land Use Chart TABLE 1.1 LAND USE CHART PLANNING AREA ACRES DENSITY UNITS Residential Low: Planning Area Net Residential Area 42.32-267 Open Space and HOA Tracts 31.34 - - On-Site ROW 23.25 - - GRAND TOTAL 96.91 2.76 DU/AC 267 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 an HOA maintained Neighborhood Park, 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 the Residential Low Planning Area. 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 AREA Maximum Density Maximum Building Height 2.8 Dwelling Units per Acre 2-stories, 35-feet Maximum Lot Coverage 60% for all residential structures (1) Minimum Floor Area 1000 square feet Guest Parking Requirement 2 per unit (to be provided for in driveway) Minimum Building Separation (2) 10 feet between buildings, 2 foot encroachments for roof-lines are allowed for adjacent buildings Building Setback from Exterior Property Lines 25 Notes: 1. Accessory structures do not count toward the minimum lot coverage. 2. 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 Typical Single-Family Detached (SFD) Lots TABLE 2.3 LOT STANDARDS FOR SFD LOTS Minimum Lot Size Minimum Lot Width (1) Front Setback to Living Area/Covered Porch (2) 15 / 10 Front Setback to Garage/Sideload Garage (2) 20 / 8 Side Setback (2)(3) 5 Corner Side Setback (2)(3) 10 Rear Setback (2) 15 5,250 / 6,600 square feet of lot area per dwelling unit 50 & 60 feet (55 & 65 for corner lots) NOTES: 1. Due to decreased lot frontage on interior curves and cul-de-sacs, typical lot width is measured at the front yard setback. 2. Setbacks are measured from the property line. 3. 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. 4
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 Architectural review process. c) Quality Enhancement One hundred percent (100%) of the homes in a subdivision filing that have front-loaded garages shall have a front wall plane or porch 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. The setback of the front most portion of the foundation of each home shall vary a minimum of two feet (2 ) from that of each adjacent lot. 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, similar in character to the image below. Mailbox Kiosk, character imagery 5
04. Landscape Design Standards 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 seven (7) different color palettes. No two (2) dwellings adjactent to one another or across the street from each other shall have the same color palette. 100% of the homes in each filing will have 100% masonry on the first floor front facade elevation (excluding window and door areas with related trim areas). All corner lots shall either incorporate a masonry wrap for the entire lenght of the street frontage, or porches which wrap aroundthe side of the home that faces the side street. 100% of the homes in each filing will have a covered front porch with roof column supports. Sixty percent (60%) of all of the elevations offered shall extend along the building facade to an equal or greater width than the garage or driveway, approimately 50% of the main facade. The remaining homes shall have at a minimum 50 square feet designed for a covered front porch. 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 4:12 (excluding dormers, porch roofs, and other extensions) and 50% of the plans offered shall have a minimum pitch of 5:12 or more Roof overhangs shall be a minimum 12. 4.1 Landscape Character Each subdivision filing shall have at least four visibly distinct colors of roofs distributed evenly throughout the development. a) General Requirements Park design shall be submitted as a part of a separate construction document set in conjunction with future Minor Development Plans (MDP) and Construction Documentation (CD). Final HOA landscape design shall be submitted to the City of Thornton as a Minor Development Permit (MDP). Landscaped areas shall be landscaped in accordance with Thornton City Code Tree 6
04. Landscape Design Standards Equivalent (TE) and plant size requirements with the exception of larger trees located in the E-470 Trail Corridor and the cottonwoods in the German Ditch. 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 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 organized plantings and crop rows. 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 4 in height. Hand rails will be provided when retaining walls 4 and higher present a hazard to pedestrians or bicyclists. Exceptions to the height may be submitted to the City for approval at the time of MDP. 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, weather vains, or water towers accented with stone walls and/or white wooden pickett fencing and ornamental landscaping. Primary and secondary project monuments must not be exactly the same but 7
04. Landscape Design Standards complementary in character, color, forms, and material. Project monumentation will occur at locations as identified on future MDP 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: 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 along the northern property line, with masonry columns every 150 interval. A 6 high, solid barrier fence with masonry columns every 75 should be installed along the back of lots which abut E. 152nd Ave. A 6 high, floating stamped concrete wall with columns every 12 should be installed along the back of lots which face York St. 8
04. Landscape Design Standards 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: Solid Barrier Fence (E. 152nd Ave.) Floaing Stamped Concrete Wall (York St.) 4 Open Three-rail Fence 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 MDP s. All 10 trails in development will have lights every 300 lineal feet that meets or exceeds cot standards and specifications requirements. 9
Eastcreek Farm PD Standards :: Fencing Plan SCALE : 1 = 300 10
Eastcreek Farm PD Standards :: Fencing Details N.T.S. N.T.S. 11
Eastcreek Farm PD Standards :: Fencing Plan 12
04. Landscape Design Standards 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 MDP s. An example of a uniform stylistic family is shown below: 4.6 Detention Ponds The landscape in and around detention ponds shall be planted with a sod rim on the perimeter and native seed. The pond will 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 a 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. in addition, the shortfall in public land dedication shall be calculated at $1.50 per square foot of deficit and will be added to the park in upgrades and extra amenities over and above the stated. 13
04. Landscape Design Standards 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. Park Signage Bike Rack 4.8 Pocket Park 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 6-12 year old age group. At least 4 swings to be provided. At least one (1) picnic table 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 6-12 year old age group. At least 4 swings to be provided. At least one (1) picnic table 14
04. Landscape Design Standards 4.9 Public Land Dedication (PLD) The Neighborhood Park and other PLD land is to be designed and installed by the developer. The following table shows the required and provided 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 6.70 - Pocket Parks 0.93 - Trail (1) 1.33 - Total Park Land Dedication 8.96 7.64 Cash-in-lieu Required $0 (1) Only surface of trail qualifies for P.L.D. Along 152nd, only the extra 2 width qualifies. Trails within park tracts do not qualify at all. 4.10 Quality Enhancements Eastcreek Farm will meet the City of Thornton s subdivision quality enhancements, as defined in Division 3 of the City Development Code, through inclusion of the following design items: 1. Tree equivalents requirements in the subdivision will exceed City Code requirements, as defined in Sections 18-492 through 18-498, by a minimum of 20%. 2. 3 caliper Cottonwood trees will be planted along the German Ditch corridor. Please refer to the Landscape Plans for additional information. 3. An 8 high double sided sound barrier fence shall be installed along the northern property line. See Section 4.3 for additional detail. 4. 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 5. Trail Extensions will be provided to the proposed E 470 Trail, across 152nd Ave., and the existing rail line trail. These will eventually provide regional access for bicycle and pedestrian movement to the Big Dry Creek Trail, Rocky Top Middle School, Signal Ditch Trail, and The Adams County Regional Park. Please refer to the Trails Plan on Page 16 for more information. 6. Mature trees along the northern boundary must be at least 3 caliper for deciduous or 8 foot high pines or spruces. 15 7. A 6 high floating stamped concrete wall shall be installed along the rear of lots that back toward York Street. See Section 4.3 for additional detail.
Eastcreek Farm PD Standards :: Public Land Dedication & Trails Plan 16
eastcre