HomeMy WebLinkAboutSTROMBERGER MASTER PLAN - 16-89 - SUBMITTAL DOCUMENTS - ROUND 1 - SUPPORTING DOCUMENTATION0
STROMBERGER PROPERTY
Site, Landscape, and Architectural
Design Guidelines
(CITY AND CLIENT REVIEW DRAFT 04-05-891
AC
902cu(d2.mss 4-5-89
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General
ntent
These Guidelines are made to guide development,
improvement and use of the non-residential
development areas at the Stromberger Property,
hereafter refered to as the Subject Property, so as
to:
- Encourage the development of aesthetic site
development, architectural, and engineering
design, Including compatible landscaping, and,
In general, provide a harmonious development
that will promote the general welfare of the
Owners and Occupants.
These guidelines and the duly recorded
Declaration of Covenants, Conditions, and
Restrictions will be used as a basis for Grantor or
Design Review Committee review of all proposed
non-residential site, landscape, and architectural
construction; whether proposed as a "use by right"
or as a Planned Unit Development. Furthermore, all
pertinent requirements of public agencies shall be
followed in the development of a specific Building
Site.
Conflicts
Zoning ordinances, building codes and
regulations, and any other governmental
restrictions and requirements shall be observed.
Although based on local zoning, subdivision, and/or
planned unit development regulations, these design
criteria may be more restrictive in land use, site
development standards, landscape requirements, or
in other matters. In the event of any conflict
between this Declaration and any such governmental
codes, the more restrictive standards shall apply
902guid2.mss 4-5-89 2
unless a variance is granted. Any approval of the
Grantor or the Committee required in this
Declaration does not in any way relieve Owners and
Occupants from obtaining approvals required by any
governmental body having jurisdiction.
Mac+or Plan
A Master Plan has been developed to assist in the
implementation of a unified project concept and
allow compatible development of individual Building
Sites. The Master Plan may incorporate the layout
of major streets and land use patterns, zoning
districts, landscape/streetscape criteria, and
other guidelines for the Subject Property in
addi`ion to those included here.
The Master Plan represents a best estimate of
development potential at this time. As changes
occur in the market place, as required public
improvements are defined, and as development of the
project continues, amendments to the Master Plan
may be requested by the Grantor.
Variances
In order to meet special situations which may not
be foreseen, it may be desirable from time to time
for the Committee to allow variances of certain
requirements. Any variance granted is considered
not to be precedent setting, but is made due to
specific circumstances with the welfare of the
overall development in mind.
902guid2.mss 4-5-89 3
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Site and Landscape Guidelines
Objectives
It is the intent of these guidelines to provide a
framework for a compatible streetscape and site and
landscape development of the highest quality for
Building Sites within the Subject Property. Toward
that goal, these design guidelines seek to:
- Provide compatibility among the architectural
features of each Building Site;
- Integrate individual structures from Building
Site to Building Site through harmonious site
and landscape treatment; and
- Create a pleasant and aesthetic environment
for occupants and visitors.
Some variation in on -site development and
landscape architectural style is permitted and
encouraged In order to increase visual interest, so
long as the variations are in harmony with the
Property as a whole.
Intensity of Development
- No site shall have building coverage exceeding
thirty-three per cent (33%) of the total
Building Site area, (Site area to building
coverage ratio shall be at least 3:1). Parking
areas or parking structures shall not cover
more than fifty per cent (50%) of a Building
Site. At least twenty per cent (20%) of a
Building Site shall be landscaped in a manner
acceptable to the Committee.
- Typically floor areas of buildings shall be
not more than thirty-three per cent (33%) of
902guid2.mss 4-5-89 4
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the Building Site unless the building coverage
is reduced as follows:
* If the site area to floor area ratio is
2:1, the site area to building coverage
ratio must be at least 5:1.
* If the site area to floor area ratio is
1:1, the site area to building coverage
ratio must be at least 6:1.
- Total floor area of any building or group of
buildings on a single lot at the Subject
Property shall not exceed the total area of
the Building Site [for a maximum site area to
floor area ratio of 1:11 In any case.
Builcing Envelopes/Setbacks
Unless specifically approved in advance, all
Buildings shall be setback the following distances:
- Seventy-five (75) feet from any property line
abutting Harmony Road.
- Fifty (50) feet from any property line
abutting Timberline Road. EFF_
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- An average of forty (40) feet - and in no
event closer than twenty (20) feet - from the I
boundary line of any other public street or 5 92 l i
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right of way. o I10'M"Q.
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- Fifty (50) feet from the intersection of any I
two streets.
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- An average of fifteen (15) feet (and in no N
event closer than ten (10) feet) from the side
boundary of any Building Site.
- An average of twenty-five (25) feet (and in no
event closer than fifteen (15) feet) from the
rear boundary line of any Building Site.
- Buildings should be oriented on the Building
Site to minimumize the visual impact of
parking areas located between the building
entry and the street.
902guid2.mss 4-5-89 5
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- Subject to the approval of the Grantor or the
Committee, underground improvements such as
storage tanks or vaults may be placed within
the setback areas.
Grad Irg
Building Sites shall be graded in such a way as
to:
- Be consistent with the Streetscape
requirements of these Guidelines;
- Handle storm water runoff in an attractive
manner, consistent with the technical
requirements of the Master Utility and
Drainage Report;
- Include slopes of not more that 3:1 (33%) and
not less than 100:1 (l%).
- -1elp to screen loading and service areas; and
- Minimize drainage conflicts between Building
Sites.
Any retaining walls utilized should be of
materials compatible with the building.
Parking and Circulation
Parking areas shall be designed according to the
following guidelines:
- In no case shall less than two parking spaces
for every three employees/shift be provided.
For specific users, the Grantor or the
Committee may require additional off-street
parking or loading areas.
- Parking islands located at the ends of parking
aisles, must be landscaped as required in the
landscape section of these guidelines.
902guid2.mss 4-5-89 6
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- Parking lots are to be broken into sections of
not more than 250 parking spaces. Sections
are to be separated by well landscaped
circulation drives or landscape buffers at
least twelve (12) feet wide.
- Visitor parking, handicapped parking, and
drop-off areas as needed shall be
appropriately located near building
entrances.
- Bicycle parking shall be provided near
building entries, but shall not encroach into
pedestrian walkways. Bike racks should be
screened or otherwise incorporated into the
site landscape/hardscape design.
- All driveways and areas for parking,
maneuvering, loading or unloading shall be
paved with asphalt, concrete or similar
materials.
- Parking areas may project not more than five
(5) feet into required minimum side and rear
setbacks.
- Parking structures are encouraged so long as
such structures are well integrated into the
site and landscape design, and do not become
barriers to direct pedestrian access to the
building.
Entrvway Treatment
The major entryways into the Subject Property may
be used for the installation of significant
identity features, comprising signage, walls and/or
other hardscape elements, berming and landscaping.
Care will be taken that plantings at street
intersections are set back far enough from the
right-of-way that the view of traffic on the
Intersecting Streets is not impeded.
Entrances into Building Sites should, to the
extent possible:
- Provide a direct vista of the building entry
902guid2.mss 4-5-89 7
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or other architectural focal point;
- Include the Building Site's ground sign and
intensified landscape treatment at the
street/drive intersection, compatible with the
required Streetscape treatment.
Building entry areas should strive to:
- 'rovide a pleasant transition between site
landscaping, parking, pedestrian circulation,
and the building exterior and interior;
- Create a sense of human scale;
- Provide landscaping, including planting beds,
pedestrian amenities such as benches,
fountains, or works of art - if practical -,
or other special Identity features.
Walkways and Hardscapes
Pedestrian circulation shall be facilitated
through the provision of convenient walkways
providing direct access between building entries,
parking areas, and public streets.
- If possible, pedestrian crossings of major
vehicular circulation lanes in parking areas
should be clearly defined through a change of
materials, color, and/or special textured
surface treatment.
- Plazas, patios, courtyards, retaining walls
and other hardscape surfaces should be
compatible with the materials of the Building;
or concrete accented with brick pavers.
- The use of fountains, sculpture, and other
special focal points is encouraged in the
design of hardscape areas.
- Handicapped access criteria should be used in
the design of all pedestrian walkways.
902guid2.mss 4-5-89 8
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Storage, Loading/Service Areas
- Storage, loading, and service areas shall be
located on the side or rear of the Building,
and screened from public view.
- Garbage and refuse containers shall be
contained within Buildings, or shall be
concealed by means of shrubbery and opaque
screening walls - a minimum of five 151 feet
in height - of material similar to and
compatible with that of the Building.
- Fuel and other storage tanks shall be
installed underground wherever practical or
inconspicuously located and screened from
public view.
- No materials, supplies or equipment shall be
stored in any area on a Building Site except
inside a closed Building, or behind a visual
barrier of wood or masonry - similar to and
compatible with those materials used on the
building. Chain link type fences with wood
slats inserts are not an acceptable screening
device.
- Screening barriers shall be of sufficient
height to conceal the materials, supplies or
equipment from the view of the public and the
views of the occupants of adjacent Building
Sites.
Fences and Screening
- No fence shall exceed eight feet 18'1 in
height, without prior approval of the
Committee.
- Any fence visable from a street shall be
constructed of materials similar to or
compatible with those materials used in the
Building. Decorative or protective wrought
iron fences shall be allowed when incorporated
properly within a site plan. Chain link
902guid2.mss 4-5-89 9
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fences are not acceptable when visible from a
Street.
Site Lighting
- Between the front of the building and the
street, low bollard lighting or landscape
lighting will be encouraged. Bollards may be
constructed of wood, concrete, or
appropriately finished metal materials. Any
materials utilized shall be finished to be
compatible with the building.
- Ground mounted flood lighting fixtures shall
be weather-proof and vandal resistant, mounted
not more than 18" above grade, and shall be
screened by low planting materials or
architectural elements.
- Pole mounted flood and parking lot lights are
permitted. However, they may not spill light
onto areas beyond the Building Site.
- All lighting utilized on an individual
Building Site shall be of the same family of
fixtures and be compatible and harmonious
throughout the property.
Lands, -aping
- The density of Landscaping to be attained on
individual building sites need not be done so
dense as to completely cover or mask the
Building Site but shall not be so sparse as to
seem to be applied to the Building Site
artificially rather than serving to integrate
the various elements of the site.
- An interesting variety of plant materials,
seasonal color [flower blooming times, fall
color, and winter twig color] should be
considered in the formulation of the landscape
plan.
902guld2.mss 4-5-89 10
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- Landscape materials shall be of long lived
varieties, and shall be permanent in nature.
Short lived materials, such as annual flowers,
may be used to accent or supplement the basic
permanent landscape plan.
- Plantings shall be grouped by combining plants
of similar water requirements.
- Thorny plants shall not be placed next to
pedestrian areas.
- Planting areas with special themes such as
xeriscape techniques, native plantings, and
ornamental grasses, will be encouraged,
especially in Common/Greenbelt Areas, subject
to review by the Committee.
- Plant material shall be uniform in shape, in
good healthy condition - in accordance with
AAN specifications for Number One Grade - and
well adapted to the Fort Collins area climate
zone.
- Nothing with invasive roots shall be used.
- Artificial plant materials are prohibited.
- Each Building Site shall have a minimum of
twenty per cent (20%) of its total area in
landscaping.
- Any unpaved areas lying within adjacent Street
rights -of -way shall be landscaped and
maintained to the finished curb line of the
Street by the Owner or Occupant.
- At least thirty (30) trees per acre shall be
provided in large open space areas, unless
precluded by the intended use of the affected
open space.
- Landscaped islands, a minimum be 17' in length
and 9' in width, and including at least one
shade tree, shall be required in large parking
lots. At least one [11 such island shall be
installed for each forty 1401 vehicular
parking spaces provided on the Building Site.
Subject to the approval of the Committee,
individual required landscaped islands may be
aggregated into fewer larger islands to soften
the effect of large paved parking areas.
902guid2.mss 4-5-89
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- Parking lots are to be broken into sections of
not more than 250 parking spaces. Sections
are to be separated by well landscaped
circulation drives, or landscape buffers at
least twelve (12) feet wide which may include
walkways up to six (6) feet wide.
- Where parking is located between the Building
and the Street, the parking area should be
screened by landscaping and/or berms.
- Planting beds and other acceptable landscape
treatment shall be provided around the
perimeter of buildings.
- Disturbed areas proposed for future expansion
shall be seeded with an appropriate turf grass
blend, irrigated, and maintained in a mowed
and neat condition.
- All landscaped areas, including parking lot
Islands, shall be irrigated by a fully
automatic underground irrigation system
providing at least one hundred percent [100%]
Irrigation coverage.
Streetscapes
- A high quality streetscape treatment is a key
element at the Subject Property. The effect
desired is one of a street defined by berms
and deciduous canopy trees with main
entrances, major intersections, and entries to
Building Sites accented by planting beds,
identity signage, and walkways.
- Deciduous canopy or overstory trees should be
placed along the Street frontage parallel to
the public right-of-way. These canopy trees
are to be informally spaced; at an average of
thirty-five (35) feet on center along Harmony
Road and Timberline road; and at an average of
forty (40) feet on center along all other
streets.
- Widths of the following required streetscape
areas are to be measured from the ultimate
902cuid2.mss 4-5-89 12
edge of pavement or flow -line of adjacent
streets.
* Along Harmony Road, a landscaped area at
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least 75 feet wide with bluegrass sod and
informally grouped canopy street trees
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sha I I be provided. Beyond the street
trees, berms at least 36 inches high,
4
spaced in concert with the street trees
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shall be provided. Berming and canopy
trees should be designed to work with
existing healthy trees within the
required 75 foot streetscape area.
* Along Timberline Road, a landscaped area
at least 50 feet wide, shall be treated
In a manner similar to that described
above for Harmony Road. Minimum height of
berms along Timberline shall be 30
Inches.
* Along internal collector streets a
landscaped area at least 25 feet wide
shall be provided.
- Smaller ornamental trees and evergreen trees
may be intermixed with these taller canopy
trees but should generally be located further
away from the Street so as not to detract from
the street defining effect of the deciduous
canopy trees.
- All areas fronting on a Street and not
utilized for parking, driveways, or walkways
shall be landscaped in a similar manner.
Where possible, berms should be designed to
extend at least thirty i301 inches above the
high point of the finished pavement in the
barking area being screened.
- Landscaping adjacent to Streets and the front
sixty feet i6011 of all side yard landscaping
shall be predominately a lawn established by
sodding with bluegrass or other high quality
sod blend.
902gLid2.mss 4-5-89 13
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Recommended Plant List/Minimum Sizes
Plant Size - All plant material shall meet the
minimum size and height requirements indicated in
the Recommended Plant List.
Trees included in this list have been selected
for their adaptability to the Front Range region
and for their relatively low water use
requirements. The use of hardy, long-lived
hardwood and evergreen trees is encouraged,
although "in -planting" with faster growing, shorter
lived species will be allowed.
COMMON NAME
BOTANICAL NAME
MINIMUM SIZE
REMARKS
Ash, Marshall's Seedless
Fraxlnus pennslyvanla
2" caliper
"Marshall's Seedless"
Ash, Autumn purple
Fraxlnus amerlcana 'Autumn Purple'
2" caliper
Ash, Green
Fraxlnus pennslyvanla
2" caliper
Ash, Summit
Fraxinus pennslyvanla
2" caliper
'Summltt'
Hackberry
Celtis occidentalls
2" caliper
Honeylocust
Gledltsla triacanthos Inermis
2" caliper
Protected locations
varieties
Linden, Littleleaf
TIIIa cordate
2" caliper
Maple, Norway
Acer platanoldes varieties
2" caliper
Oak, Bur
Quercus macrocarpa
1 1/2" caliper
Oak, English
Quercus robur
2" caliper
Oak, Swamp white
Quercus bicolor
2" caliper
Pine, Austrian
Plnus nlgra
5 - 6' height
Pine, Pinyon
Pinus edulls
5 - 6' height
Pine, Ponderosa
Plnus ponderosa
5 - 6' height
Insecticide application
Pine, Scotch
Plnus sylvestrls
5 - 6' height
recommended
Spruce, Colorado Blue/
Plcea pungens 'Glauca'
8' height
or Green
Crabapple, Beverly
Malus variety
1 3/4" caliper
Susceptible to disease,
Crabapple, Hopa
Malus variety
1 3/4" caliper
use as limited planting.
Crabapple, Royalty
Malus variety
1 3/4" caliper
Do not plant fruiting varieties
Crabapple, Dolgo
Malus variety
1 3/4" caliper
near walks or streets.
Crabapple, Llset
Malus variety
1 3/4" caliper
"
Crabapple, Radiant
Malus variety
1 3/4" caliper
Hawthorn, Cockspur
Crataegus crusgalll
1 3/4" caliper
Thornless variety available
Hawthorn, Downy
Crataegus mollls
1 3/4" caliper
"
Hawthorn, Washington
Crataegus phaenopyrum
1 3/4" caliper
"
Plum, Newport
Prunus amerlcana 'Newport'
1 3/4" caliper
Pear, Bradford
Prunus calleryana 'Bradford'
1 3/4" caliper
902guid2.mss 4-5-89 14
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SIgnage
Objectives
It is the intent of these guidelines to provide a
compatible system of signage at the Subject
Property. Allowed signage will communicate:
- Project Identification
- Identification for the primary user[s] of each
Building Site
- Traffic control and directional information
- Construction related information [on a
temporary basis]
Entrv/Identity Structures
The project identity signs at the major entryways
into the Subject Property may combine signage with
decorative walls and ground lighting and/or
internal illumination; and should be complemented
with bermed planting beds.
Sign Design Restrictions
The information on a sign is restricted by the
amount of information absorbed by a driver in a
moving vehicle. Therefore clear, simple signage
designs are a basic assumption.
- Free standing ground signs [one per street
frontage per building] to be placed at or near
the main entry drives to a Building Site shall
902guid2.mss 4-5-89 i5
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be allowed as a building's main identity
signage. No large roof signs are permitted.
- Information that may be included on the
identity sign may include the company or
Building Site name and logo and the address of
the building.
- For a Building with multiple tenants, each
tenant may be identified with:
* A consistent system of wall mounted
plaques; or
* A wall sign of individually applied
letters, not exceeding twelve inches
(1211) in height, and not exceeding a
total of ten (10) square feet in area.
* Identification plaques, or applied
letters shall be of the same color and
type face (except logo's) at all
locations on the building.
PROJECT
NAME
TENANT NAME
TENANT NAME
iY TENANT NAME
WNUMAEIAN0Mffi=m
- Signs may be illuminated but shall not be
moving, flashing, blinking or fluctuating.
Ground lit or internally lit Signs are
preferred; no illumination is also acceptable
If approved by the Committee.
Variations
Any sign design solutions that vary from the
standards set forth by this guide are discouraged.
Proposed variations must be submitted for review
and approval by the Committee.
902cuid2.mss 4-5-89 16
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Architectural Guidelines
Architectural Design Objectives
The objective of this guideline is to encourage
consistency and quality in architectural design at
the Subject Property, to maintain consistency, yet
permit Interest and variety and the use of new
materials as they may develop.
Building Height
No improvements shall exceed thirty-five (35)
feet in height at a twenty (20) foot front building
setback line, except an improvement may exceed such
height provided such improvement does not at any
point project above a line sloping upward at a
forty-five (45) degree angle at the required height
and setback line.
No building or appurtenance, including but not
limited to, penthouses, elevators or elevator
equipment, stairways, fire or parapet walls,
skylights, wireless, radio or television masts or
flagpoles shall exceed a height of fifty (50) feet
above the finished building grade without the prior
written approval of the Architectural Committee.
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Construction Methods/Materials
- A relatively wide variety of architectural
design and materials shall be permitted.
However, it is intended that a basic harmony
of architecture shall prevail so that no
902guid2.mss 4-5-89 17
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building shall detract from the attractiveness
of the overall environment.
- The number of materials used for the exterior
of all buildings shall be kept to a minimum to
acheive unity and simplicity. Generally, no
more than two (2) basic building materials, in
addition to glass, should be used on exterior
walls with one of the following materials
having the dominant role:
* Brick Masonry units shall be of a
consistent size, type, texture, color and
placement.
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* Stone units shall have a natural
weathered face or shall be polished
fluted or broken face.
* Concrete Masonry shall be those generally
described as customized architectural
concrete masonry units. All concrete
masonry units shall be integrally coated
or coated with an approved coating.
1711
There shall be no exposed concrete block
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on the exterior of any building.
* Concrete may be poured in place, tilt -up Q QOpo
or pre -cast and shall be finished in
stone, textured or coated in a manner to
be approved by the committee.OU� GN Loi Y.�CET�
* Stucco/Plaster may be used as a dominant
exterior surface or in combination with
one of the above materials.
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* Metal Siding shall be used only in
combination with one of the above
materials and upon specific approval of
the committee.
Roofing
It is anticipated that the majority of the
structures in the Subject Property will be low
profile with flat roofs; however, sloped roofs may
be proposed on smaller structures and as canopies
in certain locations. Materials that will be
902quid2.mss 4-5-89
18
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considered for these applications include:
I. Wood shakes or shingles
2. Natural clay tiles
3. Slate
4. Concrete tiles
5. Ribbed metal or corten steel
Architectural Screening
All utility lines including electrical shall be
underground. Padmounted transformers, switchgear
and similar equipment which must be installed above
ground line shall be screened with suitable
landscaping and screening walls as described above,
consistent with safety and other regulations of the
utility companies.
All mechanical equipment on building exteriors,
roofs, or parking areas must be screened from view
of all front and side streets and adjoining side
properties.
Building Expansion
All Controls refer to the total (ultimate)
development of any site. All site plans, when
possible, shall identify initial and ultimate
improvements, including buildings, paved areas,
grading and landscaping.
i �'1�III
VC
902ouid2.mss 4-5-89 19