1 - Design review of the Northfield Commons and Vojta Farm project located at 3035 Kalamia and Jay RCITY OF BOULDER
,~,}~ Planning and Development Services
~1~ ~ 1739 Broadway, Third Floor • P O Box 791, Bould
~J phone 303-441-1880 • fax 303-441-3241 • email
R~ www ci boulder co us/pwplan/
MEMORANDUM
er, Colorado 80306-0791
plandevelop@ci boulder co us
TO: Downtown Design Advisory Board
FROM: Brian Holmes/Don Durso
SUBJECT: Northfield Commons & Vojta Farm Design Guidelines
As a condition of approval for the Northfield Commons & Vo~ta Farm Site Rewew Approval
(January 8, 2004), the Plannmg Board added the following condition:
~~Final arclutectucal design gutdeluies, sub~ect to the xevtew and comment of the Downtown Design
Advisory Boatd, mcluduig [he acchitectuxal uitent, quality, and build~ng matexials The design gutdeLnes will
be used fox the ieview of the final atdutectutal plans as paxt of the butldmg pernut xeview pzocess "
At the January 8 Planning Board hearing, the Board was concerned about achieving a high
level of architectural detads within the pro~ect, including avoiding the use unauthentic
materials (such as fake rock/stone) and requirmg the use of high quality simulated divided
lights of appropriate materials, among others.
ATTACHMENT A
Vicinity Map
DOWNTOWN DESIGN ADVISORY BOARD APPLICATION
DateofApplication $~4/04 AddressofProperhyforReview 3035 Kalmia & Jay Rd
Applicant's Name Markel Homes & Coast to Coast phane 303. 449.8689
Address 5723 Araoahoe Ave. #zB Boulder, CO 60303
Relationship to Project (e.g.: architect, contractor, etc.) Owners
Owner's Name and Address
Michael Markel
Phone
Project Description
Lot Size
See Site Plan
Total Ex~stmg Bldg Sq Ft.
Existing Bidg Height
Submission Requirements
Proposed Additional Bldg Sq. Ft
Proposed Bldg. He~ght
The Downtown Design Advisory Board generally meets on the second Wednesday of every month. The
deadline for submittmg your application is one week before this meeting, wh~ch means the first
Wednesday of the month. You need to come m person to Plannmg & Development Services, 1739
Broadway, third floor, and subm~t plans to a pro~ect speciaLst
Please see "Submission Requirements" for guidance on what we need
What to Brine to Your Review
At the time of the meeting, please bring at least one set of rendered drawings and matenal samptes.
Committee Comments about the Proposal:
For submittal questions or pmject-content questions, please contact Brian Holmes at (303) 441-
3212 or holmesb(~a,ci bouJder.co.us. For admmistratrve questions about DDAB, please contact
Heidi Straszewski at (303) 441-3274 or straszewskih(c~c~.boulder.co.us.
Also you can visit our Web site at: http•//www.m boulder,co us/cmo/boards/rosters/ddab.html
DOWNTOWN DESIGN ADVISORY BOARD APPLICATION
Date of Application $~ 4/ 04 Address of Property for Review 3035 Kalmia & Jay Rd
Applicant's Name Markel Homes & Coast to Coast phone 303. 449. 8689
Address 5723 Araoahoe Ave. #2B Boulder, CO 80303
Relationship to Project (e.g.: architect, contractor, etc.) Owners
Owner's Name and Address Michael Markel
Phone
Proiect Description
Lot Size See Site Plan Proposed Additional Bldg. Sq. Ft
Total Exishng Bldg. Sq Ft. Proposed Bldg. Height
Ex~stmg Bldg Height
Submission Requirements
The Downtown Design Adv~sory Board generally meets on the second Wednesday of every month. The
deadline for submitting your application is one week before this meehng, which means the first
Wednesday of the month You need to come in person to Planning & Development Serv~ces, 1739
Broadway, third floor, and submit plans to a project speciahst.
Please see "Submission ReqUirements" for guidance on what we need
What to Brine to Your Review
At the time of the meetmg, please brmg at least one set of rendered drawings and material samples
Committee Comments about the Proposal:
For submrttal questions or project-content questions, please contact Brian Holmes at (303) 441-
3212 or holmesb ,ci.boulder.co us For administrarive questions about DDAB, please contact
Heidi Straszewski at (303) 441-3274 or straszewskih(a~ci.boulder co.us.
Also you can visrt our Web srte at http•//www ci.boulder.co us/cmo/boards/rosters/ddab.html
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D~SIGN GUIDELCNES
TABLE OF CONTENTS
ARCHITECTURAL STYLES
Colorado Craftsman Style
European Country
Prairie / Four-square Style
Shingle Style
Traditional Farmhouse Style
Contemporary Contextual
I.ANDSCAPE ~ COURTYARD DESIGN ELEMENTS
Courtyard Design
INTRODUCTION
DESIGNED FOR LMNG
The communiry is designed to have a special sense of place. This unique
character will be demonstrated through pedestrian friendly streets,
a neighborhood parl<, and homes that are energy efficient, built with
environmentally friendly products and designed with architectural features
to enhance the natural beauty of this site. Our challenge as developers,
homebuilders and homeowners is to preserve the natural beauty of this site
while creating a community that defines what it means to live in Colarado.
lnherent in these concepts is the understanding that all the homes will be
designed within the parameters of these guidelines in order to maintain design
compatibiliry throughout the project and achieve the highest architectural and
landscape quality for the community.
The intent of the guidelines is to accomplish a community development
that achieves harmony among dwellings and between each dwelling and its
surrounding landscape, yet allows individual identity to a dwelling. These
Guidelines apply primarily to:
a. Conforming the plans and specifications to the general plan and intent of
the communiry design using; building forms, massing, scale, sryle, landscape
and architectural detail,
Front Courtyard and Fencing
~ Markel
Markel Homes
5723 Arapahoe Ave.
Boulder, CO 80303
Coast to Coast
Dev. Corp.
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b. Assuring compatibility and harmony of exterior color, materials and design.
c. Relating proposed improvements to the natural features of the land.
I.
Northfield Commons and Vojta Farm Design Guidelines
Design Theme and Philosophy
Northfield Commons and Vo~ta Farm - Designed For Livmg
Nor[hfield Commons and Vo~ta Farm is a umque opportumty for residentral livmg
m the City of Boulder, Colorado. Northfield Commons and Vo~ta Farm is
designed to have a special sense of place. This umque chazacter will be
demonstrated through pedestrian fnendly streets, neighborhood parks,
mterconnecting trazl systems and homes that are energy efficient, built with
environmentally friendly products and designed with arclutectural features to
enhance the natural beauty of this site. Our challenge as developers,
homebuilders and homeowners is to preserve the natural beauty of this site while
creaUng a commumty that defines what it means to live m Colorado.
Inherent in these concepts is the understandmg that all the homes will be designed
within the parameters of these guidehnes m order to mazntain design
compatabihty throughout the pro~ect and aclueve the highest azchitectural and
landscaping quahty for the Northfield Commons and Vojta Farm Commumtres.
The intent of these Guidehnes is to accomplish a community development that
achieves harmony among dwellings and between each dwelling and its
surroundmg landscape, yet allows individual idenrity to a dwelling. The
Guidehnes apply pnmanly to:
North~eld Commons and Vojta Farm Design Guidelines
consideraUon review is, in summazy, specific to the site itself. Loca[ion of
the mam buildings should consider.
1 Presence of vegetation trees and shnlbs
2. Pnvacy of subject and surroundmg lots, mcluding buildmg
improvements on adjoimng lots.
3 Access dnveways and off-street pazkmg
4. Setback requirements and conforrnance to Northfield Commons
and Vo~ta Fazm Schedule A.
5 All four elevations must reflect mass and scale proporUOna1 to the
overall design. All four elevahons must mclude Architectural
detazls requ~red by these guidelines.
6. Site grading and dramage which nummize required natural grade
alteratrons; drainage accommodatron from ad~oimng lots or onto
ad~oming lots m such a manner that dces not cause soil erosion or
impede draznage flows or result in excessive drunage onto
adjacentlots.
B. Main Building
a. Confornung the plans and specificahons to the purpose and general
plan and intent of the commumty design, building forms, massmg,
scale, style, landscaping and architectural detail
b. Assunng compaUblhty and harmony of extenor color materials and
design so the exteriors of buildmgs are subdued in a manner to avoid
negative contrast within the neighborhood. All design professionals
shall submit references and professional profiles.
c. Relaring proposed ~mprovements to the natural features of the land,
and to neighboring structures and other improvements
Design Guidelines
A. Site Considerations
The Comnuttee will review each plan for a buildmg in relarion to the
specific chazactenshcs of the sub~ect lot and its surroundmgs The basic
ob~ective is to achieve compaubihty of the buildmg and other
improvements with sub~ect lot and the immediate surroundmgs The site
2
1 Setback Requirements
Setback requirements shall conform to the Northfield Commons
and Vojta Fazm zomng table
2. Burlding He:ght
"Sheaz" wall elevations without Arctutectural detail, spec~al trim
details, mtersecung roofs or eleva6on "rehef' will not be allowed.
Key features mclude simple roof systems, dorxners and attached
porches. The result will be a group of residences with the essential
charactenstics of a village
3 Roofs
The followmg aze specific roof cntena•
All major roofs shall be either gable or lup with a pitch of a
mmimum of 5/12 and a maaumum of 12/12 Porch roofs and
secondazy roofs could be of a lesser pitch Numerous roof plans
that create an extremely "busy" roof design w~ll not be allowed
3
.
North~eld Commons and Vojta Farm Design Guidelines
All roofs shall be required to appear as if the center of the structure
is the tallest point and the roofs shall appear to "cascade down" to
lower plate heights.
In order to achieve an interestmg character, expansive roof areas
shall be "broken' by vazied elevations, heights, and/or other
elements such as dormers, porches, clerestory, or ndge hne breaks,
etc.
Roof vents and flastung shall be pamted to match the permanent
roof color or the tnm color, wh~chever lessens the visual impact.
Considerahon will be given to use of roof forms that incorporate
solar collectron panels; such considerations will evaluate the total
azchitectural and roof form designs.
Roof colors aze subject to the Arctutectural Review Committees
written approval.
Roof overhangs shall be m proportron with the scale of the
structure and Architectural styles. Overhangs would range
between 12" to 30".
4
Siding and Exteraor Walls
The extenor wall proportions shall be appropnate to the scale of
the residence Houses with extensive areas of unbroken two-story
(or g~eater) walls will not be acceptable. Covered porches aze
required. By breakmg up extensive azeas of two-story or greater
walls, the residences will better conform to the site and individual
lots. The height and length of the extenor walls will control the
proportions of the residence and whether the structure is properly
related to the natural topography of the lot and the ad~acent open
space
All wall matenals shall consist of stone, stucco, bnck and sidmg
No sidmg shall have more than 5" to the "weather" without written
approval by the Design Review Committee Stone and brtck shall
cover the lower portrons of walls but may extend to the roof eve if
it is conunuous from the grade
The front elevahons of smgle fanuly and duplex residences shall
have a mmimum of 20% stone or brick The mtenhon of this
guidelme is to assure a contmuity of material to tie the houses
together. If a lot owner or Arclutect can demonstrate that this goal
4
Northfield Commons and Vojta Farm Design Guidelines
can be accomplished with less stone or brick, the percentage may
be modified with wntten approval from the Architectural
Committee
S Extertor Colors
All extenor textures, colors and matenals for all homes at Northfield
Commons and Vo~ta Farm must be assembled by a design professional
or person or persons speciahzed m extenor elevatron design. Siding
matenals may be left natural, but a preservmg fimsh such as CWF or
lmseed oil etc., must be used on the natural siding. Fascia, tnm,
columns, entry doors, and beams may have accent colors
6. Miscel[aneous
a. Foundations - No more than 12 inches of exposed concrete
may be visible on any elevataons
b. Garage - All front loaded residences shall have a garage
door no greater than 12 feet wide. Visual impact of garage
doors shall be numm~zed by such measures as, but not
linuted to, siting of the building, protectrve overhangs or
projechons. All gazage doors for smgle-fanuly detached
houses shall be specialty doors. No "production" gazage
doors will be allowed. Cut sheets of gazage doors must be
provided for design review A vanety of garage door
designs will be requued along the streetscape.
c Wmdows - Wmdow frames, if inetal, shall be anodized
aluuunum ar paznted a color consistent with the design
chazacter of the buIIding Wmdow design shall be
consistent with azctutectural design statement in size,
proporhons, detazl and placement on the elevation
No nurrored or bronze glass will be allowed.
d Elevadon and Extenor Treatments - Arctutectural design
shall incorporate a consistent level of azchitectural interest
m all elevanons. Detail sheets cross or sectrons must be
provided for the followmg items
• Porch columns
• Extenor hand razls
• Fascia tnm
• Soffit detazls
• Wmdow and door tnm deta~ls
• Front door, provide design/cut sheet
5
Northfield Commons and Vojta Farm Design Guidelines
• Front door hardware - cut sheet
• Driveway and walk detazls - color, jomt and pattern design
• Extenor hghung provide cut sheets all garage and porch
lights on a photo cell
• Garage door design and trim - cut sheets provided
• Each buildmg must have clumneys and clumney cap detail
• List of "Built Green Details"
• House address number-detaiUdesign
• Stone/brick ledge detail
• Window design/style
• Extenor color board per approved presentation
• Bay window, dormer's
• All back yard patio's, deck's or porches to have one of the
followmg items:
o Trellises
o Special deck or paho design feature
o Covered porch
• All fence details and locahons per approved Northfield
Commons and Vo~ta Fartn Guidelines
All the detazl above shall not be of a"produchon" level quahty but must be well thought
out and drawn by a design professional.
C. Other Improvements
L Drrveway and Private Lanes
All dnveways and pnvate lanes shall be concrete. Asphalt or
colored stamped concrete may be used upon approval of the
Architectural Commrttee Dnveways and private lanes shall be
construc[ed to specificahons, which consider veh~cle load such as
trash trucks and movmg vans, appropnate measures must be taken
to contam edges and control erosion and washouts The committee
must approve all dnveway designs. All curb cuts, dnveway
entrances and dnveway culverts shall be designed direcdy from the
Northfield Commons and Vo~ta Farm Guidehnes.
2. House Address Numbers
All address numbers shall have a umque design for each residence
6
Northfield Commons and Vojta Farm Design Guidelines
3 Antennas
All TV, radio or special commumcahon antennas or aenals shall
be concealed and must be approved m writing by the Architectural
Comttuttee.
4. E.rtenorMechanacaZEquapment
All extenor mechamcal equipment or tanks shall be either
mcorporated mto the overall form of the dwelhng or be
permanently enclosed by a matenal, other than plant matenal,
approved by the Arctutectural Committee
S. Accessory Structures
i Accessory structures shall be azclutecturally compatrble with the
dwelling. Dog runs or enclosures for other pets shall be installed
i m accordance with guidelines If deviat~on from these guidelmes is
intended for such construction, prior approval by the Architectural
j Committee is required.
6. Exterior Ltghting
The exterior hghUng mcorporated ~n each residence must avoid
impact on ad~acent lots and the surroundmg areas The mtenfion is
for the develapment to blend m with the existrng character by not
creatuig a bnghtly ht complex contrashng with the adjacent open
space and streetscape
All exterior hghting shall be sharp cut-off design so the light
source is not visible firom adjacent property owners. Duect source
hghting is not allowed (i.e., the actual hght bulb is visible). Where
the homeowner's desues direct source lighting only low voltage
fixtures aze acceptable.
Extenor hghtmg wluch is subdued, and whose hght source is not
visible from ad~oimng dwellmg shall be allowed without
Arclutectural Committee approval for purposes such as
illummahng entrance decks, driveways, and parkmg areas. Fascia
mounted floodhghts are not allowed due to glare mto adjommg
properties
7
~
Northfield Commons and Vojta Farm Design Guidelines
7 Parking Areas
Off dnve parking bays and circulaz dnveways shall be approved by
the ArcYutectural Committee.
8 Basketball Backboards
All Basketball backboards must have wntten approval by the
Arclutectural Comnuttee.
9. Landscaping
All landscape plans shall be prepared by landscape design
professional with their htle block included on the drawmg.
The Arclutectural Cominittee shall approve landscape plans. Each
owner is responsible for landscaping and landscape mazntenance of
the lot Tlus responsibihty mcludes the area between the lot
property hne and street paving; at the front, side or reaz of a lot;
since these areas may be used for surface water runoff, landscape
improvements should not restrict water flow and should prevent
erosion in these azeas.
In lots, which adjoin open space or greenbelts, landscape plans
should provide for a transition between the natural landscape that
exists m the open space or greenbelt azea and the improved
landscape areas constructed by the owner. Existrng trees shall be
retazned.
Landscaping is the preferred method for screemng undesirable
areas and providing pnvacy for decks and yazds.
Irngation systems shall be included in all landscape designs to
promote efficient water use and assure the ongomg mamtenance of
plant matenal.
Considerat~on should be given to use of plant matenals that do not
require excessive moisture and to mazntatmng separation between
plants and sod and building foundat~ons to avoid excessive
moisture conditions near foundat~ons
The landscape design sha11 help blend the architecture mto the design
usmg plant material appropriate for the setring and environmental
condiuons
Northfield Commons and Vojta Farm Design Guidelines
Homeowners shall mamtain all plant material as long as they own the
property Any plant matenal appearmg dead, diseased or damaged must
be replaced wrttun one growmg season.
Each single fanuly home shall mclude mstallation of the street trees
approved by the City of Boulder. The front yard nummum requirements,
not including street trees, is as follows:
2 2" deciduous trees
1 6' -8' evergreens
20 5-gallon shrubs
Back yazd mimmum is as follows:
2 2" deciduous trees
2 6'-8' evergreens
20 5-gallon shrubs
10. Decks
Deck design, materials and color shall be mtegral to the overall
house design. Decks shall be ad~acent to the residence and
contrnuous with at least two extenor walls. Freestanding decks
will not be allowed unless they aze mtegrated into the site. Large
upper level-decks are discouraged.
11. Fences
Tha Arclutectural Committee has adopted- fence designs for
Northfield Commons and Vo~ta Farm. Fence must be built to the
approved designs. The fence design is mcluded witlun the
Illustrated Design Gmdelmes.
12. Future Improvements
Future improvements or modifications that alter or affect the
extenor appearance of a dwelling or yard must be sub~utted to and
approved by the Arctutectural Committee Approval includes, but
is not hnuted to:
Room, porch, or gazage addihon to mam house
Repamtmg
Play house, dog house, or other separate building or structure
exceeding 5'0" m height or visible to an ad~acent lot, road, or open
space
Decks, or patio extensions and deck/patio covers
Free standmg flagpoles.
Volleyball courts, hot tubs, swimming pools.
8 9
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THE COLORADO CRAFfSMAN STYLE
The Craftsman Sryle has migrated to Colorado from
the West Coast and is inspired by the Arts and Crafts
Movement. The Craftsman philosophy embraces the
virtues of simple human produced architecture of
natural materials.
The style of the Craftsman Architecture reFlects
nature in the low profile, which is characterized
by low- pitched gabled roof forms with large,
unenclosed overhanging rakes and eaves that shade
windows from the bright Colorado sun,
Hoi~izontal
clapboard, shingle
or stucco in possible
combination
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Square or tapered ~ One story
substantial supports covered front
porch
with masonry base
and trim detailing
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Main body gable
roof form
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Base of stone
or brick
masonry
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Craftsman
gable end wood
detailing
Secondary low
pitched gable roof
forms or shed
dormers
Wi~dow detailing
• trim detailing surround
• vertical proportions
emphasis
• lighting detailing
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Predominate form
~TRUCI"URAI
Lighting-~
occuring in top
half of window
Vertical
proportion
windows
Trim detail
Trim
detail
Wind
in pa1
of thr
with ~
propt
Lower shed or
gable entry porch
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l~~.NAMENTATfON f DETAILS ~ EXTERIOR MA'TERIALS
Craftsman
lantern
Olive ~
colored
shingles
Door -
surrounds
detailing
` Exposed
~` ' ~ rafter
,._,-~;~~. ~~~ tails
~ °: Tapered
;~~ ~' ~~:. ~ ~;~ columns
Stone
base
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Shed dormer -
with substantial
overhang
Detailed winclow
lighting with trim
surround
Wood bracket
detailing
Exposed
eave
details
Built-up
focia
detail
Windows in
i•ows of three
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ROOP Hi MASSING
- Predominantly low-pitched gable roof forms (3112 to 6/12
pitch)
- Substantial roof overhangs
- Large sweeping gable roof forms punctuated by gable or
shed doriners
- Typically asphalt shingles or flat concrete tile, which
mimic a wood shingle
- Roof material occasionally clad with standing seam metal
- r1rticulate side elevations on corner lots
S~ucru~n~
- Masonry piedcolumns often battered
- Wooden post on columns with beams to support large
spreading porch rooF
WINDOWS
- Ribbon windows, grouped into a series of three or more
- Double hung windows with divided lights on upper panel
- Transom detail
ORNAMENTA770N I DETAI[S I EXTERIOR MATERIALS
- Wood window and door surrounds
- Exposed wood rafter tails
- Stone or masonry used as a base for structural piers,
wainscoting, and chimney element
- Composite shingle siding - commonly stained rich olive
- Occasional use of stucco or clapboards
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THE EUROPEAN COUNTRY S7YLE
The European Country sryle is influenced by the
stately manor homes of the European countryside.
This style evol<es a cozy Old World charm and
simplicity that portrays the essence of the English
and French countryside, This European sryle was
popularized in the United States during World War
I when Americans serving in France became familiar
with the modest French homes.
This European Style has identifying features, such as
steeply hipped roofs, stucco wall cladding as well as
flat arched windows and doonvays.
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or stucc~
Planter -
boxesor
balconies
Seca
low .
skirt
Flat
doa
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Secondary
Main gable or
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Flat arched
windows
- Shutters
~ppea or
~- ~hed roof
form
Wrought
iron porch
,.
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ROOF 81 MASSING
STRUCTURAL
Signiticant posts,
stucco or masonry
columns
Accent cupula
element
Turret elements
. ........................................................................
WINDOWS
Curved shutters
to compliment
window
• ..........................................
~~v~E~r~~r~aN / DET~~s I E~Ex~ox MATEx~~s
`~~ , ~~'V
1,. r . .
Main gable
of roof form
with clipped
Secondary gable
with detailed
window
~ COOfS
--------------------
Accent ~';,_ ;..~;~:
lighting ~= ~~;,~-Articulated
.. ~ chimneys
~~
x,
Vertical proportional
windows with plante~
box or well done
bottom trim detailing
Enclosed
entrance
entry
m
Wrought
iron
~ ~ ~ ~ ~,t ~ r_ ~ b~lconies
ROQF AND MASSING
- Combination of hipped roofs and some gables
- Roof pitch 12I12 ~ fairly steep
- Cut dormers occasionally (optional~
~ Turrets in key locations
- Sloping entry roof forms (c~ts clide gable)
- Clipped gables
- Articulate side elevations on corner lots
$TRUC1URAI.
- Battered stone base and stucco columns
- Substantial rounds or rough timber posts
WINDOWS
- Flat arched windows
- Divided lites
O~E~rn~nor~/l'~M Dern~~s/Exre~oe Mn~~v.s/Co~o~
- Flat arch doorways
- Wrought iron balconies (often curved)
- Shutters
- Chimneys tapered or battered
- Stone wainscot base with stucco (sometimes with mortar
wash brick or painted bricl<)
- Some full height masonry elements as an accent
- Earth tone colors of off-white, beige / browns, and
natural bricl</ stone
~~ ~
'
~U~A~~
T~~ ~~~~~~~ s~' ~~~~~~~u~~~ ~~°,~a ~.
For these sryle guidelines, Prairie and Four-square
have been grouped together because they have similar
form, elements, and can be easily combined to create
an attractive architectural sryle.
The Prairie Style began in Chicago around 1897 and
was reflects the architectural sryle suited to the plains
and prairies of the Midwest. Frank Lloyd Wright and
the Chicago School of Architecture popularized this
style in the Midwest.
The Four-square is a subtype of the Prairie Architectural
sryle. It was designed as a working class/ builder-sryle
home from 1895 to 1930, The Four-square architecture
is influenced by the Arts & Crafts Movement of the
Colonial Revival period and became very popular with
builders for its simplistic construction.
The most identifying features of these styles are broad
low-pitched hip roof forms, and overhanging eaves,
and a two-story building mass.
P
S u~.~~
~
Secondary hipped
roof elements
breal<ing or
accenting "the
box°
square or
rounded posts
Symmetrical or
asymmetrical
secondary hip
roof forms
Significant
overhang and
trim detailing
substantial
double posts
High detailed
patterned lighted
windows
Accent
Lighting
------------------------
)ETAf1S I EXTER!0~ MATERlALS
Low pitched
main body
hipped roof
form
Window
articulation
~. ~ __.-~
F
~°.~,~ ~ ~ ..:'->::~.,:~:.
Hipped
dormers
Detailed eaves
with corbels
Substant
columns
Gables end Ro~f~ nN~ MnssiNc
with balanced
WIIIdOW - Primary hipped main roofwith hipped dormers
placement - Broad low pitched hip roof forms
- Broadly overhanging eaves
~ - Enclosed Flat soffited eaves - often with brackets
- Articulate side elevations on corner lots
STRUCTURAL
- Massive masonry piers supporting large overhanging
porch roofs
~Nih~~u~~tivs
- Rectilinear ribbon sryle casement windows with divide
lites (geometric pattern) located just below eaveline
- Corner windows (two sides)
- Wood or metal clad windows in a rhythm of window
openings
- Art glass windows
.... . ~ ORNAMftiTATIQNII~RIM DEfA1LSIEXTERIOR MATERIAL$ICOLORS
- Detailed fascias with support brackets
- Masonry chimney, horizontal full length of home
Corner - Masonry ashler-laid stone base with stucco, brick,
W1nC10WS clapboard siding, or shingle
- Colors range to the red brick masonry to more earth
~: hues
Horizontal
grounding
stone elements
~UIIDI
C~I~A~~ (T~~R I ST
1
~
~
~`
THE SHINGl,~ STYLE
Originally in the ]8S0's, the Western Shingle Style
incorporates larger overhangs than its eastern
counterpart. The sryle is generally characterized by
shingles of earthen tones contrasting white built-up
trim pieces around the windows, doors ancl gable
ends, Soft arches with combinations of sin;le and
clapboard on the base is indicative of tl~is style.
Making up the roof line, roofs are ;enerally gable
based with secondary shed and gable dormers or
roof elements .
~~::
Shingle in a
natural earth
color with
contrasting
white trim
Square or round
accented vent
r~atailinv
ROOF St MASSING
horizontal
trim element
on gable ends
Lower shed or-
hip roof form
Main gable
roof form
Secondary
gable and hip
roof form
Moderate
overhangs
Shingle
Combination of
shed and gable
elements to
create porch and
depth/shadow
STRUCI'URr~~ Combina ~
articulatE
gable trii
and winc
placemei
Square
columns
built-up
at top ar
bottom
Substantial
posts on
masonry base
Gable end
pop-outs with
accent trim
and corbels
gUILDING C~I~R1.1Ct~RIS1ICS
ROOF AND MASSING
- Gabled main roof forms with secondaiy gabled forms,
lower shed roofs and gabled dormers
- Moderare overhang
- Asphalt, concrete, or shal<e with Class A fire rating
~ Aceent turrets on corners
- Articulate side elevations on corner lots
S~ucruR,v.
- Substantial/predominate wood square columns/posts
- Masonry maybe used only at the base or ooe-third of the
column post
WINDOWS
- Generally vertical in proportion but square, arched or
eyebrow windows with arched gable echoing window fonns
- Accent oval windows located in the entry doors or key
areas
ORNAMENTATION I DETAILS I EXTERIDR MATERIALS
)val wind
ccen~
Vertical
proporti
window
significa
trim or
planter I
Soft arched
windows wi
gable ends
echoing this
form
. .......................................................................................................
Ol~1AMENTAT[ON ~ DETAILS I E3{TERIOR NIA~'ERIALS
Predominate
shingle siding
with stone
accent
Natural ear~
toned warn
calors that
contrast trii
color
gable pop-c
details
Articulated '
gable vents
Oval or -
round accent
windows
Significant -
trim detailing
around
windows
- Significant built up trim to be used on doors and
windows contrasting single sicling
- The use of return cornices on gable ends
- Natural eard~ toned with white trim shingle sidings
- Gable trim detailing across entire gable
-~ ~~ ~!
The Farmhouse Architecture is a product of the
agrarian influences, developed in response to
the strong western sun and the robust Colorado
countryside. The Farmhouse Style historically
includes a variery of "outbuildings" organized to
create a working farm compound. Although this
may not be practical, the general building massing
can reflect the architectural style. Typical Farmhouse
homes are functional, plain and well proportioned.
The distinguishing features include a gabled roof
form that is often paired with a secondary paralleling
gable roof form, roof dormers, skirt and pent roof
elements. Generally, masonry is not used for columns
or supports.
---,-,--,--,------ --- -------„- --- -- --- -- - ,---------- -
-~- , , ~-,- ,-,- -,-,--- ,--- ,-,- .----,- ,--,-
ROOF & MASSING
Secondary
Main hip shed
roof form dormer
Cut Fulllength
dormer - chimney
~
~ ~ :
~ ~~,. ~~"~s ~ ~
Seconda
rJ'
~~
~
~ : ~f
~
gabled form ~
;
Lower shed o
~'. ~ ~~~~
.~~~ ~ roof form
~
" ~~r ~'
~
Seconda ry 1~
"~~ °.~ ,~^
~,~.~
~ ~ t , F
,
~
porch ~"''
' ~ Articulate ;~r
';~
A
hipped roof '`~ -`~ -- -- ,;;;;~I~; ~ side ~
form ~_ ~;~~~ ~. .,~: elevations ~ ~t .
. ,.~;.
nt
..........................................................................................................
$~tUCruu~.
pasts with
trim detailing
Bracket
details
Contrasting
full length
chimney
Accent
colored
roof
Porch with
exposed
rafter tails
Secondary
roof form
with trellis
element
Shutters
Square or
round posts
with stone
or wood
base
• .........................................................................................................
WINDOWS
Articulated
gable and
vents
Planter box
orheavy
trim detail
Vertical
proportion
windows in
double hung
form
Shutters
Windows
We~~
detailed
with vertical
proportion
• .........................................................................................................
ORNAMENTATION I DETAILS I EXTERIOR MATERIALS
posts with
tapered or
bracketed
posts
Window -
shutters in
proportion
with
windows
~ ~.~,...~ _-
elements
expressed
Structural
elements
expressed
~ Exposed
truss work
Vertical
board and
batten
siding
Accent
stone
wainscot
Gable vent
and truss
exposed
~~~ ~~ ~
- Gabled and shed roof forms (6/12 to 12/12 pitch) with
varying roof planes should exhibit main roof in gable or hip
form with secondary gable or hip roof forms
- Gabled dormers
- Roof materials can be accented with corrugated or
standing seam metal roofs on secondary roof elements
- Articulate side elevations on corner lo[s
- Timber trusses or det~iled gable structural elements
- Square or round wood posts and brackets to support
porch rooE Masonry base can be incorporated. No Victorian
detailing should be used
INDOWS AND UOOfi!
- Long narrow rectilinear with divided lights with vertical
propartions
- Heavy wooden headers and sills
- Doors that incorporate a window element
- Large dimensional rough•sawn or composite wood
elements
- Window shutters far colorlaccent
- Gable end vents
- Wood [rim detailing For windows, doors, and corners
- Wood fascias or exposed rafter tails
- Masonry chimney
- Wood lap, clapboard, or board & batten sidin;
- Stone or masonry wainscot as a base material
- Massive stone chimney
-~---- -- --- - - ,-----,--,-,~--- ---~-- -,-- .- r ,-,-- - ~-,-~-~- - ,---~--,-,--~------- ,
~ ~ ! !
I lfi~iiii~llf IC.:::::::'1
~ -~
-- ~
~_ ._1 ~i_-- _~ .__
i= ~, ~~ - O C1 ~ ~ _ ~
~ _ ~--~~Q
TNE CONTEMPORARY COHTEI(TtIAI STYLE
The Contemporary Contextual Style is an
architecture that seeks to combine a wide
range of familiar local vernaculars, oftentimes
converging to create a kinetic "patchwork" of
architectural elements competing for attention.
Contemporary Contextual architecture is a
reaction against the abstract formalism of Modern
architecture. By combining local indigenous and
industrial materials, and designing buildings which
contain historical references such as agrarian
outbuildings, Contemporary Contextual architects
strive to design architecture which is commonly
a collection of ordinary building types, often with
their qualities exaggerated, brightly colored, and
detailed with ordinary materials.
~
An eclectic mix of building
materials including corrugated
metal roofs, drop siding, and
split face concrete block
Askewed roaf form
Brightly painted
agrarian illusions to
farm outbuildings
Simple windows
with muntin
cruciforms
A veritable mix of building materials including
board and batten, stucco cladding, clapboard
siding, and standing seam metal,
Building mass is an assemblage of individual
volumes that collide, creating a collected mass of
assorted building elements,
A variery of building materials including corrugated
metal, board and batten, standing seam metal, shingles,
concrete blocl<, and struc~tural iron used in an eclectic
fashion define Contemporary Contextual Architecture
~„~:.,, ~~ ~~ ti , ,~. p, ~> ,
, •+~i+~ \ ~
~~
! ~ ,~ ` y` ;
I~ ~ ~, .'I: ,i~ /
~ ' ~ - \'<<,~~~~/ ~';~' ~/
~:
,~._ , ;q r~ ,;~~,,,. ~ ~~~:t ~~d tl yd~~Y~x~.~~~~ ~at~~~~~ ~
v~~ r~<.~,~,~~~~, ~. w ~ :., ~ ~,a...
,
i~c~ , { ~ "' ~~ `~ , " `~s~ "~r~~ `^~
~• _
and batten siding
Corrugated metal roof
Compostition shingles
Exposed rafter tails
- Board and
batten sidii
Structural elements include
~ dimensional timber posts, beams,
and exposed rafter tails
~~~~ x.
........,.~.
~~'~U~'U~A,L
~sing shed
forms
by exposed
~ rafter tails
reenforces the
Contemporary
`- Building mass
~i terminated
' by a flat roof
~ form
t;,•::>
~~
~'
l Tower
A
Contextual ~~ ~ ' element articulations ~ ~ ~ e ~
~~' ima e ~~ anchors the add visual ~ ~,~
g ,,,;:,~„ ~ ~ ; ~~ corner interest ''~~~'"'.~
~ I
~
....e...~ ~.,~., _,,F,,,~,,~f.<. ................... .:
Brightly ( ~ ~ ~ ~` ~-- Dimensional
painted boartl timber
and batten ~ ~~~. brackets,
siding ~ commonly
~ untreated or
stained
Brackets '
support 11
building ~
',
projections ~
,
lndustrial-oriented
windows with metal
awnings
..a.e....~.a..a...
{ ~~'~~(~R ~~r~~'E~1Ai.~
and
5iding
Metal I-beam
awning shelters
patrons from
the elements
Clapboard
Siding
Gable roof
form
Shed roof
Window muntins
create simple
cruciforms
Askew window
placements
Corrugated metal
facade elements
encase window
Exposed rafter
tails
Dimensional
timber posts
and beams
Corrugated
steel column
1
ROOF AND MASSING
- Predominantly gable and shed roof forms
- Flat roof forms sometimes used to accentuate
subordinate building masses
- Roof forms sometimes characterized by asl<ew shapes
and asymmetrical designs
- Building masses are composed of a collection or
assemblage of additive elements such as shetl buildin;
projections
S~ucn~~a~
- Dimensional timber posts and 6r~ckets, oftentimes
untreared or clear-stained
- Corrugated steel columns support dimensional timber
beams
- Exposed rafter tails
WINDOWS
- Windows are mmmonly simple with cruciform muntin
patterns (2:2)
- Windows are sometimes industrial oriented, composed
of inetal frames and muntins
ORNAMENTATION/I~RIM DEfAILS/EX'IERIOR MATERIAf.S
.
g , .. , . ... _..~ .
- Roofs commonly dad with corrugated or standing seam
~ Split f~ce metal
~~~-~
~Y~~~~°~ concrete
block chimney
- Homes commonly contain an edectic mix of materiafs
~.
~~ element including vertic~l board and batten, corrugated metal, drop
~~
;t sidin;, clapboards, stone, and split face concrete blocl<
- Awnings sometimes cover window openings, providing
~~
,
shade and shelter
y
~
.~~ r
; ,~ ,;; - Dimensional timber post and beam connections
' ~~~'
P '+'Y
commonly composed of ornamental iron strapping
A collection
of building
volumes with
varying slied
and gable roof
forms create an
eclectic image.
LANDSCAPE DESI~N ELEMENTS
COURTYARD
DESI~N
_.~-- ~
_- ~
,~ :
,~,:
Courryard design that creates a private outdoor
area for relaxation is an important part of the
neighborhood's design. Requiring special design
considerations, the lot sizes will provide an
opportuniry for intimate, usable outdoor spaces,
Unlike traditional single family lots, these outdoor
spaces should be thought of as courtyards instead
of backyards.
Focal Point
Each courryard must incorporate a variery of focal
points for users and to anchor the space. All of the
courtyard and elements must be designed by an
architect or a pre-approved design professional,
Possible elements:
- Outdoor Fireplace and Barbecues - Fireplaces
and barbecues are appropriate for the cool
Colorado spring/fall seasons and can extend the
use of this outdoor space
- Water Feature - Fountains can range from a
waterfall over a stone wall framing the courtyard
corner to a reflecting pond
- Sculpture - This can help organize and bring
order to the space
- Covered Porch - That ties into the architectural
sryle
- Trellis - Over porches or entries that provide
shade and support vines
- Raised Planters - For ornamentaVaccent
plantings and seasonal color
Fencing
6-foot Fence where
privacy is needed
or required
Features
Provide a variety of focal points
to anchor the courtyard:
- Fire Place
- Water Feature /
• Sculpture
- Barbeque '~' ~ ~
:~;,.,
-CoveredPorches ~);`'~-
- Trellis ~ ~
- Raised alanters~~ ~' ,~
Paving
Should reflect the archi~
tectural sryle of the home
and couryard incorporating
materials that add interest,
texture and color
Vines & Groundcovers
Provide a minumum 12" planting width
to soften walls and fences
Shrubs & Trees
A minimum 18" wide planting area
between pavement and fence/wall
for planting vines or small shrubs
Driveway Apron
Each Garage will have a
5-foot minimum driveway
apron with accent texture,
tooledjoints or coloring
Gates & Arbors
Frame and enhance the entry to
courryard using a gate and/or arbor
COURTYARD
DESIGN
~ ~,
~ a
~:
Floor or Ground Plain
This should be a combination of paving materials and
ground covers that enhance the outdoor room. The
paving material may include flagstone, interlocking
pavers, colored concrete, or brick that add interest,
texture and color to this space. Groundcovers may
include perennials, ivy, shrubs or annual flowers for
seasonal color (sod is not recommended for this
small space~.
Outdoor Rooms
Outdoor Roorns
Courtyards should be an archiectural extension
of the floor plan incorporating 'Outdoor Rooms'
that are inCimate
Fountains
Water feaCures create a
focal point in the courryard
These courtyards should be outdoor rooms that are
an extension of the architectural floor plan. This
room should be furnished and have a character
reflective of the home's sryle.
Walls
The walls of this outdoor room include the building
walls and the fencing. (Fencing is addressed in more
detail on the following page.) The building walls can
be softened with plants such as wall ivy or hanging
potted plants. The front yard area should incorporate
low stone walls to enhance the front elevation.
Entries
The entrance to these courryards will be located
either off the alley or for front-loaded homes,
through the side yard, These entrances should
frame the entry and create a sense of arrival. This
can be accomplished with attractive gates, trellises,
arbors, and awnings.
Overhead Structures
Trellises and other overhead structures can provide
privacy, create interesting shadow patterns, as well
as create a sense of scale in the outdoor space.
FRONT
COURTYARDS
STONEWALLS 8t FENCES
To provide an attractive street scene, the front
courtyards will incorporate a low stone wall along
the front property line. This wall will be located a
minimum of 12 inches back from the sidewalk edge,
allowing space for landscaping, These walls will be
a minimum of 18 inches tall and constructed of ma-
terials that are compatible and complimentary to
the architecture of the home (material shall be ACC
approved). The walls can terminate with a stone col-
umn or a series of stepping and/or wrapping stone
walls. Front yard fences are not required but may be
included with the stone walls pending (ARC) approval.
Some samples of alternative low fencing (for front
and side yard-corner lots) are shown here.
Front Yard
Walls and fences are used to create privacy
and visual interest in the front yard
Street trees per the
approved PUD 40
foot-spacing -~
te front yard
ng with adjacent
ier to create a
design
FrantJSide Yard (optional)
Front and side yard fe~ces should
be 3-4 feet in height. This fenc-
ing should reflect the style of the
architecture and provide a tranpar-
FENCIN~
DESI~N
Fencing may be used to provide privary for residence
in the rear courtyards. This fence design is outlined in
these guidelines, All rear fencing will follow these stan-
clards (see details~;
- Fence height will be 6-feet (maximum)
- Posts will be 6" x 6" dimensional lumber
- Posts will be spaced a maximum of 8-foot on
; a pergola into pri-
esign adds interest
All corner lots must incor- -
porate masonry colamns at
the front corner of the lot
(material to compliment the
architecture of the home)
For all corner units, fences
shall have an 18 inch
minimum setback from
sidewalk for landscaping
18 inch minimum fence set-
back from alley pavement
minimum fence set-
rom corner of garage
~ Privacy Fence
Maximum height
6-feet
~ Transitional
Fence
Step or slope
fence between
privacy fence and
low fence
ices must be a minimum of
~t back from the front corner
hause
center
- Rails will be 2" x 6" dimensional lumber
- Cap will be 2" x 6" dimensional lumber
- Pickets will be 1" x 6" dimensional lumber
- All corner lots must incorporate a masonry column
at front corner of the lot (material to compliment the
architecture of the home)
- Corner lots will have more articulated side eleva-
tions
- Alley-loaded homes may choose among the three
fence options listed below
- Front-loaded homes must use privary Fence "C"
A
C
' Low Fence
~ 3-feet tall
FENGE OPTIONS
(Privacy fence - for all front-loaded project)
P U B L I C S T R E E T
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