planned development standardsplanned development …...4 1.1 introduction city creek is a 278.5-acre...

Planned Development StandardsPlanned Development Standards

SECOND SUBMITTAL MAY 4, 2017

CASE NO. ZAX 2016-44

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Table of ContentsTable of Contents

1.0 General Planned Development Standards............................................3

1.1 Introduction•••41.2 Applicability of Standards•••41.3 Zoning Categories and Intents•••41.6 Summary Development Chart •••51.5 Permitted Use Chart•••6

2.0 Residential Planned Development Standards...................................10

2.1 General Residential Standards•••102.2 Single-Family Detached Standards•••112.3 Single-Family Attached Standards•••122.4 Multifamily Standards•••23

3.0 Neighborhood Service Planned Development Standards..............27

3.1 Neighborhood Service Planned Development Standards•••28

4.0 Industrial Planned Development Standards.....................................29

4.1 Industrial Planned Development Standards•••30

5.0 Architecture Planned Development Standards................................31

5.1 General Architecture Standards•••325.2 Residential Architecture Palette•••325.3 Neighborhood Service Architecture Palette•••405.3 Industrial Architecture Palette•••41

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6.0 Landscape Planned Development Standards....................................43

6.1 General Landscape Standards•••446.2 Public Landscaped Areas•••446.3 Retaining Wall Requirements•••456.4 Plant Material Requirements•••456.5 Irrigation Requirements•••466.6 Site Furnishings•••466.7 Residential Landscape Standards•••476.8 Neighborhood Service Landscape Standards•••476.9 Industrial Landscape Standards•••47

7.0 Circulation Planned Development Standards...................................497.1 General Standards •••507.2 Street Standards (Public and Private)•••507.3 Pedestrian and Bicyclist Circulation•••527.4 Traffi c Calming•••52

8.0 Recreation Planned Development Standards...................................568.1 General Recreation Standards•••568.2 Role of the Metro District•••568.3 Public Land Dedication (PLD)•••568.4 Design, Construction and Maintenance of Parks and Recreation Areas•••588.5 Quality Enhancements for PD Zoning•••58

1.01.0General Planned Development StandardsGeneral Planned Development Standards

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1.1 IntroductionCity Creek is a 278.5-acre master planned community located southeast of the intersection of Washington Street and E-470 in Thornton. East 152nd Parkway bifurcates the project site from west to east. North of the parkway, land uses will focus on industrial employment opportunities while residential uses will be concentrated south of the parkway. A variety of housing, including detached single family homes, duplexes, townhomes, and apartments, will accommodate a range of incomes and lifestyles. A commercial main street will serve as the civic heart of the community with shops, services, restaurants, and entertainment. A central park will connect the main street on the west to the Big Dry Creek fl oodplain on the east, creating a green spine that will link various neighborhoods. Mustang Run and the Big Dry Creek fl oodplain will provide ample open space with trails leading to the existing, regional trail network. Small parks and detention ponds will be located throughout the community. A fi re station and K-8 school could also be located in City Creek, depending on fi re and school district needs.

These City Creek Planned Development Standards provide exceptions to the City’s standard zoning regulations in order to create an integrated, innovative community with a mix of housing, jobs, shops, services, entertainment, and recreational opportunities. These standards allow for modern housing designs that include narrower setbacks, increased building heights, and lot sizes smaller than the City’s Development Code allows. These standards encourage zero lot line setbacks to create a pedestrian-oriented main street that will serve as a hub of commercial activity for nearby residents and employees. These standards also refi ne the industrial uses typically allowed in the Development Code by defi ning two industrial zones that allow a mix of commercial and light and heavy industrial businesses with buff er requirements that minimize impacts on other land uses. In addition, these standards enhance the landscape and circulation standards defi ned by Code, and specify the types of amenities preferred in multifamily developments as well as parks and open space.

1.2 Applicability of StandardsA. All regulations not specifi ed in the Planned Development (PD) Standards for City Creek shall

conform to the requirements for each use or most compatible zoning district as outlined in the City of Thornton Development Code in eff ect at the time of PD improvements.

B. Should a confl ict or deviation from the intent of the Overall Development Plan (ODP)/ Conceptual Site Plan (CSP) and/or PD Standards arise during the review of a subsequent CSP or Development Permit (DP), City Staff shall have the sole discretion in determining the threshold at which the deviation or confl ict is signifi cant enough to require City Council or DPAB approval.

C. Additional documents that may contain regulations regarding the design and development of City Creek include but are not limited to all applicable City of Thornton codes and standards, as well as the City Creek annexation agreement.

D. All future site, development, and subdivision plat approval processes shall comply with the Development Code at the time of application.

1.3 Zoning Categories and IntentsA. Single Family Detached (SFD 1-3) - Intended to allow for free standing structures where each

structure is a single unit. SFD categories 1-3 determine the minimum lot frontage and square footage for 3 diff erent lot widths. SFD 1-2 are allowed in Planning Areas E and I while SFD 3 is allowed in Planning Areas F, G, and J, as shown on the ODP/CSP Conceptual Site Plan Sheet 5.

B. Single Family Attached (SFA 1-2) - Intended to allow for individual dwelling units attached by one or more party walls, with the habitable spaces of diff erent dwelling units arranged in a side-by-side or stacked confi guration and intended for either sale or rent. A maximum of 8 units may be attached in a row. Allowed in Planning Areas F, G and J, as shown on the ODP/CSP Conceptual Site Plan Sheet 5.

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C. Multifamily (MF) - Intended to allow for multifamily residential units. A multifamily dwelling unit is defi ned as one or more buildings on a site designated for occupancy by two or more family groups living independently of each other and intended for either sale or rent. Allowed in Planning Areas D, G and K, as shown on the ODP/CSP Conceptual Site Plan Sheet 5.

D. Neighborhood Service (NS) - Intended to provide a mix of uses, either vertically or horizontally integrated within a pedestrian-oriented main street, which may include retail, offi ce, institutional, or civic uses. Allowed in Planning Area H as shown on the ODP/CSP Conceptual Site Plan Sheet 5.

E. Industrial 1 (I1) - Intended to provide a mix of commercial and light industrial employment opportunities compatible with the nearest open space and residential uses. Allowed in Planning Areas B and C, as shown on the ODP/CSP Conceptual Site Plan Sheet 5.

F. Industrial 2 (I2) - Intended to provide a mix of light and heavy industrial employment opportunities adjacent to E-470. Allowed in Planning Area A, as shown on the ODP/CSP Conceptual Site Plan Sheet 5.

G. Parks and Open Space (POS) - Intended to provide an interconnected greenway system throughout the community and to provide lands for recreation, conservation, and education benefi ts. Labeled as POS on the ODP/CSP Conceptual Site Plan Sheet 5.

1.4 Summary Development Chart

Planning Area Zone Acreage Max Density Max Units Max Far

Planning Area A Industrial 2 ~49 - - 0.5

Planning Area B Industrial 1 ~39 - - 0.5

Planning Area C Industrial 1 ~6 - - 0.5

Planning Area D Multifamily ~15 25 du/ac 375 -

Planning Area E SFD 1-2 ~29 7 du/ac 203 -

Planning Area F SFD 3, SFA 1-2 ~13 15 du/ac 195 -

Planning Area G Multifamily, SFD 3, SFA 1-2 ~10 20 du/ac 200 -

Planning Area H Neighborhood Service ~2 - - 2.0

Planning Area I SFD 1-2 ~13 7 du/ac 91 -

Planning Area J SFD 3, SFA 1-2 ~15 15 du/ac 225 -

Planning Area K Multifamily ~7 25 du/ac 175

- POS ~28 - -

Total Units - - - 1,464 -

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Use

Zoning Category

SFD SFA MF NS I1 I2 POS

Accessory Uses

Accessory outside storage R R R - R R -

Amateur telecommunication facility R R R - R R -

Attachment of telecommunication antennae to existing structure R R R - R R -

Golf safety net S S S - S S -

Industrial Uses

Heavy equipment operator outdoor training site - - - - - - -

Industrial - inside (high risk) - - - - - S -

Industrial - outside (high risk) - - - - - S -

Industrial - outside (not high risk) - - - - - R -

Marijuana testing facility - - - - - - -

Mining - - - - - - -

Outside salvage or reclamation - - - - - - -

Truck, machinery, heavy equipment sales, service or repair - - - - - R -

Cemeteries and mausoleums - - - - S S -

1.5 Permitted Use ChartThe following list of uses is to be considered inclusive, rather than exhaustive. A complete list of uses can be found in the City Code; those below are either more permissive or restrictive per zoning category than Code. Where not specifi ed, uses allowed in the Industrial 2 zone shall be the same as those allowed in the Industrial zone per Code. All permit requirements are defi ned by the Code.

R Permitted Use by Right S Use Permitted by Specifi c Use Permit - Excluded Use

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Use

Zoning Category


Institutional and Community Service Uses

Cultural arts facility - - - - R R -

Nursing, convalescent homes and hospices - - - - - - -

Schools, public and private S S S S - - -

Offi ce Uses

Financial institutions (with drive-in window) - - - - - - -

Recreation Uses

Community park, recreation center or golf course S S S - R R R

Country club with private membership S S S - R R -

Residential Uses

Retirement housing - S R - - - -

Multifamily dwellings - S R - - - -

Single-family attached residential units (including townhomes or duplexes) - R S - - - -

Single-family detached residential units R S - - - - -

Retail and Personal Service Uses

Catering service - - - - S S -

Commercial amusement - inside - - - - R R -

Dry cleaning, laundry store - - - R R R -

Equipment rental - - - - - R -

Frozen food lockers - - - - - - -

Garage for repair and rebuilding of personal vehicles - - - - - - -

Personal service use - - - R R R -

Restaurant with drive-in or drive-through - - - - R R -

Theater - - - S - - -

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Use

Zoning Category


Transportation Uses

Airports - - - - - - -

Railroad yard - - - - - - -

Utility and Public Service Uses

Electric substation and gas regulator station - - - - - - -

Electric generating plant - - - - - - -

Telephone exchange without shops or offi ces - - - - R R -

Refuse transfer station - - - - - - -

Sewage treatment plant - - - - - - -

Utility or government installation other than listed - - - - - - -

Water treatment plant, reservoir and water storage tanks - - - - R R -

Wholesale, Distribution and Storage Uses

Auto auction - - - - - - -

Contractor’s maintenance yard - - - - - R -

Freight terminal - - - - - R -

Livestock auction pens or sheds - - - - - - -

Outdoor storage - - - - - R -

Petroleum products storage and wholesale - - - - - - -

Recycling collection center - - - - - R -

Wireless Telecommunication Uses

Mobile telephone facility - - - - S S -

Public safety telecommunication facility - - - - R R -

2.02.0Residential PlaResidential Planned Development nned Development

StandardsStandards

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2.1 General Residential StandardsA. Any requirements not addressed by these PD Standards will be governed by the Development

Code regulations for the most similar zone district or use.

B. Diverse residential products are envisioned for City Creek. Diff erent product types not graphically depicted in these standards that meet the intent of the residential zoning categories may be approved by the Planning Director if they achieve the density requirements and the City Creek PD Architecture Standards.

C. SFD and SFA Lot Standards and Setbacks

1.�The following setbacks are measured from the street right-of-way or property lot line.

Zoning Category Arterials

(152nd Parkway, Washington Street)

Adjacent

Non-Residential Use

Adjacent

MF Use

SFD & SFA 35’ 25’ 25’

2.�See Landscape Section 6.0 for landscape requirements within setback areas.

3.�Encroachments of up to 2’ maximum are allowed for roof overhangs, windows, etc.

4.�Setback encroachments for patios and decks listed in the lot standards will apply to patio covers and decks that require a building permit only. For the rear yards, decks and patio covers may encroach up to 10’, with the provision that they are never enclosed and shall not be located in any easements

5.�Diff erent lot sizes may be mixed within planning areas provided the lot type is allowed in that planning area.

D. The Residential Proximity Slope defi ned in the City Code shall not apply to City Creek. The ODP/CSP and these PD Standards have been designed to minimize negative impacts among uses by carefully transitioning densities across the site and specifying minimum setbacks. However, the following measures shall be taken to ensure compatible building scale and use transitions.

1.�Where multi-family homes are proposed adjacent to or across the street from single-family homes, their height shall be limited to 40’ within 30’ of the lot line, and to 50’ within 40’.

2.�Where non-residential or multifamily uses are proposed adjacent to single-family homes, a buff er shall be provided consisting of a masonry wall, berm or vegetation. This buff er must be at least 6’ tall and capable of attaining full height and 100% opacity within 3 years.

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2.2 Single-Family Detached StandardsA. SFD Lot Standards and Setbacks

1.�The graphic Figures 2A-2C on the following pages depict typical lot confi gurations for each of the SFD zoning categories. In addition to the depicted confi gurations, there are several alternate confi gurations that can be used while still meeting the minimum lot standards. Other confi gurations not shown or listed may be allowed if the lot confi guration meets density and lot size requirements. Graphics provided are conceptual and meant to depict setbacks, lot sizes, etc.

2.�A 10’ clear zone must be maintained between the closest points between SFD 1 and 2 structures, including chimneys, bay windows, etc.

3.�A 6’ clear zone must be maintained between the closest points between SFD 3 structures.

B. SFD Design Standards

The following design standards should be used in conjunction with the lot and setback standards described in Section 2.2 A.

1.�GARAGE LOADING STANDARDS. Every builder shall be required to alternately load 3 homes within a 10 home stretch in accordance to the following:

a.�If there is a maximum of 9 contiguous home lots there is no requirement for alternately loaded garages.

b.�If there is a contiguous stretch of 10 or more homes on a single block, at least 3 homes must be alternately loaded unless:

• The street center line radius is 300’ or less for the frontage of at least 3 homes of every 10.

• The contiguous stretch of homes is divided by a landscape tract of at least 50’ in width.

c.�Methods to achieve alternate loading include garage doors recessed by at least 2’, side load and rear entry garages, and detached garages.

2.�DRIVEWAY AND GARAGE STANDARDS (FOR INDIVIDUAL LOTS / UNITS)

a.�For homes with street loaded garages at the front of the lot, the minimum driveway width is 18’. For driveways in excess of 20’ in length, the driveway may taper to 10’ at the property line as long as the portion of the driveway at the garage is 18’ wide for a distance of 18’. For homes with three-car garages or greater, the maximum driveway width may not exceed 30’.

b.�For homes with street-loaded garages at the rear of the lot, the minimum driveway width is 10’ at the front property line.

c.�For homes with alley-loaded garages at the rear of the lot, the minimum driveway width is 18’. Garage must be located either 5’ or less, or 20’ or more from the alley to discourage angled parking.

d.�Driveways may be located on property lines except where drainage, above ground utility appurtenances, basements, garages, or other site conditions prevent it. A minimum 10’ driveway separation is required at all times, except on lots narrower than 32’ feet where a 6’ separation is allowed.

e.�The ground fl oor of the garage may never be converted into living space.

f.� Driveways shall be set back a minimum of 30’ from intersections with collectors.

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2.3 Single-Family Attached StandardsA. SFA Lot Standards and Setbacks

1.�The graphic exhibits 2D-2E on the following pages depict typical lot confi gurations for each of the SFA zoning categories: duplex and townhome. In addition to the depicted confi gurations, there are several alternate confi gurations that can be used while still meeting the minimum lot standards. Graphics provided are conceptual and meant to depict setbacks, lot sizes, etc. Other confi gurations not shown or listed may be allowed if the lot confi guration meets density and lot size requirements.

2.�A 10’ clear zone must always be maintained between the closest points between 2 structures, including chimneys, bay windows, etc.

B. SFA Design Standards

The following design standards should be used in conjunction with the lot and setback standards described in Section 2.3 A.

1.� GARAGE LOADING STANDARDS

a.�All garages on single-family attached lots must be rear-loaded from an alley.

2.�DRIVEWAY STANDARDS (FOR INDIVIDUAL LOTS / UNITS)

a.�For homes with alley-loaded garages at rear of lot the minimum driveway width is 10’. Garage must be located either 5’ or less, or 20’ or more from the alley to discourage angled parking. Minimum 10’ driveway separation is required at all times.

b.�Driveway may be located on the property line except where drainage, above ground utility appurtenances, basements, garages, or other site conditions prevent it. Minimum 10’ driveway separation is required at all times

c.�A minimum one enclosed and one unenclosed parking space is required for all SFA residences.

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Key Map

Conceptual Site Design Conceptual Architecture

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FIGURE 2A: Single Family Detached #1 - Front Loaded, 50’ Wide

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Key Map


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FIGURE 2B: Single Family Detached #2 - Front Loaded, 40’ Wide

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Key Map


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FIGURE 2C: Single Family Detached #3 - Alley Loaded, 30’ Wide

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Key Map


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FIGURE 2D: Single Family Attached #1 (Duplex) - Alley Loaded, 20’ Wide

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Key Map


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FIGURE 2E: Single Family Attached #2 (Townhome) - Alley Loaded, 20’ Wide

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Residential Standards MFAccessory

Structure

Maximum Density (du/ac) 25 NA

Max. Height Allowed 60’ 35’

Floor Area (min) 500 SF NA

Parking Requirement (resident)

1 space / 1 bedroom;

2 spaces / 2 - 3 bedrooms

NA

Parking Requirement (guest) 1 space / 5 units NA

Minimum Building Setbacks

Building Separation 20’ 10’

Building Separation Where Parallel Walls Overlap 50’ or More 50’ 25’

From Arterial ROW 50’ 25’

From Collector ROW (Porch & steps may encroach 5’.) 15’ 25’

From Local ROW (Porch & steps may encroach 5’.) 10’ 15’

From Property Line or Open Space Not Adjacent to Public ROW 15’ 15’

From Property Line Adjacent to SFD 20’ 15’

From Property Line Adjacent to Non-Residential Use 25’ 15’

2.4 Multifamily StandardsA. Multifamily Lot Standards and Setbacks

See Landscape Section 6.0 for landscape requirements within setback areas.

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B. Multifamily Design Standards - Multifamily product types include both apartment buildings and condominiums.1.�BUILDING MASSING AND FORM

a.�All multifamily buildings shall be arranged to address street frontages and internal drives, provide good pedestrian connectivity and vehicular circulation through the site.

b.�Building massing and form shall be designed to promote a pedestrian scaled environment. The objective of the multifamily arrangement and relationship to the street is to promote pedestrian activity along primary streets, reinforce community, and create a timeless aesthetic.

c.�Building entries shall be accessed from the primary street and shall be on a raised stoop with a minimum height of 18” for an urban character. No wood steps or decking is permitted along the primary street.

d.�Porches, patios, and entryways shall be close to the street to promote pedestrian activity.

2.�SITE DESIGN REQUIREMENTS

a.�Urban like environments rely on sustainable materials, such as brick, concrete, and stone. Additionally, the use of stucco and cementitious siding allow for interesting color schemes along the facades. See Architecture Standards, Section 5.0 for more information.

b.�Air conditioning compressors are not permitted to be located at grade along the primary street frontage but may be located along internal drives when screened with landscape materials per the Landscape Standards, Section 6.0.

c.�Transformers must be screened with landscape materials to buff er the unit from the primary street per the Landscape Standards, Section 6.0.

d.�If security fencing is required, it shall only be located between multifamily buildings and must be recessed from the building front/side. All fencing will be approved at CSP/DP.

3.�GARAGES AND PARKING

a.�Required resident parking must be provided off street. Guest parking may be accommodated on local streets where supply is suffi cient.

b.�To the maximum extent reasonably feasible, garages, carports, and parking lots shall not be oriented towards the primary fronted street, and should be accessed from local streets and drives. Parking lots, carports, and garages shall not occupy more than 30% of each perimeter public street frontage.

c.�To the maximum extent reasonably feasible, garages and carports that are visible from perimeter public streets shall be sited perpendicular to the perimeter street in order to reduce visual impacts on the streetscape,

d.�Garage doors shall be recessed a minimum of 2’ from the primary building facade. Detached garages are encouraged and shall also not face the primary street. “Back to back” garages are the preferred arrangement and garage structures shall not exceed 12 garage doors in a row.

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3.03.0Neighborhood Service PlNeighborhood Service Planned anned

Development StandardsDevelopment Standards

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3.1 Neighborhood Service Planned Development StandardsA. The following Neighborhood Service Planned Development Standards most closely align with the

uses of the Neighborhood Service zone district of the City Code. However, unlike the Code, these regulations encourage a pedestrian-oriented streetscape with buildings adjacent to sidewalks, outdoor patios, and lively and visually interesting public spaces.

1.�MINIMUM AND MAXIMUM SETBACKS

a.�To promote pedestrian friendly streets by bringing buildings close to the sidewalk, at least 70% of ground fl oors adjacent to collector and local streets shall adhere to a front building line along a 0’ “build-to line” i.e. the property line. The remaining 30% of the ground fl oor may be setback a maximum of 10’ from the property line.

b.�The build-to line requirements shall apply to only the lower 30’ or fi rst two stories, whichever is less, of a building, and higher portions of building shall be stepped back up to 15’ from the property line.

c.�The build-to line requirement shall apply to all street sides of a corner lot or site adjacent to a collector or local street.

d.�The build-to line does not include entryway features or signage.

e.�Any area between the front property line and the front building wall may be used for any combination of restaurant seating, outdoor seating, outdoor sales and displays, building wall, decorative/screening wall or fence no higher than three feet, landscaped entryway, pedestrian amenities such as a public plaza or park, or breaks for necessary pedestrian and vehicle access ways.

2.�PARKING

a.�Parking shall not be permitted in front of buildings, but shall be located to the rear and sides of buildings.

b.�On-street parking may be credited toward the parking requirements of the ground-fl oor use directly adjacent to the on-street parking spaces.

c.�Both surface and multilevel parking areas shall be designed to be unobtrusive and blend in with the pedestrian character of the development.

d.�The perimeter and interior of all surface parking lots along a street, plaza, or other open area or right-of-way, shall be screened and landscaped, especially adjacent to pedestrian areas.

e.�Curb cuts shall be minimized through the use of shared drives and alley access in order to reduce the number of pedestrian/vehicular encounters and confl icts.

f.�Surface parking shall not exceed 125% of the minimum parking requirement.

g.�Shared parking for uses with diff erent peak parking demand will be considered and must be justifi ed with future CSP / DP.

Neighborhood Service Standards NS

Maximum Floor Area Ratio 2.0

Minimum Lot Size No minimum

Maximum Building Height 40’

Building Setbacks

Min. / Max. from Property Line along Arterial ROW 15’ / 25’

Min. / Max. from Property Line along Collector / Local ROW 0’ / 10’

Parking Setbacks

Minimum from Side or Rear Property Line 5’

4.04.0Industr ial PlIndustr ial Planned Development anned Development

StandardsStandards

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4.1 Industrial Planned Development StandardsA. These Industrial Planned Development Standards apply to the Industrial 1 and Industrial 2 zones.

1.�GENERAL STANDARDS

a.�All buildings and parking shall be set back from perimeter and interior streets a suffi cient distance to create a distinct landscape zone between buildings, parking, and adjacent roadways, as defi ned in the chart below. Varying building setbacks to enhance visual interest along the streetscape is strongly encouraged. Setbacks shall be landscaped in accordance with the Landscape Standards, Section 6.0.

2.�PARKING

a.�All parking lots located within the front half of the parcel or in front of the principal structure shall only be used for parking of passenger vehicles and shall include no more than 50% of the planned parking spaces. Fleet parking, equipment storage and loading docks shall not be located adjacent to the collector or arterial street. Placement in the rear half of the lot or behind the principal structure is encouraged. For purposes of this Standard, where properties have frontage on both a collector street (or a street of a higher classifi cation level) and another street of a lower level, the collector or higher-level street shall be considered the front with respect to location of parking.

b.�Parking lots shall be screened from view from adjacent residential, park, and open space uses in accordance with the Landscape Standards, Section 6.0.

Industrial Standards I1 / I2

Minimum Building Setbacks

Front, Side or Rear Yards from E-470 50’

Front, Side or Rear Yards from Arterial ROW 40’

Front and Side Yard from Collector/Local ROW 30’

Side or Rear Yard Interior (abutting a similar zone) 10’

Side or Rear Yard Interior (abutting a residential zone or public open space) 25’

Parking Setbacks

E-470 30’

Arterial ROW 25’

Collector/Local ROW 20’

Residential zone or public open space) 20’

5.05.0Architecture PlanArchitecture Planned Development ned Development

StandardsStandards

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5.1 General Architecture StandardsThe intent of these Architecture Standards is to provide a recognizable style of high-quality, architectural character in each Planning Area. Any standards not covered below shall be determined per Code requirements.

5.2 Residential Architecture PaletteB. Single-Family Detached Standards

1.�SIGNIFICANTLY DIFFERENT ELEVATIONS

a.�Housing facades shall not be repeated more than once every six lots in a row.

b.�Dwellings placed adjacent to or across the street (sharing a minimum 5% or more street frontage) from other dwellings shall have signifi cantly diff erent front elevations. Front elevations will be considered “signifi cantly diff erent” from one another if at least 4 of the following 10 design conditions are met:

• The location or size of all windows and doors diff ers by 2’ or more.

• Greater than 50% of the front elevation cladding is of a diff erent material.

• The overall width of the front elevation diff ers by 2’ or more.

• The locations and proportions of porches and /or other similar projecting design elements must vary substantially.

• The garage loading confi guration is signifi cantly diff erent (i.e. side vs. front load) and/or garage door location and proportion varies substantially.

• The height varies by 2’ or more.

• The overall architectural styles diff er (i.e. Craftsman vs. Spanish style).

• A variation of building types: ranch, two-story and split-level.

• Use of roof dormers.

• Window shapes that are substantially diff erent.

2.�MASONRY REQUIREMENTS AND ARCHITECTURAL FEATURES. Each single family detached home is required to provide a minimum number of architectural features. The number of required features is determined by the percentage of masonry provided on the elevations. Masonry includes brick, stone, stucco, or other approved materials. Each builder must identify the proposed features at time of architecture review. The following chart determines the number of features required based on the percentage of masonry. Each builder shall select at least one menu item from each category (roof, doors, etc.)

Required Number of Architectural Features Per Home in Relation to

Percentage of Required MasonryNet Facade Area

% of MasonryRequired Number of

Architectural FeaturesPercentage of Homes

per Planning Area

40% or more 7 20% of Corner Lots Minimum

>33% - <40% 9 15% Minimum

>20% - <33% 10 N/A

>10% - <20% 11 N/A

0% - <10% 12 15% Maximum

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a.�Menu of Architectural Features

Garages and Driveways• Garage door or doors with at least 2 SF of windows.

• Minimum 8 SF of windows in the garage - not on the door.

• A home design where garage doors do not appear on the front elevation.

Windows and Doors• At least one full-height two story bay window (box or other) on the front elevation.

• At least one bay window on front elevation.

• Identifi able window mullion patterns on at least 75% of all windows.

• At least one roof window dormer on a street-facing elevation.

• At least two special, oversized decorative window heads or window sills on street-facing elevations.

• At least two clerestory windows, or windows with transoms above the main window on the front elevation.

• Front door with at least one sidelight, transom window, or double door.

• Ribbon windows consisting of two or more horizontal rows of windows containing a minimum of three windows each on the front elevation.

• Decorative shutters on at least 3 street facing windows.

Porches, Patios, Balconies• Covered front porch wrapping around the side of a home a minimum of 8’ back with a

minimum porch depth of 5’.

• Covered front or side porch with a minimum depth of 6‘, and a minimum fl oor area of at least 72 SF, excluding a 3’x3’ stoop.

• Rear or side deck of at least 100 SF.

• Covered walkout rear porch including minimum 12” square columns with a minimum 3’ masonry base. Siding clad columns do not qualify for this feature.

• Covered front or side porch at least 5’x8’ with at least two columns of a minimum cross section of 8”. Column dimensions will not be counted towards meeting the 40 SF minimum front porch size.

• Second story front or side balcony of at least 25 SF.

• Use of metal, wrought iron style porch or balcony railings.

Home Design• Wing walls on front elevation.

• At least 20 LF and a maximum of 4’ tall of masonry privacy walls (in lieu of fence) matching masonry of home on the subject property on side and rear yard of homes.

• One or more real or simulated chimneys clad in brick or stone.

• In addition to masonry otherwise required, continuous minimum three foot high masonry base on all sides of the building. Must match masonry height at corners for a minimum of 2’ before returning to three foot base (i.e., if 6’ high on front, facade must include 2’ of 6’ high masonry at corner).

• Authentic architectural style such as Craftsman, Spanish Style, etc. as found in an architectural guidebook approved by the Planning Director (must be provided in the architectural review process).

• At least 100 SF of patterned paving on the subject property.

• Low-maintenance materials, such as masonry and cementitious siding, approved by the Planning Director on at least 90% of the total net facade area (must be provided in the architectural review process).

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• Certifi cation as Energy Star® rated home (must be provided in the architectural review process).

• Registration as a Built Green home by Built Green Colorado™ (must be provided in the architectural review process).

Roofs• Clay or concrete tile roof.

• At least a 16” roof overhang on the front elevation plus a side or rear elevation with decorative brackets, beams, or exposed rafter ends.

• Decorative material treatment on at least one gable end facing a street.

• Parapet roof with a rooftop patio of at least 100 SF.

3.�STAGGERED GARAGE SETBACKS

a.�No two street-loaded single-family detached dwellings adjacent to one another shall have the same front garage setback. Adjacent setbacks shall vary by a minimum of 2’ or more. The front line of a garage will qualify in determining adjacent front setback staggers. Adjacent homes located on cul-de-sacs, eyebrows, or streets with a curve radius less than 300’ shall not be subject to this requirement.

4.�COLORS AND MATERIALS

a.�Materials and colors shall unify an area through the use of a clearly defi ned palette. Colors and materials shall be selected for compatibility with the site, as well as compatibility with neighboring developments in the area.

b.�Material diversity is required. Unless a home is 100% masonry (including stucco) a minimum of two diff erent materials shall be incorporated in each model. Allowed materials include:

• Concrete stucco or synthetic stucco

• Brick or thinset brick

• Stone or synthetic stone

• Cementitious siding

c.�The coverage of the second material does not need to be distributed evenly on all four sides of the home. Material and color changes are not permitted at outside corners and must include a 2’ minimum wrap.

d.�Colors for the roof, body, windows, doors, and trim must be approved by the Planning Director at time of architectural review for specifi c products and neighborhoods.

5.�ROOFS

a.�Architectural dimensional composite shingles with a minimum 30-year warranty, slate, and tile roofs are allowed.

b.�A minimum of 3 roof colors must be off ered for each Planning Area greater than 50 homes.

c.�For pitched roofs, the minimum rise to run is 4 to 12. Roof lines shall vary between buildings in order to avoid repetitive design and to create diversity within the neighborhood.

6.�WINDOWS AND DOORS

a.�Windows and doors shall match the architectural style of each home. Entry sidelights are encouraged.

b.�Window design must be consistent with the style of the house and carried out on all four sides of any house adjacent to an arterial, collector, open space corridor, perimeter boundary, commercial, or offi ce parcel (i.e. divided light windows may be provided on a Victorian style home but not on a more contemporary style home). A minimum total window area of 12 SF of glass is required per elevation.

c.�Where front porches aren’t provided, the design of the door should be visually prominent.

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7.�DECKS AND COLUMNS

a.�Decks and columns shall be consistent and complimentary to the main structure in materials and style. All porch and deck columns greater than 8’ above grade shall have minimum cross sections of 6”x6”.

8.�ARCHITECTURAL ACCENTS

a.�Decorative louvers, vents, color bands, trim and other accents shall be incorporated to provide interest on all sides of the building elevations. These accents must be incorporated on all sides of a house adjacent to an arterial, collector, open space corridor, perimeter boundary, commercial, or offi ce parcel.

b.�Door and window trim shall be used when it is appropriate with the style of the building architecture. Each door shall have a minimum of nominal 4” wide wood trim. Window trim shall be a minimum of 1”x4” on sides; 2”x6” on heads; and 2”x8” or 2”x10” as horizontal accents when appropriate for building architecture. Trim is not appropriate when it will confl ict with the materials and/or style of the building architecture (i.e. when stucco or stone is used). If trim is not used to frame windows and doors then a frame that matches the architectural style of the home should be applied. This must be provided during the architectural review process.

c.�On side entry garages, at least 25% of the garage wall facing the street shall b clad in brick, stone, or stucco and have at least one window or architectural relief of at least 12” in depth across 50% of the horizontal distance of the wall.

d.�Exposed foundations that extend above grade more than 22” shall be covered with a material that is already approved for the home.

C. Single-Family Attached (Duplex and Townhome) Standards1.�BUILDING FORM

a.�Facade articulation and architectural elements such as building breaks, changes in wall planes, gables, balconies, and varied architectural treatment shall be used to avoid long monotonous walls.

b.�All buildings shall be designed to provide complex massing confi gurations with a variety of wall and roof planes. Unbroken wall and roof planes of 20’ or more are not allowed.

2.�MASONRY REQUIREMENTS

a.�Each single family attached duplex or townhome is required to provide a minimum amount of masonry provided on the elevation.

• Either a minimum 25% of the elevation clad in brick or stone, or;

• A minimum 50% of the elevation clad in a combination of brick and stucco or stone and stucco. A maximum 30% of the elevation shall be stucco.

3.�MENU OF ARCHITECTURAL FEATURES

a.�Each single family attached duplex or townhome is required to provide a minimum of 7 of the following features on the elevation. Each builder must identify the proposed features at time of architecture review. Each builder should select at least one menu item from each category (roof, doors, etc.)

Garages and Driveways• A garage door with 2 SF of windows.

• At least 100 SF of patterned paving materials used in driveways or walks open to public view.

• A unit designed so that the unit’s garage door or doors and its “front entry” appear on diff erent sides of the building.

Windows and Doors• A front door containing two side lights or one transom over the front door.

• Transom windows on at least 50% of the windows facing public or private streets.

• At least one large picture window (minimum size 6’by 6’) or bay window.

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Porches, Patios, Balconies• Each individual duplex or townhome unit shall provide private outdoor porches, patios or

balconies totaling at least a minimum, usable fl oor area of 100 SF, excluding the stoop area, if required. Rooftop patios count toward this minimum.

Home Design• A front elevation with 100% of the fi rst fl oor clad in stucco or brick.

• A real or simulated chimney appearing on an exterior wall, faced with masonry or stucco.

• A unit located in an attached townhouse row or attached cluster containing no more than 4 units.

• A unit located in an attached townhouse row or attached cluster where no single elevation of the entire row or cluster contains more than three garage doors.

Roofs• At least one roof dormer containing a window.

• A primary roof slope of at least 6/12.

• A main roof clad in clay or concrete tile.

• A parapet roof with a rooftop patio.

4.�STAGGERED HOUSE SETBACKS

a.�Variations and staggering of facade planes by at least 2’ and front vertical elements are required. Staggering of facade planes can help to diff erentiate between individual units.

5.�ROOFS

a.�Architectural dimensional composite shingles with a minimum 30-year warranty, slate, and tile roofs are allowed.

b.�A minimum of 3 roof colors must be off ered for each Planning Area greater than 50 homes. A minimum of 2 roof colors must be off ered for each Planning Area less than 50 homes. Developments using tile roofs exclusively are exempt from having to off er a variety of tile colors.

c.�SFA buildings with parapet roofs shall be designed to create visual interest by using variations in parapet height in various areas. Roof material and parapet height will be determined at Development Permit.

d.�If a pitched roof is used, the minimum roof pitch, rise to run is 4/12. Roof lines shall vary between buildings in order to avoid repetitive design and to create diversity within the neighborhood.


a.�Materials and colors can unify an area through the use of a clearly defi ned palette. Colors and materials can be selected for compatibility with the site, as well as compatibility with the neighboring developments in the area.

b.�Material diversity is required. Unless a duplex or townhome is 100% masonry (including stucco) a minimum of two diff erent materials shall be incorporated in each model. Allowed materials include:

• Stucco or synthetic stucco



• Cementitious siding

• Variations of applications of the same material, such as stone banding, will be counted as diff erent materials for this requirement. These may be the same color or diff erent colors depending on the style of the home.

c.�For a material to be counted as one of the two materials required it must provide a minimum coverage of 30% of the net area of all sides of the building. The coverage does not need to be distributed evenly on all four sides.

37

d.�Material and color changes are not permitted at outside corners. Two-foot masonry wraps are required.

e.�Colors for the roof, body, windows, doors, and trim must be approved at time of Development Permit for specifi c products.

7.�WINDOWS AND DOORS

a.�The front elevation shall contain at least 15 SF of windows.

b.�Doors should vary in style and match the architecture of each duplex and townhome. Entry sidelights are encouraged.

c.�Window design must be consistent with the style of the building, except picture windows, and carried out on all four sides of any house adjacent to an arterial, collector, open space corridor, perimeter boundary, commercial, or offi ce parcel (i.e. divided light windows may be provided on a Victorian style home but not on a more contemporary style home).

8.�DECKS AND COLUMNS

a.�Decks and columns shall be consistent and complimentary to the main structure in materials and style. All porch and deck columns greater than 8’ above grade shall have minimum cross sections of 16”.


a.�Decorative louvers, vents, color bands, trim and other accents shall be incorporated in order to provide interest on all sides of the building elevations. These accents must be incorporated on all sides of a house adjacent to an arterial, collector, open space corridor, perimeter boundary, commercial, or offi ce parcel.

b.�Door and window trim shall be used when it is appropriate with the style of the building architecture. Each door shall have a minimum of nominal 4” wide wood trim. Window trim shall be a minimum of 1”x4” on sides; 2”x6” on heads; and 2”x8” or 2”x10” as horizontal accents when appropriate for building architecture. Trim is not appropriate when it will confl ict with the materials and/or style of the building architecture (i.e. when stucco or stone is used). If trim is not used to frame windows and doors then a frame that matches the architectural style of the home should be applied. This must be provided during the architectural review process.

D. Multifamily Architectural Standards1.�BUILDING FORM

a.�All sides of a multifamily building shall display a similar level of quality and architectural detailing. Building details, including roof forms, windows, doors, trim, and siding materials, shall refl ect the architectural style of the building.

b.�Facade articulation and architectural elements such as building breaks, changes in wall planes, gables, balconies, and varied architectural treatment shall be used to avoid long monotonous walls.

c.�All building elevations shall be designed to provide complex massing confi gurations with a variety of wall and roof planes. Unbroken wall planes of 50’ or more are not allowed.

d.�Stairways shall not be located outside of the building envelope.

2.�ARCHITECTURAL ELEMENTS

a.�All multifamily building facades shall incorporate at least two of the following design elements:

• Textured and/or patterned surfaces

• Projections and recesses of at least 2’ in exterior wall planes

• Variations in color and/or materials

• Variations in roof forms / parapet heights

• Balconies

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3.�MASONRY REQUIREMENTS

a.�Each multifamily building is required to provide a minimum amount of masonry on the elevation per the City’s Code in eff ect at the time of development. Each builder must identify the proposed materials at time of architecture review.


a.�Materials and colors can unify an area through the use of a clearly defi ned palette. Colors and materials can be selected for compatibility with the site, as well as compatibility with developments in the neighboring area. Material diversity is required. Unless a multifamily building is 100% masonry (including stucco) a minimum of two diff erent materials shall be incorporated. Allowed materials include:

• Stucco or synthetic stucco



• Cementicious siding

• Integrally colored architectural Concrete Masonry Units

• Lap siding combined with at least 30% brick or stone

AS ACCENT MATERIALS ONLY:

• Metal

• Architectural Tile

• Wood

b.�For a material to be counted as one of the two materials required it must provide a minimum coverage of 30% of the net area of all sides of the building. The coverage does not need to be distributed evenly on all four sides.

c.�Material and color changes are not permitted at outside corners. Two-foot wraps are required.

d.�Colors for the roof, body, windows, doors, and trim must be approved with future CSP/DPs for specifi c products or neighborhoods.

5.�ROOFS

a.�Architectural dimensional composite shingles with a minimum 30-year warranty, slate, and tile are allowed for pitched roofs.

b.�For pitched roofs the minimum rise to run is 4/12.

c.�Roof overhangs shall be a minimum of 12”.

d.�At least three distinct ridgelines shall be provided on all pitched roofs.

e.�Parapet roofs are allowed on multifamily buildings. Buildings with parapet roofs shall be designed to create visual interest by using variations in parapet height in various areas. Roof material and parapet height will be approved with future CSP/DP.

6.�WINDOWS AND ENTRYWAYS

a.�The entrance to the building and/or unit should be clearly defi ned and pedestrian in scale. Landscape areas shall be oriented and focused on the entrance to the building. To encourage the provision of front porches or stoops a permitted encroachment into setbacks is permitted for stairs leading to primary, front and side entries.

b.�Window design must be consistent with the architectural style of the building and carried out on all four sides.


a.�Decorative louvers, vents, color bands, trim and other accents shall be incorporated at appropriate locations in order to provide interest on all sides of the building elevation. These accents must be incorporated as appropriate on all sides of a building.

39

b.�Trim shall be used when it is appropriate with the style of the building architecture. It shall be minimum of 1”x4” on sides of windows; 2”x6” on window heads; and 2”x8” or 2”x10” as horizontal accents when appropriate for building architecture. Trim is not required when it will confl ict with the materials and/or style of the building architecture (i.e. when stucco or stone is used). If trim is not used to frame windows and doors then a frame that matches the architectural style of the home should be applied. This must be provided during the architectural review process.

8.�QUALITY ENHANCEMENT STANDARDS

a.�Each multifamily building is required to provide a minimum of 5 of the following features on the elevation. Each builder must identify the proposed features at time of architecture review.

• The average rentable (or saleable) living area of all units in the building is at least 900 SF.

• The total wall area of exterior walls of the building, excluding windows and doors, is at least 50% brick or at least 25% brick in combination with stone or stucco.

• The building’s main roof is pitched with at least a 6/12 slope.

• The building’s main roof is clad with clay or concrete tiles.

• The building’s main roof is pitched with at least 5 distinct ridgelines, at least two of which are at least 2’ apart in height and two of which are at right angles to others.

• At least two ends of the building step down one story or more in height.

• At least 50% of the units in the building have an outdoor balcony of at least 40 SF in size.

• All building elevations contain at least three distinct wall planes separated from each other by at least 2’.

• At least 25% of the units are provided with an attached one-car or larger enclosed garage.

• All rain downspouts are enclosed within the walls of the building.

9.�DETACHED GARAGES AND CARPORTS

a.�Detached garages and carports shall be designed using the same materials, colors, and architectural styles as the primary structure.

b.�A minimum 20% of the garage elevation shall be masonry to match the primary structure if located along a street or open space.

c.�Additional accent features may include decorative light fi xtures between garage doors, roof breaks or hips, masonry details, decorative numbers above doors, and trim accent colors around garage doors.

d.�Rear walls of detached garages over 40’ in length that back onto a street shall be articulated or punctuated through the use of two or more of the following:

• Six or more window openings defi ned by frames, sills and lintels

• Three 100 SF trellis structures spaced along the rear wall, planted with an approved vine or creeping plant to cover the structure at maturity

• Change in wall plane of at least 2’ every 10’

• Vertical change in material or masonry pattern

• One roof dormer for each 10’ of length

40

FIGURE 5A: Character Imagery

5.3 Neighborhood Service Architecture PaletteA. The Neighborhood Service zone shall follow the Design Standards for General Commercial

Development Projects Under Five Acres as well as the Additional Architectural and Site Design Standards for Nonresidential Projects as defi ned by City Code, with the following enhancements.

1.�FACADE ARTICULATION

a.�Recesses or projections shall be utilized no further apart than every 50’ on exterior walls of any single building with a footprint exceeding 10,000 SF to create multiple wall sections comparable to building mass of adjacent smaller buildings.

2.�BUILDING ORIENTATION

a.�Entrances of all structures shall front onto streets or face a pedestrian plaza.

b.�Structures on corner lots may provide an entrance on each street frontage.

c.�Access from parking areas may be provided by lighted, mid-block passageways to the street.

d.�Secondary entries may be placed at the rear of street-facing buildings.

3.�TRANSPARENCY

a.�Ground level façades that front toward streets shall have a minimum of 60% fenestration, with not more than 10% obscure glazing or translucent panels. Windows shall be a minimum of 5’ high and mounted not more than 3.5’ high above the interior fl oor level. Interior or exterior modifi cations, including temporary and permanent signage, window tinting, furnishings, fi xtures, equipment, or stored items within 3’ of the windows may not reduce the eff ective transparency by more than 25%. Open display of individual merchandise is permitted.

41

5.4 Industrial Architecture PaletteB. Both Industrial zones shall follow the Design Standards for General Industrial Development Projects

as defi ned by City Code, as well as the Additional Architectural and Site Design Standards for Nonresidential Projects as defi ned by City Code, with the following enhancements.

1.�BUILDING ARTICULATION

a.�Recesses or projections shall be utilized no further apart than every 50 feet on exterior walls facing a collector or arterial street.

2.�TRANSPARENCY

a.�At least 40% of the front/offi ce portion of the building shall be of transparent materials to diff erentiate the offi ce from the remainder of the site to create an inviting customer entrance.

3.�SCREENING

a.�All service areas, loading docks, outdoor storage, or dumpster areas shall be, to the maximum extent achievable, located in the rear of the lot or behind the principal structure. Trash dumpsters shall be fully screened.

FIGURE 5B: Character Imagery

42


6.06.0Landscape Landscape Planned Development Planned Development

StandardsStandards

44

6.1 General Landscape StandardsA. The intent of these PD landscape standards is to provide the framework for an appealing visual

aesthetic throughout City Creek. These minimum requirements will ensure a uniform appearance for each parcel within the community.

6.2 Public Landscaped AreasA. Public landscape areas are defi ned in this section and shall include any landscaped area that is

maintained by the City, home owner’s association (HOA), or Metro District.

B. Drainages and Detention Areas1.�Drainages should be incorporated visually into City Creek through landscape, open space fencing,

and neighborhood trail connections.

2.�Drainage and detention areas shall be landscaped at 1 tree equivalents (TE)/2500 SF minimum.

C. Trail Corridors1.�Trail corridors shall be incorporated into drainage areas, through the parks and open space system,

and through landscape corridors provided within the community, connecting the various housing types. City Creek trails will connect to existing regional trails outside of the project boundaries to help link Thornton’s trail system.

2.�Trail corridors shall be landscaped at 1 TE/450 SF or 1 TE/30 LF, whichever is greater.

3.�There are two trail corridor types found in City Creek, regional and neighborhood that create pedestrian connections throughout the project.

a.�Regional, multi-use trails are located within the Big Dry Creek and Mustang Run drainageways and south of E-470. Neighborhood connections are trail corridors that provide neighborhood access to parks, greenways, regional trails, and various housing types through the community. Neighborhood connections primarily do not include on-street sidewalks.

D. Landscaped Areas1.�LANDSCAPE BUFFERS

a.�The landscape buff er is the required landscape material that is to be provided within all setback areas, which are defi ned in the Planned Development Standards.

b.�Setback/buff er widths are measured from the ROW or property line to building or lot. Buff ers are not calculated in addition to other setbacks. If standards diff er the greater setback will apply.

2.�COMMON LANDSCAPED AREAS

a.�Common landscaped areas in residential development include all landscaped areas outside of private lots for SFD and SFA, and outside of multifamily buildings.

b.�Common landscaped areas in commercial and industrial development include all landscaped area outside of buildings and should have features such as public art, plazas or fountains. The common areas within the subarea should be based on a repetition of paving, site furnishing, and public art to provide visual connectivity throughout City Creek. Materials may vary between properties, but should complement the overall visual themes. Additionally, the common areas should be connected through pedestrian movement.

3.�STREETSCAPE

a.�All landscaping and fencing improvements within the City’s right-of-way must be reviewed and approved through the Development Permit process.

b.�The developer shall provide 2 TE/50 LF along Washington Street and E. 152nd Avenue where adjacent to residences.

45

6.3 Retaining Wall RequirementsA. Where needed and appropriate, retaining walls of heights, material, and construction acceptable

to Development Engineering shall be provided by the builder / developer to keep slopes within acceptable ranges.

1.�A minimum 4’ of separation is required between multiple retaining walls.

2.�Retaining walls shall not exceed 4’ in height where feasible. Exceptions to the 4’ height may be submitted for approval at ODP/CSP.

B. Retaining walls shall be constructed of materials and colors to maintain consistency with adjacent architecture, signage, or the landscape theme.

6.4 Plant Material RequirementsA. One TE is equal to one tree, ten fi ve gallon shrubs or grasses, or 20 one gallon grasses or qualifying

perennials.

B. Minimum Sizes for All Plant Material:1.� Shade trees – 2.5” caliper, burlapped and bundled (B&B)

2.�Ornamental trees – 2” caliper or 6’ tall clump, B&B

3.�Evergreen trees – 6’ height minimum, B&B

4.�All shrubs - fi ve gallon container

5.�Ornamental grasses - one gallon container

6.�Ground cover, annuals, vines, and perennials - no restrictions, TE credit only for qualifying plant material in one gallon containers

C. Minimum Size Exceptions1.�The following upgrade sizes shall be provided at all primary entrances and by non-residential

projects along landscape buff ers adjacent to residential uses:

a.�Shade trees – 3” caliper, B&B

b.�Evergreen trees – 8’ height minimum, B&B

D. Public Walks1.�Thorny plant material shall not be located adjacent to public walks. Clear space above public walks

shall be 8’ or greater.

E. Seeded Area Regulations 1.�In accordance with City of Thornton Standards and Specifi cations, Section 800: Landscape

Improvements.

F. Turf Area Regulations1.�Turf areas shall be separated from planting beds through the use of edger or concrete.

2.�Plantings of turf shall be discouraged in areas around hydrants, tree trunks and above ground valves or utilities.

3.�Large areas of turf where no activity or pedestrian circulation occurs are discouraged. In place of these areas, mulched plantings are recommended to maintain a green and water effi cient landscape. Where additional turf areas are desired, alternate turf species that tolerate circulation, extended drought, and/or provide for reduced maintenance requirements are encouraged.

G. Non-Living Materials Regulations1.�No greater than 25% of the required landscape area shall be covered with mulch, rock, crusher

fi nes, or other approved non-living materials. A minimum of 75% of the required landscape area shall be covered by living plant materials at maturity.

46

6.5 Irrigation RequirementsA. All development must comply with the City of Thornton Standards and Specifi cations, Section 809:

Irrigation Systems. Where the City Creek design standards diff er, the stricter requirement must be followed.

B. Irrigation Types

1.�Permanent automatic irrigation is required for all landscaped areas.

2.�The use of quick-coupler systems for specifi c areas (i.e. areas with naturalized plantings) may be submitted for review with the Development Permit.

6.6 Site FurnishingsA. General Requirements

1.�Site furnishings should promote visually attractive, versatile, and coordinated environments by matching in color and style.

2.�Site furnishings should include, but are not limited to, street lights and poles, pedestrian level lighting, bollards, benches, planters, railings, bus shelters, drinking fountains, and trash receptacles.

B. Benches1.�Benches should be located at major building entryways, drop-off areas, transit stops, pedestrian

courtyards, and plazas.

2.�When placing benches consider areas that receive direct sunlight in the winter and shelter from winds. For summer months, consider placement in areas that are shaded.

3.�Fixed seating should provide a variety of arrangements.

FIGURE 6A: Character Imagery

47

6.7 Residential Landscape StandardsA. Single-Family Detached

1.�FRONT YARD LANDSCAPE REQUIREMENTS

a.�Front yard landscaping shall be installed by the builder and shall be maintained by the homeowner. The builder is required to provide front yard landscaping for all homes in single-family detached developments. Side yards shall be included where visible from the right-of-way (i.e. corner lots).

b.�Front yard landscaping shall meet City Code. In order to assure quality landscaping and a harmonious but varied streetscape, landscape packages will be approved with future CSP/DP.

c.�Each lot must have a private usable space. Minimum size and dimensions shall vary by SFD type and fi nal layout will be approved with future CSP/DP.

B. Single-Family Attached Townhomes1.�FRONT YARD LANDSCAPE REQUIREMENTS

a.�The builder is required to provide all landscaping for all homes in single-family attached developments except private areas inside fences.

b.�Front yard landscaping must be installed prior to issuance of certifi cate of occupancy. Landscape packages will be approved with future CSP/DP.

c.�Each home must provide a private usable space. Minimum size and dimensions shall vary by SFA type and fi nal layout will be approved at CSP/DP.

C. Multifamily1.�Multifamily development shall be landscaped in accordance with Section 6.2 - 6.6 in addition to the

standards per City Code.

6.8 Neighborhood Service Landscape StandardsLandscaping for the Neighborhood Service zone shall meet the requirements of Section 6.2 - 6.6 in addition to the standards per City Code.

6.9 Industrial Landscape StandardsIn addition to City Code and the requirements above, landscaping for Industrial zones shall meet the following standards.

A. BUFFERS

1.�Parking and outdoor storage areas shall include a landscape buff er at least 10’ wide between parking lots on abutting properties. Parking lots may be buff ered through the combined use of landscaping and berming where feasible. Informal planting patterns should be used, where feasible. Screen walls/fencing may also be used on higher intensity sites where appropriate as visual barriers. Combinations of screen walls / fencing and landscaping are encouraged to minimize visual impacts of the built element while providing screening / buff ering where needed.

2.�Buff ers between disparate land uses shall include berming to the extent feasible, evergreen and deciduous trees, and evergreen and deciduous shrubs. Screen walls may also be used where appropriate as visual buff ers. These elements shall be implemented in concert with one another to mitigate any negative impacts neighboring uses may have on each other.

B. PARKING LOT ISLANDS

1.�The minimum amount of parking lot islands may be reduced in exchange for larger landscaped areas in parking lots if the landscaped areas contain 10% more square footage than the required parking lot islands. These landscaped areas shall be located in a manner that reduces the visual impact of the parking lot, as determined by future CSP/DP.

48


1.01.0TitleTitle

7.07.0Circulation PlannCirculation Planned Development ed Development

StandardsStandards

50

7.1 General RequirementsA. All public improvements shall conform to the provisions in the most current City of Thornton

Standards and Specifi cations for the design and construction of public improvements at time of development except street standards included herein.

B. Roadways layouts depicted in the ODP/CSP are conceptual and subject to approval at time of future CSP for the development.

C. The cross-sections shown on the ODP/CSP and on page 50 are subject to change to accommodate the Standards and Specifi cations at time of approval of future CSP.

D. The location and characteristics of access points shall be determined with future CSPs, SUPs, and Development Permits, and shall follow the City Code. All areas of the development will be required to have two points of access. Access to arterials will be limited as much as possible.

E. Additional right-of-way dedications will be identifi ed at future CSPs to accommodate for turn lanes, etc. not shown in the ODP/CSP.

F. The roadways shall meet the design criteria in Section 500 of the Standards and Specifi cations.

7.2 Street Standards (Public and Private)A. Local Streets

1.�The majority of the transportation network shall be comprised of local streets, which shall have 5.5’ detached sidewalks and 6’ tree lawns.

B. Collector Streets1.�Collector streets shall be provided near intersections where local streets connect to arterials, as

deemed necessary by future traffi c studies. Collectors shall have 6’ detached sidewalks and 6.5’ tree lawns, as well as a turn lane.

C. Private Streets and Drives1.�Private street standards that vary from the street sections of the City Creek ODP/CSP and the City

of Thornton code requirements may be proposed at the time of the ODP/CSP for that parcel.

2.�The developer and/or builder is responsible for the coordination of the construction and pavement design with Development Engineering and Fire Department for private drives and alleys. Pavement designs shall be approved prior to paving.

3.�Private drives shall be maintained by the HOA or Metro District.

4.�Minimum fi re access easement of 20’ for buildings under 30’, and 26’ for buildings over 30’ shall be provided.

5.�Pavement shall be constructed according to a pavement design approved by Development Engineering based upon a geotechnical investigation.

6.�Private drives may not exceed a 7% grade.

7.�Parking on private drives can be accommodated with on-street parallel parking, in driveways longer than 18’, or in parking pockets.

8.�On-site circulation shall have an adequate length of stacking for industrial facilities, including loading docks, terminals, etc. that do not interfere with the movement of traffi c (on or off -site) and/or pedestrian areas.

9.�ALLEYS

a.�Alleys shall have a minimum width of 20’.

b.�Utility easements will be accommodated in a 20’ tract provided in the alley.

c.�No curb and gutter is required on alleys.

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FIGURE 7A: Street Cross Sections

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7.3 Pedestrian and Bicyclist Circulation Pedestrian routes in the development shall be integrated to provide a comprehensive circulation system off ering convenient, safe and visually attractive accesses to all areas of the development. Routes shall provide pedestrian access from the perimeter of the site to all the buildings within the site in a consistent manner.

A. Sidewalks1.�Pedestrian circulation within City Creek will be accommodated primarily by detached sidewalks

along roadways. By keeping the pedestrian walkways and the roadways within the same corridor, the activity level along the street is maximized.

2.�Parking stalls shall not be allowed to overhang onto any sidewalk through the use of wheel stops.

B. Bike Facilities1.�Multi-use trails accommodating pedestrians and cyclists shall be provided in the Central Park and

Big Dry Creek fl oodplain. Conceptual alignments are shown on the ODP/CSP.

2.�Bike parking shall be provided in parks and plazas.

3.�All nonresidential developments shall provide bicycle parking facilities at a ratio of at least one space for every 20 required automobile parking spaces.

4.�Multifamily developments shall provide bicycle parking facilities at a ratio of one space for every fi ve units with a minimum of three spaces.

C. Trails1.�Trail crossings at arterials will not be allowed at uncontrolled locations. The developer will align

trails so that they cross at signalized intersections. Crosswalks shall be distinguished from surrounding pavement through the use of brick pavers or integrally colored and scored concrete.

2.�Connections shall be required from the internal sidewalks of the residential subdivision to the sidewalks along arterial streets and neighborhood and regional trails.

3.�In addition to the sidewalks and trails within roadway corridors, regional trails shall be provided within Mustang Run. See the ODP/CSP Conceptual Park and Trail Plan on Sheet 6. Final trail layout will be determined at future CSP, DP and Civil CDs.

a.�Regional Trails - Minimum width of 10’, to be constructed by the Metro District.

b.�Neighborhood Trails - Minimum width of 6’ to encourage pedestrian circulation within the community. Final design to be determined at DP.

c.�Neighborhood Trails that are used for both pedestrians and bicycles shall be 10’ wide. Final locations shall be determined at DP.

7.4 Traffi c CalmingThe following traffi c calming measures shall be incorporated into all aspects of the neo-traditional street system design, creating safe and effi cient routes for vehicles, while improving pedestrian connections. These methods work best in combination and result in an eff ective system for motorists and pedestrians. Additionally, the implementation of traffi c calming design will present opportunities for added aesthetic interest.

A. Traffi c Calming Measures1.�Raised Pedestrian Crossings will be implemented at regional trail crossings and at major pedestrian

crossings near school locations. The area where the sidewalk meets the street edge shall be marked with a tactile surface to warn visually impaired pedestrians that they are entering a hazardous area.

2.�Curb Extensions shall be located along the eastern half of the commercial Main Street to improve visibility between motorists and pedestrians and eliminate parking near intersections. Curb extensions will allow for an increased landscape area between the sidewalk and road. This area shall be landscaped with vegetation over 8’ or under 30” in height. Additionally, curb extensions will reduce pedestrian crossing time, resulting in safer travel for pedestrians and motorists. The narrowed portion of the street shall maintain a minimum width of 20’.

8.08.0RecreatioRecreation Planned Development n Planned Development

StandardsStandards

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8.1 General Recreation StandardsThe following intent statements describe the recreational opportunities within City Creek.

B. Plan and develop an interconnected parks and open space system through the use of parks, parkways, recreation facilities, and trail corridors that provides a diverse range of outdoor activities for residents and visitors to enjoy. The facilities described in 8.3(C) shall be open to the public.

C. Provide focal points, such as public art, shade structures, and gardens, at the gateway to the Neighborhood Service zone from Washington Street and within the four POS zones shown on the ODP/CSP, as further described below.

D. Preserve the existing major drainages and wetlands on the site, including the Big Dry Creek and associated fl ood plan, which is a major asset to parks and open space.

E. Create opportunities for active recreation that add to the existing, nearby recreation facilities and the overall parks and open space system.

8.2 Role of the Metro DistrictF. The master plan and program for the parks and recreation system within City Creek will be established

with the assistance of a Metro District or Homeowner’s Association. In this way, area recreation needs will be met while avoiding duplication with City services and thereby using resources in an effi cient manner. Specifi c designs for all park areas will be required at the time of the Development Permit submittal for each of the Planning Areas.

8.3 Public Land Dedication (PLD)A. The PLD for City Creek shall be satisfi ed as shown in this ODP/CSP submittal package. The

following must be met in combination with the overall PLD package:1.�PLD for residential projects will be satisfi ed per the City’s requirements at the time of the individual

CSP or DP applications.

2.�PLD credit shall be given for permanent public art displays as approved by the City through the Development Permit process.

3.�Each Planning Area must provide PLD and / or cash in lieu.

4.�The dedication of the Big Dry Creek fl oodplain shall count towards a portion of the PLD to help the City implement its park master planning eff orts in this area.

B. Designated parks and open spaces (POS) within City Creek, as shown on the ODP/CSP, shall provide a variety of passive and active recreational opportunities throughout the community. Four distinct areas are described below.1.�POS 1: This 20-acre open space area shall provide a transition from the manicured, Central Park

area to the west to the natural, Big Dry Creek fl oodplain on the east. Wildlife habitat shall be respected while a multi-purpose trail shall be provided to connect City Creek to existing and planned regional trails. Areas within the fl oodplain that include recreational amenities shall be given credit for PLD as approved through the DP process. The following amenities shall be provided:

a.�Regional, multi-use trail connection

b.�Seating within natural areas and along trail

c.�Lighting

d.�POS 1 shall also include at least two of the following:

• Interpretive signage

• Trash receptacle

• Picnic table

• Exercise station

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2.�POS 2: This 1-acre area is intended to provide a hard break between the Central Park and the Big Dry Creek fl oodplain, an area where urbanity and nature face off . A key feature of this area shall be a viewing deck where one can forget the homes behind them and focus on the nature in front of them. Besides lighting, other amenities shall include at least two of the following:

• Seating

• Long-distance viewing scopes

• Interpretive signage

• Trash receptacle

3.�POS 3: At approximately 3 acres, POS 3 provides City Creek neighborhoods with passive and active recreational opportunities. At a minimum, the following amenities shall be provided:

• Hard surface, multi-use trails

• Seating

• One sport court, such as a basketball court

• 200’ x 300’ open area that could accommodate soccer

• Lighting

4.�POS 4: At approximately 4 acres, POS 4 provides City Creek neighborhoods with active recreational and gardening opportunities. As the closest park space to the Neighborhood Service main street and denser home lots, this park shall provide the following amenities:

a.�A terminating vista from the gateway off Washington Street by means of a vertical, public art piece or social gathering space, such as a gazebo, that draws people in and helps establish a unique sense of identity.

b.�Hard surface, multi-use trails

c.�Seating

d.�Open turf areas

e.�Community gardens

f.�Two age-separated playgrounds

g.�Programmable multi-purpose fi eld

h.�Lighting

i.�POS 4 shall also include at least one of the following features:

• Public art

• Gazebo / pavilion / shelter

• Amphitheater stage and seating

• Soft-surface trails

• Sport court, such as a basketball court

C. Pocket Parks1.�Pocket Parks will be located throughout the community to provide for recreational opportunities

in addition to the POS zones shown on the ODP/CSP.

2.�Builder(s) / developer(s) of individual SFD and SFA planning areas will be required to dedicate and construct pocket parks for each subdivision. Pocket parks are required as follows:

a.�0-100 units = 1 pocket park

b.�101-200 units = 2 pocket parks

c.�201-300 units = 3 pocket parks, etc.

3.�Pocket parks shall be a minimum size of 1/4 acre.

4.�Pocket parks shall meet City of Thornton standards and be given PLD credit.

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FIGURE 8A: Park and Open Space Character

57

D. Private Recreational Amenities For Multifamily Developmentsa.�All multifamily developments shall incorporate a minimum of two unique amenities per 250

units. Amenities shall meet City of Thornton design standards, per City Code Section 18-472, and may include, but are not limited to, a swimming pool, clubhouse, two tot lots, sport court, two picnic areas, dog park, or community garden. Amenities provided will count towards the multifamily public land dedication.

b.�The amenity area shall be a focal point for each multifamily community and it is desirable that it be visible from the primary street and located centrally.

8.4 Design, Construction and Maintenance of Parks and Recreation AreasA. An HOA and/or Metro District will maintain any areas not subject to maintenance by the City of

Thornton. Metro District and HOA parks will be designed per PD and City of Thornton Standards and reviewed and inspected at construction for compliance with City Standards and Specifi cations.

8.5 Quality Enhancements For PD ZoningB. City Creek will exceed the City of Thornton’s requirement for subdivision quality enhancements, as

defi ned in the Development Code, by incorporating the following four items:

1.�The subdivision provides land for at least one of the following public facilities: school, library, fi re station, police station, museum, water facility, cultural facilities, or other public facilities as identifi ed in the Comprehensive Plan or city master plans and as determined acceptable by the city. This land is in excess of PLD requirements.

2.�Landscaping in the subdivision exceeds City Code requirements, as defi ned in Division 3 of this article, by at least 20%.

3.�The subdivision provides sidewalks that are detached from the curb by at least six feet and includes landscaped tree lawns along all street frontages within the subdivision.

4.�The subdivision provides public art in a visually prominent location in POS 4 and/or along the commercial Main Street.

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FIGURE 8B: Public Art Character Imagery

planned development standardsplanned development …...4 1.1 introduction city creek is a 278.5-acre...

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