Construction Info

Architecture Design Criteria

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What follows is the introductory textual portion of the Criteria document

1.0 Introduction to Architectural Design Standards

1.1 Statement of Intent

The Larkridge development will accommodate a variety of Retail Tenants with a wide range of square foot requirements. Architectural standards are intended to set a high quality of design compatibility throughout Larkridge and establish a sense of a commercial destination, demonstrating a clearly defined district. Building architecture, landscaping, plaza areas, pedestrian pathways, and boundaries collectively establish a sense of retail village and human scale. These standards result in an attractive, comfortable environment where people can shop and work in a stimulating community atmosphere.

1.2 Architectural Character

The architectural character is intended to reflect a sense of high quality and timeless design. The language will be one that fits with the land and the surrounding community. High quality materials together with thoughtfully designed forms will establish this as an exceptional retail development. Materials and forms will be selected to achieve the following goals:

  • Create a timeless design with enduring forms and qualities.
  • Create attractive street fronts and providing connecting walkways, while accommodating vehicular movement.
  • Develop a sense of place that fits within the context of Larkridge.
  • Provide high level of design quality.
  • Encourage creative design.
  • Design with a view toward the future. Maintain a long-term commitment to the future of the community.
  • Design and build with maintenance in mind.

1.3 Specific Site Design

Building design shall contribute to the uniqueness of Larkridge with predominant materials, elements, features, color range and activity areas tailored specifically to the site and its context. In the case of this multiple building development, each individual building shall include predominant characteristics shared by all buildings in Larkridge. Building Categories are based on location on site, building size, and probable use. Where no definition by group is given, the requirement, policy, or standard shall apply to all buildings.

2.0 Architectural Design Standards

2.1 General Building Design Standards

All exterior building elevations, lighting and sidewalk design must be submitted to the Landlord for approval.

2.1.1. Building Exterior Materials (Refer to attached Material and Color Board photos)

a) Exterior materials shall be chosen based on suitability, durability, and visual continuity.

b) Building materials shall be selected to provide an appropriate variety of textures per building facade, to provide visual balance, and to avoid an excessive variety of materials.

c) Building materials shall provide greater visual and textural interest at entrances and areas highly visible to the public.

d) Building material selection shall favor absorption rather than reflection of light.

e) Approved Materials: See Attached Photos of Materials Boards and Cultured Stone Sample

  • Natural stone
  • Synthetic stone products (bottom of stone 6" above grade minimum)
  • Integrally colored ground face or split face concrete block
  • Brick
  • Wood
  • EIFS (above 6'-0" above grade)
  • Accent architectural metal panel (not to exceed 5% of building elevation)
  • Architectural steel
  • Standing seam metal roofing
  • Storefront or curtain wall glazing systems
  • Tilt up concrete panels (with textured paint finish)
  • Wood or synthetic siding

f) Prohibited Materials and Treatments:

  • Metal wall panels exceeding 5% of building elevation.
  • Painted concrete masonry units
  • Full ceramic tile walls
  • Highly reflective wall treatments
  • The use of reflective glazing, with over 65% reflectivity
  • Exposed neon or color tubing (except with landlord & City of Thornton approval).
  • No untextured concrete or untreated CMU

2.1.2. Exterior Building Colors: (Refer to Attached Sheet 2.7.9)

a) Color palette should incorporate earth tones, indigenous to the region resulting in a cohesive, unified theme throughout the development. (Re: Materials Board at the end of this Section)

b) Monochromatic color schemes are discouraged.

c) Accent colors shall be compatible with base colors and shall be used sparingly.

d) Landlord must approve colors, materials and elevations.

2.1.3. Architectural Features

a) Architectural features, which project over the sidewalk, must be a minimum of nine (9) feet above the sidewalk. These include balconies, eaves, decorative roofs, entry features, trellises, canopies and fabric awnings. No such improvements shall encroach into bike or street travel lanes.

b) Parapets should have stepped cornices that provide a visual cap to the parapet and complement the architectural style of the center. Cornices can be fabricated from masonry, EIFS, stucco or extruded metal shapes.

c) All roof drainage shall be internal with internal overflow drains or through wall overflow roof scuppers.

2.1.4. Roof Top Unit (RTU) Screening

a) Parapets shall conceal flat roofs and rooftop equipment such as HVAC units from public view, from the interior of the site, from a distance of 200 feet.

b) Rear surfaces of parapets exposed to public view require approved architectural finishes.

c) Additional screen walls may be required for Roof Top Units where interior access access road elevation is higher than exterior parapet walls.

2.1.5. Site Lighting

a) All lighting shall be in character with the established architectural style of the center.

b) All parking lot pole lights require the same fixture head, pole and base throughout the site. Parking lot lighting standard is Kim CC/CCS on 35' pole on reinforced concrete base or approved equal.

c) Boulevard lighting off Washington St. at the center of the site will be Kim ERA fixtures on poles with the pole brackets for seasonal banners. The fixtures shall be set at 25 feet above adjacent grade.

d) Village and building accent lighting along sidewalk frontage will be Architectural Area Lighting Spectra fixtures on poles with pole brackets for seasonal banners. The fixtures shall be set at 15 feet above adjacent grade. e) Provide 2 foot candle illumination minimum at grade.

2.1.6. Building Lighting

a) All lighting shall be in character with the established architectural style of the center.

b) All decorative accent lighting must be approved by the Landlord.

2.1.7. Truck Docks

a) Service entrances shall be planned to be visually unobtrusive to site entries, building entrances, and public right-of-ways. All truck docks must be fully screened with materials to match the adjacent building. The screen walls shall be a minimum height of 8'-0" above grade.

2.1.8. Trash Enclosures

a) Trash enclosures must be constructed out of a masonry material. Doors must fully screen the interior of the trash enclosure. Trash compactors can be incorporated into Truck Docks. All trash enclosures must be fully screened with materials to match the adjacent building. Trash enclosure walls shall be a minimum height of 8'-0" above grade.

2.2 Major Building Design Standards

2.2.1. Building Tenant Definition

a) Major Tenants are defined as single tenant buildings larger than 80,000 SF. Major Tenant building design must meet the minimum requirements of Section 2.1

2.2.2. Entrances (Refer to Sheets 2.7.5. and 2.7.6)

a) Primary building entrances shall be clearly defined and provide shelter from the summer sun and winter weather. Premium building materials such as stone veneer or glazing system shall be selected to provide greater visual and textural interest at building entries. The height of the stone veneer, glazing system or storefront at the entry must exceed the height of the adjacent wainscot or storefront.

b) Primary entrances shall be easily identifiable to both the vehicular visitor as well as the pedestrian.

c) Architectural articulation shall be evident at primary entrances. Textural and massing changes are required for visual interest as well as reinforcing “human scale." Maximum entry feature height is 45'-0". Maximum parapet height is 35'-0". d) Scored concrete patterns and textured concrete (non slip) at entrances are encouraged by the Landlord. Sidewalk paving patterns at entries must extend from the storefront to the back of curb and be at least as wide as the glazing system at the entry.

2.2.3. Building Elevations (Refer to Sheets 2.7.4, 2.7.5 and 2.7.5)

a) Break down building massing to a human scale eliminating uninterrupted flat facades by articulating a wall plane with the following architectural elements:

  • Change in plane at change of material
  • Change in color, texture or material
  • Windows
  • Trellises, awnings or canopies
  • Cast stone detailing
  • Raised planters
  • Pilasters or over framed elements

Use the above architectural elements to limit uninterrupted wall planes.

b) Long runs of parapets must vary in height.

c) Side or rear building elevations that face walkways or public streets may include false windows and door openings defined by frames, sills and lintels, or similar modulations of the wall, when actual doors and windows are not feasible because of the nature of the use of the building.

d) Side and rear building elevations of the building shall include materials and design characteristics consistent with those on the front elevation. Use of inferior or lesser quality materials for side or rear-building elevations shall be prohibited except where facades are not visible from the public view.

e) Automotive tire and repair center garage doors shall be screened with landscape berms and plantings.

2.3 Sub-Major (SM) Tenant Building Design Standards

2.3.1. Building Tenant Definition

a) Sub-Major Tenants are defined as tenants or buildings larger than 10,000 SF. and less than 80,000 SF. Sub-Major building design must meet the minimum requirements of Section 2.1.

2.3.2. Entrances (Refer to Sheets 2.7.5. and 2.7.6)

a) Building entrances shall be clearly defined and provide shelter from the summer sun and winter weather. Premium building materials such as stone veneer or glazing system shall be selected to provide greater visual and textural interest at building entries. The height of the stone veneer or glazing system or storefront at the entry must exceed the height of the adjacent walls.

b) Primary entrances shall be easily identifiable to both the vehicular visitor as well as the pedestrian.

c) Architectural articulation shall be evident at primary entrances. Textural and massing changes are required for visual interest as well as reinforcing “human scale." Maximum entry feature height is 42'-0". Maximum parapet height is 40'-0".

d) Primary entrance massing elements must project a minimum of 5'-0" off the adjacent façade of the building. Projecting canopies must be steel framed and project a minimum of 4'-0".

e) Scored concrete patterns and textured concrete (non slip) at entrances are encouraged by the landlord. Sidewalk paving patterns at entries must extend from the storefront to the back of curb and be at least as wide as the glazing system at the entry.

f) Entrances can be incorporated into common plaza areas.

g) Primary building entrance elements must have 25% of their façade veneered with cultured stone. All cultured stone must be capped with cast stone.

2.3.3. Building Elevations (Refer to Sheets 2.7.3, 2.7.4 and 2.7.5)

a) Break down building massing to a human scale eliminating uninterrupted flat facades by articulating a wall plane with the following architectural elements:

  • Change in plane at change in material
  • Change in color, texture or material
  • Windows
  • Trellises, awnings or canopies
  • Cast stone detailing
  • Raised planters
  • Pilasters or over framed elements

b) Parapets must vary in height. Changes in parapet height should not occur at regular intervals.

c) The building foundation wall shall provide a base on all facades of a retail Sub- Major tenant. A minimum 8" cast stone base is required.

d) Side or rear building elevations that face walkways or public streets may include false windows and door openings defined by frames, sills and lintels, or similar articulation of the wall, when actual doors and windows are not feasible because of the nature of the use of the building. All cultured stone must be a minimum of 6" above grade.

e) Side and rear building elevations of the building shall include materials and design characteristics consistent with those on the front elevation. Use of inferior or lesser quality materials for side or rear-building elevations shall be prohibited except at trash enclosures and loading docks where the walls are not visible from to public view.

f) Automotive tire and repair center garage doors shall be screened with landscape berms and plantings.

g) Plane changes must occur at least as often as parapet variations.

h) EIFS shall not be used below 6'-0" above grade.

i) A masonry wainscot must be provided on all facades.

j) Parapet cornices are shall be provided.

2.4 In-Line Shop Building Design Standards

2.4.1. Building Tenant Definition

a) Shop Buildings are defined as common depth In-Line buildings that can accommodate a variety of tenants in varying width storefronts. Shop buildings are typically less than 16,000 SF. Shop building design must meet the minimum requirements of Section 2.1.

2.4.2. Entrances (Refer to Sheets 2.7.5. and 2.7.6)

a) Primary building entrances shall be clearly defined with signage and architectural treatments. The building entrances should reflect the rhythm of the repeating shop spaces. Premium building materials such as stone veneer or glazing system shall be selected to provide greater visual and textural interest at shop entries. Storefront must be interrupted at each structural column line with a pilaster. A steel canopy projecting a minimum of 4'-0" shall provide sun shading above each section of storefront.

b) Entrances shall be easily identifiable to both the vehicular visitor as well as the pedestrian.

c) On in-line buildings, entrances should be distinct from the surrounding field materials through change of materials, color or plane change.

d) Architectural articulation shall be evident at primary entrances. Textural and massing changes are required for visual interest as well as reinforcing “human scale". Maximum parapet height is 24'-0". The height of architectural tower elements may not exceed 35'-0" above finish floor. Tower elements are permitted in the Village and In-Line shops only.

e) Scored concrete patterns and textured concrete (non slip) at entrances are encouraged by the landlord. Sidewalk paving patterns at entries must extend from the storefront to the back of curb and be at least as wide as the glazing system at the entry.

2.4.3. Building Elevations (Refer to Sheet 2.7.7)

a) Break down building massing to a human scale eliminating uninterrupted flat facades by articulating a wall plane with the following architectural elements:

  • Change in plane at change in material
  • Change in color, texture or material
  • Windows
  • Trellises, awnings or canopies
  • Cast stone detailing
  • Raised planters
  • Pilasters or over framed elements

b) Parapets must vary in height. Changes in parapet height must not occur at regular intervals.

c) Side or rear building elevations that face walkways or public streets may include false windows and door openings defined by frames, sills and lintels, or similar modulations of the wall, when actual doors and windows are not feasible because of the nature of the use of the building.

d) Side and rear building elevations of the building shall include materials and design characteristics consistent with those on the front elevation. Use of inferior or lesser quality materials for side or rear-building elevations shall be prohibited except where facades are not visible from the public right of way or common open space.

2.5 Village Building Design Standards

2.5.1. Building Tenant Definition

a) Village buildings are situated in the Village area of the project. They are thematically connected with plazas, hardscape, design, and common outdoor seating areas. Village buildings are defined as individual buildings or tenants typically greater than 6,000 SF and less than 8,000 SF. Village building design must meet the minimum requirements of Section 2.1.

2.5.2. Entrances (Refer to Sheets 2.7.5. and 2.7.6)

a) Primary building entrances shall be clearly defined with signage and architectural treatments. The building entrances should reflect the rhythm of the repeating shop spaces. The entrances should step forward and backward similar to the architectural variety of a village center. Premium building materials such as stone veneer or glazing system shall be selected to provide greater visual and textural interest at shop entries.

b) Primary entrances shall be easily identifiable to pedestrian traffic.

c) Architectural articulation shall be evident at primary entrances. Textural and massing changes are required for visual interest as well as reinforcing “human scale." Maximum architectural feature height is 30'-0". Maximum parapet height is 24'-0". The maximum height of the Village Tower is 40'-0".

d) Scored concrete patterns and textured concrete (non slip) at entrances are encouraged by the landlord. Sidewalk paving patterns at entries must extend from the storefront to the back of curb and be at least as wide as the glazing system at the entry.

2.5.3. Building Elevations (Refer to Sheets 2.7.5 and 2.7.6)

a) Break down building massing to a human scale eliminating uninterrupted flat facades by articulating a wall plane with the following architectural elements:

  • Change in plane at change in material
  • Change in color, texture or material
  • Windows
  • Trellises, awnings or canopies
  • Cast stone detailing
  • Raised planters
  • Pilasters or over framed elements

b) Parapets must vary in height. Changes in parapet height must not occur at regular intervals.

c) Side or rear building elevations that face walkways or public streets may include false windows and door openings defined by frames, sills and lintels, or similar modulations of the wall, when actual doors and windows are not feasible because of the nature of the use of the building.

d) Side and rear building elevations of the building shall include materials and design characteristics consistent with those on the front elevation. Use of inferior or lesser quality materials for side or rear-building elevations shall be prohibited except where facades are not visible from the public right of way or common open space.

e) Avoid blank walls at the pedestrian level. Break up building planes adjacent to public walkways with display windows and a variety of entrances, canopies and materials. Define each tenant, promoting a main street or village character, creating an inviting streetscape for pedestrians. f) Use building lighting to create a streetscape ambiance at night.

2.6 Pad Site Design Standards

2.6.1. Definition

Pad Sites are defined as individual tenants or buildings typically less than 8,000 SF., with dedicated parking. Free standing Restaurants and Banks are representative tenants of this group.

2.6.2 Standardized Architecture for Restaurants

a) Prototypical building designs shall not be allowed unless the architectural design meets the requirements of this document.

b) Drive-up or drive-through facilities, whether attached or freestanding, shall be tied to the primary building in architectural forms, colors and materials.

c) Ancillary structures, whether attached or freestanding, shall be of a design compatible with the primary building in materials/colors. Such structures shall be constructed of similar materials and designed for durability and easy maintenance.

c) Service areas and utilities shall be fully screened (with walls, fences, landscaping or other forms) and shall be compatible with building materials/colors. Such structures shall be designed for durability and easy maintenance.

d) Primary structures shall match the color palette of the existing buildings

2.6.3. Convenience Stores and Gas Stations

a) For the purpose of encouraging the safe, healthy, attractive and convenient location and development of convenience stores and gas stations, the following supplementary standards apply:

b) Signs for such uses shall conform to the requirements and limitations set forth in the Larkridge Planned Sign Program. Banner, bunting and flags are not permitted.

c) Canopies shall not exceed 24 feet in height. Canopies shall be architecturally integrated with the convenience store building and all other accessory structures on the site through the use of the same or complementary materials, design motif and colors. Lighting fixtures or sources of light that are a part of the underside of the canopy shall be recessed into the underside of the canopy so as not to protrude below the canopy ceiling surface. All light emitted by an under-canopy fixture shall be substantially confined to the ground surface directly beneath the perimeter of the canopy. No lighting, except that permitted by the sign ordinance, shall be permitted on the top or sides of a canopy. The materials and color used on the underside of the canopy shall not be highly reflective, with the intent of minimizing the amount and intensity of light, which reaches beyond the site boundaries. The maximum illumination at grade under the canopy shall not exceed 20 foot candles. Service station canopies and vehicular display light shall not exceed 5.0 foot candles within 1 hour of the close of business.

d) Materials and colors used on both structural and architectural surfaces shall be subdued, earth tone colors, with the intent of promoting a harmonious appearance of the structures and the natural surroundings, as well as with appearance of surrounding development. Brick, stone and other high-quality masonry type elements are strongly encouraged as a major component of the exterior of all structures. Landscape walls shall also compliment the exterior materials and colors used on the principal structure. Bright accent colors, intended to express corporate or business logos, may be used only on a limited basis. These accent color areas shall not be internally illuminated, except for any portions that are permitted by the sign design standards.

g) Landscaping materials and/or screening berms or walls shall be installed along all portions of the street frontage necessary, in order to screen from view the gasoline service islands and pumps and any other product dispensing areas from abutting residentially zoned properties. No wooden fences or wall shall be used for these purposes. These requirements shall be additional to and made part of all other landscape requirements stipulated by the performance standards, as they apply to such sites.

h) Heating, air conditioning, refrigeration, ventilation or other mechanical equipment located on the exterior of any structure shall be screened from view on all sides, which are visible as viewed from the abutting street frontage or adjacent residential properties.

i) The minimum distance between parallel fuel pump islands shall be twenty-five (25) feet.

j) The minimum distance from the outside edge of the fuel pump island and a required drive lane shall be no less than twelve feet. The minimum distance from the end of a fuel pump island and a required drive lane shall be no less than fifteen feet.

k) No sign shall be allowed on the premise, which is visible beyond the boundaries, or the premise that advertises, identifies, or directs the attention of the public to any specific food(s) item products, not including beverages, which are offered for sale and/or consumption on the premise as part of the accessory sales.

l) Food(s), food items, or food products, offered for sale on the premise shall be limited to those types of food that have been previously prepared off the premise and only requires, as part of the purchase of the product, removal of wrappers or packaging, heating, re-heating, chilling, or assembly by the consumer in order to prepare it for human consumption. m) Primary structures shall match the color palette of the existing buildings.

2.7 Drawing Appendix

2.7.1 Architectural Character – Sub-Major Buildings

2.7.2. Architectural Character – Village

2.7.3 Sub-Major - Elevations

2.7.4 Sub-Major- Elevations

2.7.5 Sub-Major - Entry

2.7.6. Section at Canopy

2.7.7 Awning Details

2.7.8 Bracket and Cornice Details

2.7.9 Color Elevations

2.7.10 Site Lighting Product Literature Materials Boards

2.8 Severability

If any section, subsection, sentence, phrase or clause of these Architectural Design Standards is for any reason held to be invalid or unenforceable, such invalidity or unenforceability shall not affect the validity or enforceability of the remaining portions of these Sign Design Standards.

2.9 Mandatory Effect

These Architectural Design Standards are mandatory and shall apply to all the real property described on the following sheet, Exhibit A (the "Property"). The foregoing not withstanding, deviations may be allowed if approved by the City of Thornton and by the undersigned Declarant in its sole discretion. The Declarant may assign its right of approval hereunder to the owner of any parcel within the property.