Architectural Standards - Design Review Checklist & SupplementSupplemental Narrative provided to accompany the
Architectural Standards – Design Review Checklist
ARCHITECTURAL STANDARDS – DESIGN REVIEW CHECKLIST (COMMENTS
FROM APPLICANT)
R1.00 – Promote visually aesthetic building designs that incorporate quality architectural
characteristics and establish built environments that are compatible with existing, planned and
anticipated land uses. The Applicant has provided 5 different building types and with two building
elevations for each of the following 3 building types: Payton 6-Plex, Payton 8-Plex and Tucker 6-
Plex. The Applicant has also utilized 4 unique, but complementary color-packages for the buildings
that are compatible with the adjacent existing land uses and will blend with any future land uses in the
vicinity of the community. Please see the Building Plans included in the application for color
elevations of each building type. Also see the following sheets in the Landscape Plans:
o See Building Color Exhibit Plan Sheet L3.8 for the various building color packages.
o See Building Elevation Exhibit Plan Sheet L3.9 for the various building plans and
building elevations.
R1.10 – Articulate building designs to frame and accentuate public spaces with pedestrian scale
elements and design. The Applicant has created a distinct delineation between private and public
outdoor space with landscaping and fencing to define the private porch areas of each unit. The
Applicant has also used a mixture of building colors, landscape packages/typical and a system of paths
and sidewalks to create a pedestrian friendly environment for the residents and guests of the
community. Please refer to the following sheets included in the Landscape Plans for additional
information:
o See Typical Unit Landscape Plan Sheet L3.3 – L3.6 for the various landscape packages.
o See Building Color Exhibit Plan Sheet L3.8 for the various building color packages.
R1.1A – Maintain consistent and contiguous pedestrian environments across developments. Limit
circuitous connections and maintain clear visibility. The Applicant has added additional
pathways/sidewalks to the original Circulation Plan, as denoted in red in the Master Circulation Plan
included in the Landscape Plans, to allow for a more contiguous pedestrian experience. The
pathways/sidewalks provide access throughout the community and are also connected to existing and
future developments to the east and west of the development as well as to Franklin Drive. With the
Master Circulation Plan the Applicant has focused on providing pedestrian traffic the ability to move
safely throughout the community with road crossings at highly visible locations. Please refer to the
following sheet included in the Landscape Plans for additional information:
o See Master Circulation Plan Sheet L2a for the sidewalk/pathway plan for the community.
R1.1B – Provide pedestrian connections to public spaces. The Applicant has provided
pathways/sidewalks to allow pedestrian traffic to safely travel throughout the community to the
pool/clubhouse, gathering areas, open-space areas, neighboring developments and to Franklin Road,
where a VRT transit stop is planned. The Applicant has provided an easement for the VRT transit stop
as well. Please refer to the Master Circulation Plan Sheet L2a for an illustration of the pedestrian
walkways and connections.
R1.1C – Buildings must orient, frame, and/or direct pedestrian views to adjacent cultural buildings,
parks and plazas. The community has been designed for a majority of the buildings front doors to be
situated and facing either open-space plaza areas or community amenities such as the pool, clubhouse
or other activity centers. The Delinda Building type, which are located in the northern portion of Phase
2, are front-loaded units, meaning the garages and front doors face the street. These units have been
designed to have the main indoor living space of the units access the rear of the units where they have
private porch areas and open space areas in the rear of the buildings.
R1.1D – Design and orient buildings not to impede access. The building should enhance the appeal of
open space and environments. The Applicant has designed the community so that buildings face open
space areas where pedestrian pathways/sidewalks provide access to open space areas immediately
adjacent to buildings and to various other open space and amenity areas located throughout the
community. Please refer to the Master Circulation Plan Sheet L2a which illustrates the open
relationship between the buildings, access and open space areas.
R1.1E – Incorporate architectural features on all sides of a building façade facing: the primary
entrance(s) of an adjacent building, public roadways, interior site amenities, and facades that are
visible from public spaces. The Applicant has revised the building’s architectural to ensure the
buildings provide architectural features on all 4-sides of each building type. The Applicant has also
provided an additional building elevation style for several of the buildings and will use various
building elevations and building colors to promote a complimentary variation in design throughout the
community. In addition to enhancing the buildings architectural features, the Applicant has also
revised the landscape packages so that there is a variety of landscape packages/typical for each
building throughout the community. Please refer to the following:
o Master Landscape and Architectural Site Plan Sheet L3.3 which illustrates the specific
locations of the various building types, elevations, color-packages and landscape
packages/typical proposed for the community.
o Building Elevation Exhibit Plan Sheet L3.10 which showcases the 4-sided architectural
features for each building plan.
o Building Plans which show full-color 4-sided elevations of each building type.
R1.20 – Within multi-family developments, enhance wayfinding and create a unique identity for each
building, by incorporating complimentary variation in design. A community map will provide
residents and guests with direction to the various buildings throughout the development. Furthermore,
the Applicant, as mentioned above, has designed the site to incorporate various building styles,
elevations, building color-packages and landscape packages/typical to provide unique and different
building structures while still providing a cohesive theme throughout the community. Please refer to
the Master Landscape and Architectural Site Plan Sheet L3.3 which illustrates the specific locations of
the various building elevations, color-packages and landscape packages/typical, which have been
designed to create a unique identity for each building.
R1.2A – Ensure that no two buildings viewed from a public street or public space are alike, by varying
at least two of the following for each building: roof pitches, material types, color packages, structure
orientation, or incorporate unique and identifiable architectural or landscape element. The Applicant
has designed the site with 3 building types the Payton Tucker and Delinda. As mentioned above, there
are multiple configurations of each building type, as well as, two different building elevations for the
Payton and Tucker. There are also four different building color packages for each building type and a
variety of landscape packages/typical for each building. Below please find a list of the various
building types in the community. For more information regarding the buildings please refer to the
Building Plans. Also please refer to the Master Landscape and Architectural Site Plan Sheet L3.3
which indicates which building type, building elevation, building color package and landscape
package/typical is located. The locations of the buildings have been thoughtfully designed so that no
two buildings viewed from a public street or public space are alike.
a. Payton 4-Plex (Elevation B)
b. Payton 6- Plex (Elevation A)
c. Payton 6- Plex (Elevation B)
d. Payton 8- Plex (Elevation A)
e. Payton 8- Plex (Elevation B)
f. Tucker 6- Plex (Elevation A)
g. Tucker 6- Plex (Elevation B)
h. Delinda 4-Plex (Elevation A)
i. Delinda 8-Plex (Elevation A)
Some of the key differences between Elevation “A” and Elevation “B” are listed below:
a. Roof Structures: Elevation A has a gable-roof, and Elevation B has a hip-roof.
b. Front Elevations: Elevation A has a window pop-out on the 3rd floor, Elevation B has a
larger pop-out spanning both the 2nd and 3rd floor. Elevation A has a 2-color package and
Elevation B has a 3-color package. The building materials vary in quantity and scale
between the Elevation A and Elevation B.
c. Side Elevations: Similar to Elevation B, Elevation A includes a large pop-out in the
middle of the side elevation, but the treatment of architectural bands and use of colors
varies between the two elevations. Elevation B has a 3-color package compared to
Elevation A’s 2-color package.
d. Rear Elevations: Elevation B incorporates a larger architectural band at the 3rd floor and
utilizes a 3-color package, whereas Elevation A has a narrower band at the 2nd floor and a
2-color package.
e. Building Colors: The color packages for the various buildings have been revised from the
initial CZC application to provide for a greater variety of building colors while still
providing for a balanced color-palette throughout the community.
R3.00 – Emphasize architectural building forms that support compatible building scales, provide
appealing architectural character, and contribute to the quality of the neighborhood. The Applicant has
designed the buildings to be compatible in scale and architectural appear with neighboring
developments as well as other uses allowed within the zone. The buildings vary in 2-story and 3-story
building types and utilize a variety of high-quality building materials, including: brick, Hardie-board
siding and stucco. For additional information please refer to the Building Plans which provide color
elevations of each building and highlight the use of color and materials to enhance the architectural
appeal of the buildings, and refer to the Building Elevation Exhibit Plan Sheet L3.10 which showcases
the architectural characteristics of each building type within the community.
R3.10 – Articulate building forms, including, but not limited to, massing, walls and roofs, with
appropriately scaled modulations that contribute to the development of visually aesthetic and well-
articulated building designs. Applies to building facades visible from a public street or public spaces.
As mentioned above the various building types have been designed to provide a 4-sided architectural
perspective. The buildings utilize pop-outs, transitions in materials and colors, variations between 2
and 3-stories and a mixture of gable and hip-roof structures to articulate the building forms, walls and
massing. Please refer to the Building Plans which illustrate the use of roof structures, modulations,
materials and colors to create a visually aesthetic and well-articulated building designs for each
building type.
R3.1A – Provide a complementary and proportionate level of design and detail on all public oriented
facades. The Applicant has designed the buildings to provide architectural elements on all 4 sides of
the buildings and has utilized variation in building elevations, building styles, building colors and
landscape packages/typical to provide a level of design and detail on all public oriented facades.
R3.1B – Incorporate at least one type of modulation in the façade plan, including but not limited to:
recesses, and step backs that articulate wall planes and break up building masses. The buildings
elevations have been designed to incorporate architectural pop-outs along windows and/or floors to
articulate wall planes and break up building masses. The buildings have been designed to incorporate
other various architectural elements to break up the building planes and the building mass such as
horizontal bands, transitions in materials and colors, and decorative exterior window shutters and
trellises. Please refer to the Building Plans for additional information and illustrations of modulations
designed into the buildings.
R3.1C – For applicable facades equal to or longer than 20-feet, provide a minimum total modulation
area of 20% the horizontal wall span, with minimal vertical height of at least 3-feet. Porches and
balconies may count toward this. All sides of the building elevations within the community provide
for modulation by incorporating architectural pop-outs that utilize different materials and colors, and a
brick wainscot around the entire lower portion of each building type.
R3.1D – Modulation for qualifying projections, pop-outs, bays, recesses and varied setbacks, must be
a minimum depth of 1-foot from the primary façade plane. A minimum of 50% of total modulation
must be visible over permanent barriers, such as berms and fencing, from described areas. The
architectural pop-outs on the buildings have been designed with a minimum depth of 1-foot. The site
plan has been designed so that no permanent barriers, such as berms and/or fencing blocks more than
50% of the modulations in the building.
R3.1E – Use any combination of material type, color variation, banding stringcourse, or modulation to
clearly distinguish between ground level and upper stories. The buildings have been designed to
incorporate porch roofs, banding and transitions in materials to distinguish between the ground level
and upper floors. Below please find an example of the Tucker, Payton and Delinda building showing
the use of roof structures, materials, colors and banding have been used to distinguish between the
ground level and upper levels. Please refer to the Building Plans and the Building Elevation Exhibit
Plan Sheet L3.10 for additional examples of the use of materials, colors, banding and modulations to
distinguish the ground level and upper levels of the buildings:
Tucker:
Payton:
Delinda:
R3.1F – Incorporate visually heavier and more massive elements or materials, such as stone or
masonry, primarily at the base of buildings, and lighter elements and materials such as siding, above.
This excludes columns, supports, modulated walls, architectural features and roof elements. The
buildings have been designed to utilize heavier elements near the base of the buildings, and lighter
materials above. Each building type has a brick wainscot around the base of the building and
incorporates Hardie-board siding and stucco on the upper portions of the buildings as shown on
Building Elevation Exhibit Plan Sheet L3.10.
R3.20 – Residential designs should articulate facades into smaller components and break up
monotonous wall planes by integrating horizontal and vertical elements. Each building type
incorporates architectural pop-outs, roofing structures, transitions in building materials (stucco and
vertical Hardie-board siding), banding and colors in both horizontal and vertical elements to break up
monotonous building planes on all 4-sides of the building elevations. Below please find sample
building elevations showing modulation and breaking up the wall planes. Please refer to the Building
Plans and the Building Elevation Exhibit Plan Sheet L3.10 submitted with the application for more
illustrations showing articulations into smaller components and breaking up wall planes:
Tucker:
Payton:
R3.2A – Use any combination of material, color, modulation, or other articulation to delineate and
break up wall planes greater than 20-feet by 10-feet or wall planes exceeding 200 total square feet
(whichever is more stringent). Applies to public oriented building facades visible from a public street
or public spaces. The buildings have been designed to incorporate 12” pop-outs and transitions in
materials and colors to break up wall planes greater than 20-feet by 10-feet (or 200 total square feet)
on all public facing facades. Please see the above samples of the building elevations evidencing the
pop-outs and transitions in materials and colors that break up the wall plans. Also, please refer to the
Building Plans and the Building Elevation Exhibit Plan Sheet L3.10.
R3.2B – Second-story residential facades may not extend to the front face of garage bays without
additional façade modulation or additional material types and architectural accents. The buildings
have been designed to provide additional façade modulation above the front face of the garage bays
with pop-outs and additional material types by incorporating Hardie-board siding in the pop-out areas.
Below please find sample building elevations of the rear of the buildings showing modulation and
breaking up the wall planes above the garage with using 12” architectural pop-outs and variation in
materials and colors. Please refer to the Building Plans submitted with the application for more
information:
R3.2C – Building facades and structures, including detached garages and carports, with a projection
depth towards the front property line of more than 30% the primary façade width are not allowed. The
buildings do not have more than 30% of the primary façade projecting towards the front property line.
Please see sample elevations below evidencing that no more than 30% of the primary façade projects
towards the front property line. Also, please refer to the Building Plans and the Building Elevation
Exhibit Plan Sheet L3.10 for more information:
R3.2D – Residential buildings with attached units must articulate the design to differentiate facades of
individual units or groups of units. Must consistently incorporate any two of the following:
modulation, material, or color variation. The individual residential units within a building utilize
modulations, materials within the modulations, banding and color variations to differentiate facades of
individual units. Please see the above samples of the building elevations to see the use of modulations
in the building plane, different use of materials and colors to distinguish between individual units.
Also, please refer to the Building Plans and the Building Elevation Exhibit Plan Sheet L3.10
submitted with the application for more information.
R3.30 – Design accessory structures to be compatible with residential buildings. Accessory structures
include, but are not limited to, sheltered mailboxes, storage areas, maintenance and recreational
facility, detached garages and carports, and secondary dwellings. The community has designed to
have a cohesive theme throughout. The amenities including the playground equipment, outdoor
exercise equipment, shelter gatherings areas and clubhouse have all been designed with colors and
materials that compliment the buildings within the community. Please refer to the Clubhouse
Elevations and Floorplans and the Landscape Detail Plan Sheet L4.2 – L4.3 for details on the various
amenities included in the community.
R3.3A – For an accessory structure, 25% or more of the non-roof surface area must utilize a like
material or color of a primary structure. Carports and other post type construction are excluded if the
roof material complies. The clubhouse structure has been designed to incorporate the stucco and brick,
similar to the primary structures within the community, and will have the same roofing material and
similar building colors as other primary structures. All other accessory structures are post type
construction and will have roofing that complements the primary structures and the community
R3.3B – For an accessory structure, 25% or more of the non-roof surface area must utilize a like
material of a primary structure. Carports and other post type construction are excluded if the roof
material complies. The clubhouse structure has been designed to incorporate the stucco and brick,
similar to the primary structures within the community, and will have the same roofing material and
similar building colors as other primary structures. All other accessory structures are post type
construction and will have roofing that complements the primary structures and the community.
Please refer to the Clubhouse Elevations included with Building Plans submitted with the application.
R3.40 – Modulate and articulate roof forms to create building profile interest and to reduce the
appearance of building mass and scale. Applies to public oriented facades visible from a public street,
public spaces and pedestrian environments. The site has been designed to provide for a variety of
building types, ranging from 2-story buildings, 3-story buildings and buildings with 2-story units on
the ends of the building with 3-story units on the middle on the buildings. The various building types
provide for a variety of roof forms and reduces the appearance of building mass and scale. In addition
to various building types, the buildings have been designed with different building elevations which
incorporate both gable and hip-roof structures, which further reduces the appearance of building mass
along public streets, public spaces and pedestrian environments. Please see sample elevations below
showing the variety of 2-story, 3-story and 2 & 3-story building as well as both the gable and hip roof
structures:
2-Story with gable roof:
3-Story with gable roof:
3-Story with hip roof:
2 & 3 Story with gable roof:
2 & 3 Story with hip roof:
R3.41 – Break up roof massing into primary and secondary roof elements that correspond to
horizontal and vertical modulations of divisions in the façade, and denote key architectural elements,
such as entries and porches. The buildings have been designed to incorporate different roof elements
into the architectural pop-outs on all 4-sides of the building structure. Additionally, roof elements have
been added to denote the front-entries on the various building types.
R3.4B – For all public oriented facades, provide a complementary and proportionate level of roof
form design and detail. The roof elements have been designed to incorporate modulations in the
building planes and these elements have been created to be proportionate and complementary on all 4-
sides of the buildings.
R3.4C – Align and correlate roof forms including elements over porches and entries, with the overall
building design and use or materials. Examples include but are not limited to: continuation of roof
forms with vertical elements such as columns, piers, and pilasters, or accenting gable type facades
with rafters corbels, or distinct material variations from other wall planes. The buildings have been
designed to incorporate complementary roof structures over the porches and entries, as well as,
incorporating various complementary elements such as corbels under architectural pop-outs and
supporting roof structures by the entries and porches.
R3.4D – Sloped roofs shall have a significant pitch, to be no less than 5/12. All buildings have been
designed to have a minimum of a 5/12 roof pitch.
R3.4E – Sloped roofs must extend at least 12 inches beyond the face of the walls. All buildings have
been designed to have the roofs extend at least 12 inches beyond the face of the building walls.
R3.4F – Provide variations in roof profile including but not limited to at least two of the following:
two or more visible roof planes, dormers, lookout, turret, or cornice work such as corbels, spaced
consistently along the façade plane. All building types have been designed with two or more visible
roof planes, including shed-roof structures for the entries and porches. The buildings also incorporate
multiple gables and dormer/pop-out structures along the roof plane. Please see sample elevations
below showing a roof structure above the ground floor, a multiple roof structures incorporated into the
architectural pop-outs. Also, please refer to the Building Plans submitted with the application for more
information:
Sample 1:
Sample 2:
R4.10 – Use architectural elements and detailing to add interest and contribute to an aesthetic building
character. Applies to building facades visible from a public street or public spaces. The buildings have
been designed to incorporate a variety of architectural elements and detailing to add interest and
contribute to an aesthetic building character. These features and details include: (1) variety of roof
elements (gable and hip-roofs); (2) variety in building elevations (Elevation A and Elevation B);
variety in building types (Payton, Tucker and Delinda); variety in building color packages; variety in
building materials (brick, stucco & Hardie-board siding); use of building modulations (pop-outs); and
use of architectural enhancements (corbels, banding, trellises, and decorative exterior window
shutters). All of the above elements and features contribute to an aesthetic building character
throughout the community. Please refer to the various sample elevations included above and refer to
the Building Plans and the Building Elevation Exhibit Plan Sheet L3.10.
R4.1A – Provide detailing that transition or frame façade material changes, and that integrate
architectural elements such as lighting, doorways and windows. Examples include but are not limited
to cornice work, decorative caps or brick or stone, decorative lintels, porch railing, transom light, and
shutters. The buildings incorporate window trim and decorative shutters around windows to define the
window areas, decorative corbels under pop-outs to define and transition the modulation in the plane
of the buildings, gabled roof coverings over the entries, trellis structures over garages. Below, please
see detailed views of the building elevations highlighting the decorative shutters, decorative corbels
and gabled roof coverings. Also please refer to the Building Plans and the Building Elevation Exhibit
Plan Sheet L3.10.
R4.20 – Strategically locate focal points as key elements within the building design to enhance
architectural character. Applies to building facades visible from a public street or private space. The
buildings have been designed to locate focal points, such as entries, porches and window, by utilizing
roof elements, pop-outs, transition in building materials and colors as key elements within the building
design to enhance architectural character. Please refer to the various sample elevations included above
and refer to the Building Plans and the Building Elevation Exhibit Plan Sheet L3.10.
R4.2A – Provide details that emphasize focal elements such as building corners, entries, or unique
features. Detail examples include but are not limited to: quoin or rustication, canopies, and columns,
or using roof lines and modulation to direct views. At least one focal element is required and must be
accented with a contrast in color, texture, or modulation of the wall or roof plane. Architectural
elements have been designed around various building features to emphasize the focal point of the
features. For example, the gabled roof emphasizes the entry as a focal point. The transition in building
material and color, emphasizes the modulations (pop-outs), and the gabled roof features add to the
emphasis of the modulations along the building and roof planes. Please refer to the various sample
elevations included above and refer to the Building Plans and the Building Elevation Exhibit Plan
Sheet L3.10 included with the application for more information.
R4.30 – Incorporate windows into all applicable façade elevations and coordinate their placement and
design with other architectural elements and material standards. The windows within the buildings
have been placed throughout all sides of the façade elevations. Several windows are highlighted by
placement within a building modulation and/or transition in material and color. All windows are also
visually framed with off-setting white trim to emphasize the window on the building plane. Please
refer to the various sample elevations included above and refer to the Building Plans and the Building
Elevation Exhibit Plan Sheet L3.10.
R4.3A – Windows must be provided to allow views to exterior activity areas or vistas and must be on
any façade facing a pedestrian area or common area used from children’s recreation. Buildings have
been designed to have windows placed along all sides of the building façade and face all pedestrian
areas and common areas throughout the community.
R4.3B – Anchor windows and other portals into building wall planes by integrating proportional
detailing such as trim, lintels, shutters, railing, and ledges into the building design. Window trim and
decorative outdoor shutters are used to anchor windows in buildings throughout the community.
R4.40 – Residential entries and multifamily stairwells must provide convenient access from parking
and pedestrian areas and be integrated into the overall site and building design. The buildings and site
plan have been designed to provide convenient parking for all residential uses. Each building unit
features both garage and driveway parking. Surface parking spaces are also incorporated throughout
the community with walkways/sidewalks providing access for resident and guests easy access to all
units within the community. See Master Circulation Plan Sheet L2a illustrating the connectivity of the
sidewalks/pathways and the entries to the residential buildings throughout the community.
R4.4A – Primary building entries must be clearly defined using any unique combination of
architectural elements, materials, or façade modulation meeting other architectural standards in this
Manual. The primary building entries have been architecturally designed to be clearly identified by the
gabled-roof structure above each entry. Please see the sample building elevations below highlighting
the architecturally designed building entries for each of Tucker, Payton and Delinda building types:
Tucker:
Payton:
Delinda:
R4.4B – Multifamily structures must provide internal site circulation to access individual residential
units. The Applicant has provided a Master Circulation plan which illustrates the pathways/sidewalks
throughout the community. The Applicant has provided pathways/sidewalks to allow pedestrian
traffic to safely travel throughout the community to the pool/clubhouse, gathering areas, open-space
areas, neighboring developments and to Franklin Road, where a VRT transit stop is planned. The
applicant has also added additional pathways/sidewalks, highlighted in red on Master Circulation Plan
Sheet L2a to enhance the connectivity and access for pedestrian traffic throughout the community.
R4.4C – Multifamily stairwells must be integrated with the building design and provide residents
protection from inclement weather. Use materials, modulation, and architectural elements which relate
to and support other standards. The community and buildings have been designed to allow for all
stairwells for be internal to the building and are integrated into the interior space of each residential
unit.
R5.00 – Ensure that materials used for residential development promote and establish an architectural
character that contributes to the aesthetic qualities of neighborhoods and protects adjacent property
values. The materials used for the community, brick, stucco and Hardie-board siding, are similar to the
materials used within the adjacent single-family and multi-family residential developments, and the
architectural character of the community is consistent with that of adjacent properties.
R5.10 – Use complementary material combinations that contribute to a cohesive building design. Use
materials from the following basic groups: wood, masonry, concrete, metal and glazing. The buildings
have been designed with a variety of complementary building materials, including brick, stucco and
Hardie-board siding. Please refer to the various sample elevations included above for examples of the
use of brick, stucco and Hardie-board siding, and refer to the Building Plans and the Building
Elevation Exhibit Plan Sheet L3.10.
R5.1A – For buildings with facades that face multiple public roadways and/or public spaces, use
consistent material combinations, material quality, and architectural detailing. The buildings
throughout the community have been designed to have facades that utilize consistent material
combinations (brick, stucco and Hardie-board siding) and architectural design. Please refer to the
various sample elevations included above for examples of the use consistent building materials and
architectural detailing and refer to the Building Plans and the Building Elevation Exhibit Plan Sheet
L3.10.
R5.1B – Distinguish field materials from accent materials through patten, texture, or additional detail
visible from edge of nearest roadway. Alternate masonry or material courses may count toward this.
The buildings have been designed to incorporate a combination of building materials to vary from
field materials to accent materials. Accent materials primarily use Hardie-board siding installed in a
vertical fashion, where as the field material is typically stucco. Please refer to the various sample
elevations included above for examples of the use of stucco and Hardie-board siding on the buildings
which provide for a variety of pattern and texture, as well as, the variety of field and accent colors
used. Also, please refer to the Building Plans, Building Elevation Exhibit Plan Sheet L3.10, and
Building Color Exhibit Plan Sheet L3.8.
R5.1C – Where materials transition or terminate, provide detailing to express the natural appearance
of the material. For example, wrap stone or stone-like products around visible corners to convey the
appearance of mass, and not a thin veneer. The buildings utilize banding and trim to transition
between various building materials and colors. The brick wainscot on the base of the buildings wraps
around corners of the buildings to promote mass and not a thin veneer. Please see the sample
elevations below highlighting the use of architectural bands and trim to transition between various
building materials and colors. Also please note the continuous wainscot around the building to
promote mass and not a thin veneer look.
R5.1D – Non-durable materials, treatments, and finishes that deteriorate quickly with weather, ultra-
violet light, and that are more susceptible to wear and tear are prohibited on permanent structures. The
buildings do not use non-durable materials that are more susceptible to wear and tear. The exterior
finishes of the building includes, brick, stucco and Hardie-board siding.
R5.1E – Unfinished or colored ordinary smooth face block, untextured concrete panels, and
prefabricated steel panels are prohibited as a finish material for building facades, except an accent or
secondary field material. The building materials on the buildings do not include any unfinished or
colored ordinary smooth face block, untextured concrete panels, or prefabricated steel panels. Please
refer to the Building Plans included with the application for more information.
R5.20 – Incorporate material and color changes as integrated details of the building design; maintain
architectural integrity and promote a quality appearance and character. Applies to building facades
visible from a public street, public space, and pedestrian environments. The buildings have been
designed to incorporate color changes using architectural and material transitions including
architectural pop-outs as well as banding. The transitions promote a quality appearance and character
throughout the community. Please refer to the various sample elevations included above for details
showing how material and color changes have been incorporated into the integrated details of the
building design. Also, please refer to the Building Plans and the Building Elevation Exhibit Plan Sheet
L3.10.
R5.2A – Use a cohesive color scheme featuring a minimum of two field colors, a trim color, and an
accent color or unique material. Garage door colors must coincide with this scheme or accents. The
Applicant has incorporated four different, but complementary building color schemes with unique
field colors, a cohesive trim color and variations in materials with stucco and Hardie-board. The
garage door color matches the trim, banding, corbels and trellis color. Please see below for a list of the
various colors and materials designed for the community (Please note the color and material board for
Elevation B is similar to Elevation A but includes a tertiary building color. Also refer to the Building
Color Exhibit Plan Sheet L3.8.
Elevation A:
Elevation B:
R5.2B – For each wall plane area greater than 20-feet in length or height, and visible from prescribed
areas, incorporate at least two distinct field materials, patterns, or colors in any combination, for at
least 25% of the visible area. Windows or portals with qualifying accent materials may count toward
this requirement, when meeting overall material requirements for the façade elevation. The buildings
have been designed to provide a color and/or material break for any wall plane area greater than 20-
feel in length. The color and material breaks are created with pop-outs using different colored Hardie-
board siding and banding that provides for a transition in color. Please refer to the various sample
elevations included above, and the Building Plans and the Building Elevation Exhibit Plan Sheet
L3.10.
R5.2C – Vinyl siding must include a mix of material patterns, including but not limited to: board and
batten, horizontal and vertical lap, shake, or shingles, and meeting other material requirements. The
buildings do not incorporate vinyl siding in their design.
R5.2D – Masonry as a qualifying accent material must be applied to 50 percent of the available wall
length at a minimum of height of 24 inches. (Available wall length does not include garage openings.)
The building design includes a brick wainscot around the entire perimeter of the building thereby
exceeding the required 50% of the available wall length. The brick wainscot exceeds the requirement
of a minimum height of 24 inches. Please see the various sample elevations included above and the
Building Plans and the Building Elevation Exhibit Plan Sheet L3.10.
R5.30 – Use colors that complement building materials and support innovative and good design
practices. Applies to building facades visible from a public street, public spaces, and pedestrian
environments. The Applicant has chosen building color packages that complement each other and the
surrounding community, and the building’s architectural features are enhanced by the color schemes.
Please refer to the Building Color Exhibit Plan Sheet L3.8.
R5.3A – Use of subtle, neutral or natural tones must be integrated with at least once accent of field
material. The buildings have been designed with color packages that provide for variation in field and
accent colors on each building within the community. Please refer to the color elevations included in
the Building Plans and the Building Color Exhibit Plan Sheet L3.8.
R5.3B – Use of intensely bright and fluorescent colors, as well as the widespread use of saturated hues
without complementary colors, material, and accents is not allowed. The color packages selected for
the buildings within the community do not include bright and fluorescent colors nor do they include
muted or saturated hues. Please refer to the building color samples provided above, the color
elevations included in the Building Plans, and the Building Color Exhibit Plan Sheet L3.8.
R5.3C – Materials or colors with high reflectance, such as some metals or reflective glazing, must not
redirect light towards roadways, public spaces, or adjacent uses in a way which constitutes a public
nuisance or safety hazard. The community has been designed to not include any materials or colors
with high reflectance that would impact or redirect light towards roadways, public spaces, or adjacent
uses in a way that would constitute a public nuisance. Please reference the Building Plans included in
the application to see that there are no highly-reflective materials used on the structures within the
Community.
R5.40 – When practical, organize building service equipment, including, but not limited to, utility,
service and mechanical away from building entries, roadways, public spaces, and adjacent buildings.
The Applicant has designed the site to limit the visibility of utilities, services and mechanical
equipment from building entries, roadways, public space and adjacent buildings. In areas where it is
not possible to relocate utilities, services or mechanical equipment the Applicant will utilize landscape
and fencing to screen the equipment from public view. Please see the illustrations below from the
Typical Multifamily Building Planting Plan Sheet L3.4 illustrating the use of plantings along the side
of the buildings to screen equipment from public view. The Applicant will also install fencing in areas
where the landscaping will not sufficiently cover utilities or mechanical equipment.
Please refer to the Typical Multifamily Building Planting Plan Sheet L3.4 – L3.7 for all of the various
landscape packages/typical.
R5.4A – All roof and wall mounted mechanical, electrical, communications, and service equipment
must be screened from public view from the adjacent public streets and properties by the use of
parapets, walls, fences, enclosures, or by other suitable means. The Applicant shall screen wall
mounted mechanical, electrical, communications, and service equipment from public view from
adjacent public streets and properties with landscaping and/or fencing. The building designs do not
include any roof mounted mechanical, electrical, communications, or service equipment. Please refer
to the Building Plans included in the application to see that there are no roof mounted mechanical,
electrical, communications and/or service equipment. All utility meters and mechanical equipment
will be screened from adjacent public streets and properties with the landscaping and/or fencing as
shown above and refer to the Typical Multifamily Building Planting Plan Sheet L3.4 – L3.7 for
additional examples of screening. As mentioned above, in areas where plantings do not screen service
equipment, the Applicant will install fencing to screen the equipment from public view along adjacent
public streets and properties.
R6.00 – Integrate architectural lighting as cohesive elements of building designs that contribute to the
atmosphere of the built environments and enhance safety. The Applicant has included exterior lighting
on the building plans for each building type. The lighting includes exterior decorative carriage-style
lighting at the front-entry doors and the garage doors. The lighting has been incorporated into the
design of the community to provide site lighting for common areas and pathways/sidewalks and
lighting for the roadways/drive aisles throughout the community. Please see the sample elevations
below showing the various exterior decorative lighting between the garages and by the front doors of
the buildings.
R6.10 – Use lighting on building exteriors to promote safe pedestrian environments along roadways,
at intersections, and in public spaces. As mentioned above, the building design includes exterior
lighting to be provided at front-entries as well as garage doors, which are generally located along the
roadways/drive aisles. The exterior carriage-style lighting at the front-entries are used to provide
lighting and promote a safe pedestrian environment along the walkways/sidewalks and open spaces
throughout the community. The exterior lighting along the garages provide for a safe environment
throughout the roadways and intersections within the community. The Applicant has also provided a
Master Lighting Plan Sheet L2b which depicts the additional area and site lighting provided
throughout the community to ensure a safe environment for both vehicular and pedestrian travel
within the community.
R6.1A – Lighting fixture spacing and height along streetscapes and roadways must be placed to avoid
conflicts with tree plantings. The Applicant has provided a Master Lighting Plan Sheet L2b, which
illustrates the area and site lighting throughout the community and was designed to avoid conflict with
tree plantings. Two additional overhead streetlights have been added to the plan, which are
highlighted in red on the plans, to enhance the lighting within the surrounding open space areas.
R6.1B – Use energy efficient electrical lighting. All exterior lighting selected by the Applicant is
energy efficient LED lighting and are controlled by photoelectric sensors.
R6.1C – Use lighting fixtures that are consistent with other decorative hardware on the building. For
example, select lighting hardware with similar color and shape as other building hardware, use
recessed lighting, incorporate uniform spacing, integrate with other accents and reveals, and
coordinate specialty lights with predominate architectural features. The exterior lighting selected for
the buildings are similar in color as the door fixtures and are uniformly spaced on the buildings by the
front-entries and along the side of the garage doors. Please see the samples provided in R6.00 for more
information above the decorative exterior lighting provided on the buildings. The exact exterior
carriage-style lighting fixtures selected by the Applicant will be included in the Building Plans
submitted with the Building Permit Application.
We look forward to your approval of this application. Feel free to contact me with any
comments.
Sincerely,
Kent Brown
Planner