WILLIAMS VILLAGE
design guidelines
PROJECT TEAM
Client Team
University of Colorado at Boulder
Ron Stump, Vice Chancellor for Student Affairs
Paul Tabolt, Vice Chancellor for Administration
Carl Jardine, Director, Department of Housing
Derrick Watson, Department of Housing
Philip Simpson, Facilities Planner, Department of Facilities Management
Byron Koste, Director, CU Real Estate Center
Design Team
Planner/Landscape Architect
Design Workshop - Denver, Colorado
Todd Johnson, Principal, Project Director
Jeff McMenimen, Associate, Project Manager
Robert Matsuda, Project Landscape Architect
Architect
Anderson Mason Dale - Denver, Colorado
Ron Mason, Principal in Charge
Cameron Kruger, Project Manager
David Houston, Project Architect
Flood Management &
Site Drainage
Love and Associates - Louisville, Colorado
David Love, P.E., Project Manager
Richard Smith, Project Engineer
Civil Engineer
Drexel Barrell - Boulder, Colorado
Mark Hageman, Project Engineer
Leslie Livingston, Project Manager
Transportation
Felsburg, Holt & Ullevig - Englewood, Colorado
Arnold Ullevig, Principal in Charge
Todd Frisbie, Project Manager
I
TABLE OF CONTENTS
Introduction.......................................................................1
Review Submittals and Process
Reviewing Bodies and Time Schedules
Design Review Board (DRB)
Boulder Campus Planning Commission (BCPC)
Department of Facilities Management (FM)
Minimum Submission Requirements
Definitions
II
Site Planning Design Guidelines.......................................8
Entrances from primary roadways
View corridors
Setback requirements/build-to requirements
Utilities and communication devices
Service, delivery and storage areas
III
Vehicular Circulation Design Guidelines........................14
Pedestrian crosswalks
On-street parking
Mass transit facilities
IV
Pedestrian & Bicycle Circulation Design Guidelines.....18
Pedestrian pathway design criteria
Bicycle parking
Site barriers
V
Landscape Design Guidelines ........................................22
Roadway corridors
Building parcels
Parking lots
Open space system
Water conservation measures for landscaping
Use of plant materials
Air quality
VI
Exterior Lighting Design Guidelines...............................30
Fixtures (luminaires)
Pedestrian/bicycle pathway lighting
Site security lighting
Parking lot lighting
Parking garage lighting
Signage lighting
Light intensity
VII
Signage Design Guidelines.............................................38
Types of signs
Signage materials
Sign shape, size, position and height
Letter styles
VIII Site Furnishings Design Guidelines................................43
Bridges
Walls
Seating
Shelters and kiosks
Planters
Trash receptacles
Bicycle racks
Tree grates
Emergency telephones
IX
Architectural Design Guidelines.....................................50
Building locations
Building volumes
Iconic buildings
Roof forms & heights
Exterior walls
Windows
Entrances & gateways
Parking structures
Ancillary buildings
Building connections
Conservation
Noise control
Design review
X
Construction Sites &
Temporary Facilities Design Guidelines ........................62
Stormwater management and drainage
Vehicular access to construction sites
Lighting
Signage
Fencing
Utilities
Servicing and deliveries
Tree protection
INTRODUCTION
mission statement
Williams Village is envisioned as a “village within a village”, providing University of Colorado
students, faculty and staff with a living environment that fosters direct exchange between students
and teachers. The Master Site Development Plan provides a framework for housing development
based on planning principles borrowed from the main campus. Clear organization, axial relationships
and a hierarchy of public spaces are the ordering devices employed in the Master Plan. A large central
open space gives structure to the Plan and provides a recreational outlet as well as a place for
community gathering.
The site has commanding views of the Flatirons to the west and is a short distance from the main
campus, connected by various forms of transit. Today, residence hall towers house 1500 undergraduate
students. The Master Plan proposes to house
an additional 1900 students as well as 200
faculty and staff members and their families in
the remaining areas of the site. It is imperative
that the design of proposed site infrastructure,
landscaping, architecture and site details be
of high quality and that these elements be
visually and functionally coordinated with the
existing residence towers as well as elements
found on the main campus to establish a sense
of continuity and an identity that is consistent
with the University of Colorado. Additionally, proposed development must be sensitive to the surrounding
neighbors concerns of mass, material, noise and views.
The Design Guidelines provide a supplement to the Master Site Development Plan document.
Together they establish a means for monitoring development throughout the life of Williams Village.
The mission of the Design Guidelines is to create a commonly understood set of expectations for
the character and quality of development at Williams Village. The Guidelines define a set of
standards for the design of individual sites, buildings, roadways, landscaping, open space, parking
and other site improvements at Williams Village.
1
Relationship of Guidelines to Other Regulations
The Guidelines are a supplement to the Williams Village Master Site Development Plan. Where
Guidelines in this document appear to differ with general statements made in the Master Site
Development Plan, the specific standards in these Guidelines take precedence. University building
and life safety codes take precedence over these Guidelines in cases where the Design Guidelines
require action that is in conflict with those codes.
Design Teams should review Urban Drainage and Flood Control District (UDFCD) and Federal
Emergency Management Agency (FEMA) standards, especially pertaining to erosion control and
stormwater management. All development at Williams Village shall meet those standards. Additionally
redevelopment at Williams Village must meet Federal American Disabilities Act (ADA) requirements.
Review Submittals and Process
The University of Colorado at Boulder is responsible for reviews and permitting. All projects at Williams
Village shall conform to the University’s review process when submitting construction projects. The
University of Colorado is the Authority Having Jurisdiction (AHJ) for the following areas of review:
1. Architectural Review
2. Structural Review
3. Mechanical Review
4. Electrical Review
5. Site Design Review
6. Life Safety Review
7. Land Use Review
8. Parking Ratio Review
The University will coordinate reviews with outside agencies for:
1. Flood Review (Urban Drainage District)
2. Wetlands Permitting (US Corps of Engineers)
3. Food Service Permitting (Boulder County Health Department)
4. Fire Protection (City of Boulder Fire Department)
5. Utility Connections (City of Boulder Public Works)
6. Right of Way Improvements (City of Boulder Public Works)
2
Reviewing Bodies and Time Schedules
There are three primary reviewing agencies at the University of Colorado: the Design Review Board
(DRB), the Boulder Campus Planning Commission (BCPC) and the Department of Facilities
Management. Their reviews must be properly timed to avoid delays in the design process.
Design Review Board (DRB)
The DRB functions as the University’s architectural review committee. It is composed of architects
and land planners with national prominence. They re view Schematic Design (SD) and Design
Development (DD) plans for architectural conformance to the University’s long-r ange goals. The
DRB meets on the first Friday of even numbered months.
Boulder Campus Planning Commission (BCPC)
The BCPC functions as CU-Boulder’s planning board. It is composed of faculty, staff and students,
appointed by the Chancellor of the CU Boulder campus. They re view Sc hematic Design for
conformance with land use goals articulated in the CU-Boulder Campus Master Plan. The BCPC meets
on the second Thursday of each month during the academic year and once during the summer recess.
Department of Facilities Management (FM)
The Department of Facilities Management provides technical reviews and permitting for projects.
Reviews are conducted at SD, DD, 95 percent Construction Documents (CD), and 100 percent
Construction Documents (CD). Reviews can occur at any point; however, ten working days are
required for re view at the SD, DD and 95 percent CD levels. It is strongly recommended that this
review occur simultaneously with DRB and BCPC reviews to minimize delays.
Minimum Submission Requirements
For DRB and BCPC SD reviews, provide:
1. Site Context Plan
2. Existing Conditions Plan
3
3. Opportunities and Constraints Diagram
4. Overall Master Site Plan
5. Pod specific Site Plans
6. Building Elevations
7. Precedent Studies
8. Building Massing Diagrams or Model
9. Other information necessary to communicate design intent
For DRB DD reviews, provide:
1. Site Context Plan
2. Overall Master Site Plan
3. Updated Pod-Specific Site Plans
4. Updated Building Elevations
5. Updated Building Massing Diagrams or Model
6. Materials Board with Samples of all Exterior Finishes and Colors.
7. Parking Ratio Assumptions
8. Land Use/Density Plan
9. Other information necessary to communicate design intent
For FM reviews, provide 20 sets at SD, 15 sets at DD and 95 percent CD, and two stamped
sets at 100 percent CD of:
1. Architectural Design and Documentation
2. Structural Design, Calculations and Documentation
3. Mechanical Design and Documentation
4. Electrical Design and Documentation
5. Telecommunication Design and Documentation if Connecting to the University’s Network
6. Civil Design and Documentation
7. Landscape Design and Documentation
8. Code Review
9. Fire Protection Design
10.Material Research and Specifications
11.Other information necessary to convey the intent of the project
4
The info rm ation provided in the documents should be at an appropriate level for the submission
and re view being sought. The University r ecognizes that these reviews have significant schedule
implications. The first phase of housing is a high priority for the institution. Special reviews, meeting
and input sessions can be scheduled to expedite the process within limits. Contact CU-Boulder’s
Office of Facilities Planning for assistance in scheduling special events.
Definitions
Allowed
A permitted use.
Build-to-Line
A line that defines a boundary upon which a building must be constructed to and from which a
building’s allowed variations to the building’s façade will be measured. Generally, the build-to-line is
either a right-of-way, an easement or a parcel boundary.
Building Site
A defined parcel of land allowing building development.
Emergency Access
A route that is required to provide access for emergency vehicles.
Encouraged
Compliance with a guideline using this term is not required, but is strongly recommended.
Façade
The face of a building.
Improvement
Shall include every structure and physical change upon the existing landscape at Williams Village. This
definition shall include but not be limited to the following: buildings, parking str uctures, parking
lots, roads and streets, loading areas, pathways, signage, bridges, lighting, furnishings, landscaping,
5
planting, plazas and patios, recreational facilities (soccer fields, tennis courts, basketball courts,
volleyball courts, swimming pools, etc.), bus shelters, walls, stairs and utility structures or devices.
Master Site Development Plan (MSDP)
The Master Plan for the University of Colorado Williams Village. Basic development constraints
and stra tegies are defined in the MSDP. The MSDP functions like a Planned Unit Development
(PUD) for Williams Village.
Open Space
All gross land area not covered by buildings, roadways or parking lots. Open space shall include but
not be limited to the following: landscaped areas, plazas, pedestrian routes, Bear Canyon Creek corridor,
wetlands, recreational sites, courtyards and parks.
Parcel
A clearly defined area of land dedicated to a specific use or set of uses. A parcel may be an area of
land dedicated for open space or planned for building development.
Pedestrian Circulation
A clearly defined paved path designed primarily for pedestrian use that meets all applicable Federal
and State requirements for public access ways.
Permitted
An allowed use.
Pod
A clearly defined area of land dedicated for building development.
Provide
The action mentioned should be followed. Lack of compliance of the guideline, where it applies,
may be grounds for denial of approval.
6
Required
Compliance with a guideline using this term is mandatory. Lack of compliance of the guideline,
where it applies, may be grounds for denial of approval.
Right-of-Way (ROW)
An area of land dedicated for roadways and additional site improvements, that may include tree
plantings, pedestrian circulation and bus shelters.
Service Access
Access for service vehicles to buildings.
Setback
The required distance from any build-to-line from which building development is allowed.
Shall
Compliance with a guideline using this term is required for design approval. Lack of compliance
of the guideline, where it applies, may be grounds for denial of approval.
Should
Compliance with a guideline using this term is not required, but is strongly recommended.
Site Coverage
Defines the maximum and minimum percenta ges of each Pod or Parcel that may be covered by a
buildings footprint, its parking, or its open space.
University
The University of Colorado at Boulder and its assignees.
Vehicular Circulation
A clearly defined paved path designed primarily for vehicular use.
7
II SITE PLANNING DESIGN GUIDELINES
Williams Village presents itself and the identity of the University of Colorado to the community
from many perspectives, requiring sensitive site planning and design. Concern for the image of
Williams Village along the perimeter of the site is critical to projecting a positive identity. In addition,
the org anization of buildings on the site provides an overall impression on the residents and the
surrounding community. Building orientation should optimize solar benefits and create view corridors
to the nearby Flatirons.
The Master Plan borrows from organizational characteristics found on the Main Campus. Clear
organization, axial relationships, and a hierarchy of public space orders the layout of building sites
and open space parcels. A comprehensive circulation system provides access to building sites and
open space fe at u re s. Site Planning Guidelines address general site planning concepts for roads,
parking, buildings and utilities. Related, and more specific, guidelines for architecture, circulation,
landscaping, furnishings and signage are found in later chapters of this document.
8
SITE PLANNING
1. entrances from primar y roadways
Goal
A consistent theme, character, and use of materials should be used in the design of roadways,
intersections and entrances throughout Williams Village.
Guidelines
•
Enhance primary entrances from perimeter roadways into Williams Village with signage,
lighting, landscaping and special pavements.
•
Enhance secondary entrances from perimeter roadways into Williams Village in a manner
similar to primary entrances. Paving materials, landscaping, signage and lighting should match
primary entrances, however with less intensity.
•
Visibility of signage and moving traffic is of critical importance at primary entrances and
roadway intersections - landscaping, signage, and other site materials should not restrict views
for vehicular turning at intersections.
9
SITE PLANNING
2. view corridors
Goal
Maximize view opportunities of the Flatirons, the Continental Divide, and Bear Creek from roads,
open spaces and buildings.
Guidelines
•
Protect and enhance view corridors identified on the Existing Conditions Plan of the Master Site
Development Plan.
•
Orient buildings to maximize view opportunities.
•
Orient open spaces, gathering areas, and corridors to maximize view opportunities of major off-site
and on-site features.
•
Align pedestrian paths along established view corridors of major off-site and on-site features, including
architectural features.
10
SITE PLANNING
3. setback/build-to requirements
Goal
Williams Vi l l age is an urban, c a m p u s - l i ke residential development and should convey that
character throughout the Village. Building setbacks and build-to requirements are established in
the Master Site Development Plan and reinforced in the Guidelines in order to insure that
character is followed through.
Guidelines
•
Setback requirements are established on the Master Site Development Plan for landscape buffering
of proposed buildings in visually sensitive areas. These must be adhered to.
•
Setbacks may include signage features and may serve for entry to commercial/retail or support uses
in select locations.
•
Build-to lines are established on the Master Site Development Plan to insure that building masses
provide adequate edges to open spaces, creating a sense of urbanity and architectural presence.
These build-to requirements must be adhered to.
11
SITE PLANNING
4. utilities and communication devices
Goal
The visual and noise impacts of utility structures should be minimized as much as possible at
Williams Village.
Guidelines
•
Install all permanent utility lines underground.
•
Temporary overhead utility and communication lines are permitted during construction only.
•
Locate aboveground utility and communication access points and/or structures away from
major pedestrian and gathering areas, building entrances and windows, and drainage corridors.
•
Screen all above grade utility and communication access points and/or structures with plant
materials and/or architectural screens.
•
Where feasible, paint all above grade utility structures with standard University sandy-beige color.
12
SITE PLANNING
5. ser vice, deliver y and storage areas
Goal
Minimize the visual impact of service, delivery and storage areas from public view. Strategic
placement and screening of these areas is encouraged.
Guidelines
•
Locate loading docks and service areas so that views from adjacent properties, streets, open
spaces and pathways are minimized.
•
Where feasible, utilize landscaping and architectural screening devices to minimize visual
impacts of service, delivery and storage areas.
•
Use signage to clearly identify service entrances to discourage the use of main building entries
for service deliveries.
13
III VEHICULAR CIRCULATION DESIGN GUIDELINES
A simple, pedestrian-friendly and accessible vehicular circulation system is critical to the success of
Williams Village. As illustrated in the Master Site Development Plan, streets are planned to provide
access to all building sites and link to the existing city street system. The layout is simple and logical.
Roadways are minimized to maximize the pedestrian feel to Williams Village. A comprehensive
landscaping design concept is encouraged for all roadways.
These Guidelines address pedestrian crossings, on-street parking and mass transit components to
the vehicular circulation system. The Master Site Development Plan and the Landscape Design
Guidelines address the cross sectional characteristics and landscaping of streetscapes.
14
VEHICULAR CIRCULATION
1. pedestrian crosswalks
Goal
Design and construct a safe and pedestrian-friendly street and crosswalk system throughout
Williams Village.
Guidelines
•
Provide crosswalks across all streets to continue the pedestrian movement in alignment with
pathways and sidewalks.
•
Utilize an alternate paving material with more texture than the standard street paving material
at all cr osswalks. Color or hue change is also recommended to signify the pedestrian zone.
•
Where feasible, elevate all crosswalks above the street pavement grades to slow traffic and
clearly signify the pedestrian zone within the street cross section.
•
Crosswalk widths should be consistent with the width of the pedestrian path or sidewalk.
•
Provide adequate safety lighting at all crosswalks.
•
Clearly sign the crosswalk to let drivers know they are approaching a pedestrian zone.
•
Utilize a pavement score jointing system that runs parallel and perpendicular to the flow of
pedestrian traffic to allow visually impaired pedestrians a safer route across the street.
15
VEHICULAR CIRCULATION
2. on-street parking
Goal
On-street parking is required where feasible to provide guest parking spaces and to calm
t ra ff i c. This is particularly important to the streetscape environment in the Faculty/Staff
housing area.
Guidelines
•
Provide on-street parking where feasible on the loop road and other access roads within the
Faculty/Staff housing area.
•
On-street parking spaces should be eight feet wide and should include the gutter portion of
the street section to maintain as narrow a street section as possible.
•
On-street parking is discouraged where it restricts viewing ability at intersections, including
near driveways.
•
On street parking is discouraged along cur ved sections of roadways.
•
On-street guest parking should be located within 300 feet of a faculty/staff unit.
•
Limit on-street parking bays to a length of five cars, separated by planting areas 20 feet long.
16
VEHICULAR CIRCULATION
3. mass transit facilities
Goal
Williams Village encourages the use of mass transit and should pr ovide an adequate system to serve
the resident population, connecting to the Main Campus and the surrounding community. Facilities
should be designed to accommodate anticipated usage, provide shelter, seating and an architectural
link to other buildings on the site.
Guidelines
•
Bus shelter design shall be consistent with other buildings and landscape structures on-site.
•
Provide adequate seating and shelter to accommodate anticipated user numbers.
•
Shelter locations must be consistent with those identified on the Master Site Development Plan.
•
Shelters should be designed to discourage indiscriminate poster and g raffiti applications that would
be detrimental to shelter design/cosmetics.
17
IV PEDESTRIAN & BICYCLE CIRCULATION DESIGN GUIDELINES
In the spirit of creating a pedestrian friendly environment and a walkable village, Williams Village
proposes a comprehensive pedestrian and bicycle system, integrated with the City of Boulder pathway
system. A hier archy of pathways are planned to connect all building sites and open space areas,
providing access and orientation.
Routes are illustrated on the Master Site Development Plan. All pathways must meet and/or exceed
the American Disabilities Act (ADA) design criteria for accessibility. Specific pathway design criteria,
bicycle parking and site barriers are addressed in these Guidelines.
18
PEDESTRIAN & BICYCLE CIRCULATION
1. pedestrian pathway design criteria
Goal
Design and construct a comprehensive, safe, durable and well organized pedestrian system that
provides accessibility to all facilities and clear orientation for users.
Guidelines
•
Provide a clear hierarchy of pedestrian and bicycle paths within Williams Village.
•
Provide safe and accessible routes that link all buildings, open spaces, parking facilities and
recreational facilities at Williams Village.
•
Integrate the routing of pedestrian and bicycle paths with the City of Boulder pathway system.
•
Delineate areas of intense pedestrian activity with appropriately scaled walkways, accent paving
and special lighting.
•
Delineate pedestrian crosswalks with special paving, raised crosswalks, and signage to alert
drivers of potential conflicts.
•
Bear Canyon Creek Trail must be redesigned to accommodate emergency vehicles.
•
Provide clear, safe and convenient pedestrian routes through parking areas.
•
All primary pedestrian and bicycle pathways should be lit for safety.
19
PEDESTRIAN & BICYCLE CIRCULATION
2. bicycle parking
Goal
Provide accessible bicycle parking within each development pod and near recreational
facilities to encourage alternative transportation modes.
Guidelines
•
Locate bicycle parking spaces so that they are convenient to building entrances.
•
Disperse bicycle parking spaces throughout Williams Village to provide convenient
locations for all residents.
•
Provide sufficient security lighting for safe bicycle parking at night.
•
Avoid locating bicycle racks where they will impede pedestrian movement.
•
Provide bicycle parking ratios that are consistent with University requirements.
•
Select bicycle racks that are consistent with those suggested in the Campus Master Plan.
20
PEDESTRIAN & BICYCLE CIRCULATION
3. site barriers
Goal
Barriers may be required to separate pedestrian and vehicular traffic for safety or restricted access
purposes. These should be kept to a minimum and should be visually pleasing. Barriers may include
but not be limited to the following: bollards, walls, fences, gates, curbs, l a n d fo rm , boulders and
planting material.
Guidelines
•
Where barriers are required they should be designed to be consistent with the surrounding site design.
•
Barriers should be considered a component of the site furnishings package whenever possible and
utilize consistent coloring, materials, forms and styles.
•
Avoid plain steel posts, chain, wire and cable.
•
Barbed wire is not allowed.
•
Temporary bar riers are allowed during construction, or shor t-term applications (i.e. special events
or emergencies).
21
V LANDSCAPE DESIGN GUIDELINES
In general, the landscape design concept for Williams Village includes the use of fairly uniform
materials and landscape elements along roadways and in open space parcels for a consistent and
identifiable public landscape. By contrast, the landscape treatment within building sites should
encourage more individuality, accent planting, special landscape features and structures that create
an identity unique to the cluster of buildings that it sur rounds. This does not encourage landscape
treatment within building sites that is dramatically different. Similar materials and concepts may be
used from one site to another, however, unique expressions are encouraged.
The Open Space and Landscape Zone Plan (see Master Site Development Plan document, sheet
19) illustrates several open space categories and a range of different types of landscape treatments
at Williams Village. The open space categories range from active/recreational sites to passive sites. The
landscape types on the Plan illustrate
the concept of low maintenance, native
planting along natural open space areas
to more fo rm a l ly arra n ge d , higher
maintenance materials near building
entrances and along major pedestrian
ro u t e s. L ow maintenance, n at ive
materials are encouraged in large open
space areas. High maintenance materials
and forms should be used only in
concentrated areas where people are more likely to come into contact with them such as building
entrances, courtyards, plazas, major pedestrian promenades, information kiosks and transit shelters.
The Landscape Design Guidelines address the design of roadways, building sites, parking lots and
open space sites. In addition, the Guidelines address water conservation measures, suggested plant
materials and air quality.
22
LANDSCAPE
1. roadway circulation
Goal
Roadways are a dominant landscape element and should be treated as a system within the overall open
space system. They should be visually cohesive and functional, utilizing a consistent set of plant materials,
site furnishings, lighting and signage. Roadway widths, spacing and characteristics of plant materials,
furnishings and lighting should all convey a sense of hierarchy within the roadway system. Street sections
are illustrated within the Master Site Development Plan document.
•
Guidelines
Road and median widths shall match those suggested in the Site and Street Sections illustrated in the Master
Site Development Plan (sheets 25 - 29)
•
Use street tree species suggested in the Plant Materials Palette found in Appendix A of the Design Guidelines.
•
Tree species and spacing should vary from road to road and communicate a sense of hierarchy within
the roadway system.
•
Tree spacing should remain consistent on a given section of roadway length to create a consistent pattern
and visual rhythm, where the open space and landscape zone plan defines a formal frame.
•
Tree spacing along roadways shall include one tree per 30 lineal feet.
•
Use of trees should not impede traffic sight lines.
•
Tree species within the median shall be of an ornamental variety found within the suggested plant palette.
•
The use of evergreen trees as a street tree is discouraged; however, evergreens are encouraged where
screening is a primary purpose for planting.
•
Provide adequate sight lines at roadway intersections. An effective sight triangle of 30 feet measured from
the face of the curb shall be respected and no plant material over 30 inches in height and/or signage shall
be placed within the triangle.
•
Mature trees must be pruned to eight feet for clear pedestrian movement and 12 feet for clear vehicular
movement and visibility.
•
Incorporate shrub, perennial and annual plant materials at primary and secondary roadway entrances.
•
Utilize consistent materials and spacing of street furnishings such as lighting, seating, trash receptacles,
bicycle racks and signage.
•
Transit stops shall be clearly visible and identifiable components of the streetscape system.
23
LANDSCAPE
2. building parcels
Goal
Coordinated landscape design of individual building parcels is essential to creating an identifiable theme and
character at Williams Village. Distinctive materials and treatment is encouraged as mentioned earlier, yet
consistency of materials, shapes and forms will unify and strengthen the various territories within the Village.
Striking the balance of continuity and individuality will be critical to the success of the overall landscape
concept. The landscape treatment for each building parcel must complement and support the landscape
treatment of adjacent roadways and open spaces.
Guidelines
•
In general, building parcels should be graded slightly above the surrounding grades of the open spaces and
roadways. A minimum of two feet is generally required.
•
Slopes greater than 3:1 are discouraged whenever possible.
•
Abrupt changes in grade are not allowed..
•
Provide positive drainage away from all buildings and landscape structures.
•
Avoid the use of retaining walls over three feet in height when possible. Where needed, use a terraced
retaining wall solution.
•
Use plant materials to enhance building forms and features, particularly at building entrances.
•
Use plant materials and landscape structures or features to create a unique sense of identity within each
building parcel.
•
Use plant materials and landscape structures to provide reprieve from the elements of sun, wind and rain.
•
Use plant materials to frame and direct desired views and to screen unwanted views.
•
Views of the Flatirons and the Continental Divide should be preserved and/or framed whenever possible.
•
Courtyard design may be formal or informal; however, the landscape treatment should be consistent within
the entire courtyard.
•
Water features, sculpture and site furnishings are encouraged within the courtyards to create a sense of identity
and provide comfort.
•
Pedestrian walkways should conform and integrate with the pedestrian path system within the larger site development.
24
LANDSCAPE
3. parking lots
Goal
Surface Parking lots are incorporated into the Master Plan in specific areas. Temporary surface parking lots may
also be incorporated in early phases of the development. They are a necessary feature that if not designed properly,
can visually detract from the overall impression of the development. Parking lots should be designed to blend into
the overall site development through the use of landscape planting, grading, lighting and other site furnishings.
Guidelines
•
Perimeter landscape planting and grading should be used to screen the parking from off-site views.
•
Internal landscape planting should be used to break up the parking lots and provide shade.
•
Design interior landscape islands to be at least six feet wide and plant with a minimum of one shade tree, three
shrubs and full g roundcover for every 100 square feet of island area.
•
Design end landscape islands to be at least 10 feet wide and plant with a minimum of one shade tree, three
shrubs and full groundcover for every 100 square feet of island area.
•
Provide landscape buffers between buildings and parking lots.
•
Standard parking lot sizes shall be 8’-0’’ wide by 19’-0" long. Accessible parking lot sizes shall be a minimum
of 8’-0" wide, with a 5’-0" accessible aisle adjacent to the parking space. Accessible spaces must be 20’-0" long.
•
Required accessible parking spaces must meet the following criteria:
Total Parking Spaces in Lot
1 to 25
26 to 50
51 to 75
76 to 100
101 to 150
151 to 200
201 to 300
301 to 400
401 to 500
501 to 1000
Required Minimum Number of Accessible Spaces
1
2
3
4
5
6
7
8
9
2% of total
25
LANDSCAPE
4. open space system
Goal
The open space system is critical to the health and livelihood of current and future residents of
Williams Village. The Master Site Development Plan identifies several open space categories in the
Open Space and Landscape Zone Plan. Open space areas should be designed appropriately for the
designated use or type of open space. Open space areas designated to be native or riparian zones should
utilize native, low maintenance materials, whereas areas designated for more active use may utilize
durable turf materials and more regularity in the placement of plant materials.
Guidelines
•
Utilize materials appropriate for the intended use of the open space type.
•
Use low maintenance (native) materials for open space areas intended to be native.
•
Higher maintenance (non-native) materials may be utilized in the active and passive open space areas,
especially in fields meant for active recreation and open space areas adjacent to buildings.
•
In g eneral, open space areas should be graded slightly below building parcel sites. In some cases,
open space areas are to be used for flood mitigation.
•
Where the Master Site Drainage Plan locates drainage corridors in open space areas, do not place
structures or other hindrances in those corridors.
•
Slopes greater than 3:1 are discouraged whenever possible.
26
LANDSCAPE
5 . wa t e r c o n s e r va t i o n m e a su r e s f o r l a n ds c a p i n g
Goal
Water conservation measures are encouraged at Williams Village. Significant water usage
goes toward the irrigation of grasses and plantings. Measures to reduce water consumption
may include the utilization of irrigation ponds, reuse of gray water for irrigation and the
utilization of native plant materials wherever possible.
Guidelines
•
Utilize irrigation systems that reduce water consumption, such as impulse spray heads for
lawn and groundcover areas and drip irrigation for shrub and tree plantings.
•
The utilization of low maintenance, native plant materials (xeriscape materials) is strongly
encouraged, particularly in open space areas designated for native or riparian character.
•
Heavily mulched planting beds are encouraged, as they will retain moisture better and reduce
the amount of maintenance required.
•
Soils should be prepared for optimal absorption and water retention.
•
Use native grasses where possible and limit the use of bluegrass.
•
Incorporate state of the art irrigation measures and control devices.
•
The incorporation of irrigation retention ponds is strongly encouraged. Convert to raw
water irrigation in the future.
27
LANDSCAPE
6. use of plant materials
Goal
The CU-Boulder campus Master Plan recognizes the Boulder campus as an “arboretum.” This
concept is generally encouraged for Williams Village too. Plant materials should be used in masses
of the same species or in rows of the same trees for visual and spatial impact. Random planting
of different species is unnatural and is discouraged. Plant massing should support the Master
Plan and reinforce architectural massing.
Guidelines
•
Use of low maintenance (native) plant materials is strongly encouraged, particularly along
waterways, wetland areas, meadows, landscape buffer zones and other natural areas.
•
Use of medium maintenance (native and non-native mix) plant materials is recommended for
streetscapes, buffer zones and large, passive lawn areas.
•
Use of high maintenance (non-native) plant materials is suggested for areas of high pedestrian
activity and gathering, such as recreational areas, courtyards, building entries, plazas and promenades.
•
Utilize plant materials that highlight each season, providing spring flowers, summer shade,
fall color and winter branching effects.
•
Place same plant materials in masses and rows where appropriate for maximum effect.
28
LANDSCAPE
7. air quality
Goal
Landscape design concepts should maximize air quality benefits and reduce the
potential for air particulate matter.
Guidelines
•
Locate and select landscape materials to reinforce air flow movement and minimize
the potential for air stagnation. Allow breaks in tree massing to maximize air flow.
•
Utilize trees and shrubs in generous masses to reduce particulate matter in the air.
•
Utilize double rows of trees along roadways where possible to reduce air pollutants.
•
Utilize tree and shrub masses in and around parking areas to reduce air pollutants.
29
VI EXTERIOR LIGHTING DESIGN GUIDELINES
Exterior campus lighting is extremely important to the safety and visibility necessary for nighttime
campus functions and the movement of pedestrians, bicycles and automobiles at Williams Village.
The Village would be unsafe without appropriately lighting potential hazards for people and vehicles.
Security is enhanced by illuminating potentially hazardous sites, directional and information signage,
movement routes and, in general, providing uniform lighting where people are present.
Lighting needs vary and while it is important
to safely light pedestrian and auto routes, it
is also important to respect the visual sensitivity
a round residential areas on and off - s i t e.
Eliminating glare and reducing visibility of
light sources are important aspects to reducing
the visual impacts to the residents of Williams
Village and its neighbors.
Lighting Design Guidelines address the
importance of lighting and provide
guidance for the planning and design of
exterior lighting systems at Williams Village.
30
EXTERIOR LIGHTING
1. fixtures (luminaires)
Goal
Lighting should contribute to the visual continuity, safety and ambience of the development at
Williams Village. It is also recommended that the luminaire styles and lamp types are coordinated
with the lighting system used on the Main Campus for continuity and identity purposes.
Guidelines
•
Luminaires should be used in a consistent manner and utilize the University’s adopted black finish.
•
Use a hierarchy of luminaires to achieve an appropriate scale. A variety of luminaire types are
encouraged for specific purposes, such as pedestrian, street and parking lights.
•
All luminaires shall be coordinated as if they were a member of the site furnishings package.
•
Provide special lighting to highlight significant building facades and public art.
•
All pole mounted luminaries shall use metal halide lamps.
•
Roadway luminaires shall be between 24 feet in height, placed no further than 100 feet apart on
alternating sides of the street. The University reserves the right to review photometry of lighting
system and adjust pole spacing.
•
Pedestrian luminaires shall be between 12 and 16 feet in height and utilize lens technology that
sheds the light onto the path and away from residential windows.
•
Parking lot areas shall use metal halide lighting with cutoff fixtures to reduce glare and spillover
onto adjacent sites.
•
Luminaire styles that reduce the amount of light thrown into the sky should be selected.
31
EXTERIOR LIGHTING
2. pedestrian/bicycle pathway lighting
Goal
Pathway lighting should be scaled to the pedestrian and provide safe passage for pedestrians and bicyclists
to promote a sense of security. Particular attention should be made in areas that can be dangerous if
unlit such as stairs, ramps, intersections, underpasses and parking structures.
•
Guidelines
Illuminate all primary walkways, steps, ramps and intersections with vehicular traffic during hours
of darkness.
•
Provide lighting scaled for pedestrians.
•
Ensure that lighting is continuous (without dark gaps) along primary pedestrian routes and bikepaths.
•
Use of pedestrian scale luminaires is encouraged to illuminate pedestrian walkways within the courtyards
and building entrances.
•
Metal halide lamps may be used. Incandescent lamps are not allowed.
•
Building-mounted luminaires are encouraged for building entrances and should be compatible with
the architecture.
•
Pole-mounted luminaires are encouraged on primary pathways to create a pattern and rhythm
along the route during the day and evening.
32
EXTERIOR LIGHTING
3. site security lighting
Goal
Provide security lighting where required for safety purposes; however, it should not
negatively impact adjacent sites.
Guidelines
•
Minimize visibility of light source for adjacent sites.
33
EXTERIOR LIGHTING
4. parking lot lighting
Goal
Parking lot lighting should provide safe levels of lighting for parking functions and pedestrian
movement within parking lots without attracting attention to the light sources themselves.
Guidelines
•
All parking lot light fixtures shall be similar in design and shall conform to the recommended
luminaire and pole standards common to other University parking lot lighting.
•
Provide safe lighting levels for vehicular and pedestrian movement in all parking lots.
•
Light poles within parking lots shall be a maximum of 24 feet in height.
34
EXTERIOR LIGHTING
5. parking garage lighting
Goal
Parking garage lighting should provide safe levels of lighting for parking functions and
pedestrian movement within parking garages without attracting attention to the light
sources themselves.
Guidelines
•
Provide safe lighting levels for vehicular and pedestrian movement in all parking lots.
•
Design lighting to prevent visibility of light source and reduce glare from inside or outside
the parking garage.
•
All parking garage light fixtures shall be similar in design and shall conform to the
recommended luminaire design common to other University parking garages.
•
Design parking garages to minimize impacts of vehicle headlights on residential units.
•
Metal halide lamps are required.
35
EXTERIOR LIGHTING
6. signage lighting
Goal
Provide signage lighting that complements the overall site design, signage and building
character and does not overpower any of these other design components.
Guidelines
•
Direct the light at the sign surface and limit the amount of light that escapes in the night sky.
•
Conceal the light source.
•
Use appropriate light levels. Do not overpower the sign or create visual hot spots.
•
Internal light sources may be used to illuminate letters and/or symbols.
36
EXTERIOR LIGHTING
7. light intensity
Goal
Light intensity levels at Williams Village should be consistent with University levels established
at other facilities and vary to respond to people usage and potential hazards.
Guidelines
•
The following light levels should be maintained for each location at Williams Village:
Location
Footcandles
Roadways
1.5
Parking lots
1.0
Parking garages
10.0
Sidewalks
2.0
Stairways
5.0
Ramps
5.0
Underpasses
5.0
Courtyards
1.5
Plazas
1.5
Building entrances
5.0
Note: The values given are in minimum horizontal footcandles which are measured at the point
of illumination between brightest and darkest areas 4 – 5 feet above the ground surface. (Ref:
Campus Lighting Master Plan, Clanton & Associates, 1999).
37
VII SIGNAGE DESIGN GUIDELINES
Well-designed signage can unify campus architecture, orient people and create or strengthen image
or identity for a place. The signage design at Williams Village should provide a visual connection
and continuity to its setting, its residential character and to the Main Campus. Signs should provide
identity, direct and provide address inf ormation. These Signage Design Guidelines apply to all
exterior signs proposed at Williams Village.
38
SIGNAGE
1. types of signs
Goal
In general, the types of signs allowed at Williams Village include directional and informational
signs of various forms and sizes. The type of sign used and its particular design should
perform its primary role while reinforcing the image and identity of the urban-campus and
residential setting of Williams Village.
Guidelines
•
Use monument signs to identify Williams Village at all primary and secondary roadway entrances.
•
Monument signs may be permitted to identify specific buildings at Williams Village.
•
Monument signs should be at a height sufficient to clear moderate snowfall.
•
Integrate monument signs with landform and planting.
•
Pole mounted signs are permitted as traffic re gulation and other info rm ational signs.
•
Flush-mounted signs are permitted to identify buildings.
•
Signs may project from a building to identify a building or a particular part of a building’s use.
•
Temporary signs may be used during construction only.
39
SIGNAGE
2. signage materials
Goal
Provide consistent signage materials throughout the proposed development at Williams Village.
Guidelines
•
Stone is required for the base of all monument signage. Stone type and pattern shall be compatible
with signage at the Research Park.
•
Informational panels on signs shall be of painted metal.
•
Wood panels for signs are not permitted.
•
Signage materials and colors should be consistent and coordinated throughout Williams Village.
40
SIGNAGE
3. s ign sh ape , size, position & h eight
Goal
Sign shapes should be simple and sizes should be generally modest and appropriate for
their place in a signage hierarchy and their type. Signs should remain subordinate
to the surrounding buildings and landscape that surround them.
Guidelines
•
Use simple, understandable forms and shapes to convey a clear message.
•
Use generally understood and universal symbols on regulatory signage.
•
Monument signs may not exceed six feet in height, but be sufficiently high to clear
moderate snowfall.
•
Pole-mounted signs may not exceed seven feet in height.
•
Signs projecting from buildings may not exceed four square feet and must be mounted
above eight feet from grade.
•
Limit dimensions of temporary construction signs to four feet by eight feet.
41
SIGNAGE
4. letter styles and sizes
Goal
Consistency of letter styles and sizes will assist users in negotiating Williams Village. Information of
similar nature within the sign hierarchy should be in similar style to each other. Letter sizes should
remain consistent and convey the sign’s role and position in the hierarchy of signs. Letter styles
should generally conform to or have a relationship to the styles selected for the Main Campus.
Guidelines
•
Use Clarendon Standard for building name identification, kiosks and directory names.
•
Use Helvetica Medium for traffic regulatory signs. The University standard graphic design for traffic
regulation shall be used.
•
Use Helvetica Standard for headlines in all directories.
•
Letters on monument signs may not exceed 1 foot in height and must be at least two - three feet
above grade.
42
VIII SITE FURNISHINGS DESIGN GUIDELINES
Site furnishings are essential for functional and social outdoor areas and include such elements as
benches, planters, shelters, kiosks, trash containers, bicycle racks, tree grates and other site accessories.
Site furnishings should be thought of as a family of elements with a relationship to each other.
Materials and colors should be limited to those that create a cohesive design solution and have a
relationship to those found on the Main Campus.
On the Boulder campus, a strong sense of identity is created by using black metal site furnishings
to complement the black metal used on campus buildings. Precast concrete and stone are other
materials used on the Main Campus. Although not usually considered site furnishings, site walls and
bridges follow similar guidelines suggesting use of stone, concrete and black metal. These Guidelines
address the design and selection of site furnishings at Williams Village.
43
SITE FURNISHINGS
1. walls and bridges
Goal
Site walls and bridges may be necessary and should be consistent in design and material selection
and have a relationship to the Main Campus.
Guidelines
•
The use of stone walls and bridge headwalls is encouraged.
•
Concrete walls are permitted if faced with stone, include a scoring pattern or are integrally colored.
•
In general, wall heights should not exceed six feet.
44
SITE FURNISHINGS
2. seating
Goal
Use of benches and movable chairs is encouraged and provides the public realm with a necessary
element of social outdoor space. Exterior seating should be constructed of materials that are
durable and easy to maintain.
Guidelines
•
Bench and chair design should be generally consistent within Williams Village.
•
Benches and chairs should be located in gathering areas, outdoor recreation areas along pedestrian
routes, at transit shelters, building entries and special nodes. Quantity of benches provided shall be
appropriate to the anticipated use.
•
Outdoor seating should be constructed of durable, identifiable materials and colors, and have a
relationship to seating used on the Main Campus
•
Utilize CU-Boulder standard black metal finish.
45
SITE FURNISHINGS
3. shelters and kiosks
Goal
Shelters and kiosks perform critical roles in the campus landscape, providing shelter from the
elements and offering information to users. Proposed development at Williams Village should
include transit, picnic, and other gathering shelters and information kiosks in public areas.
Guidelines
•
Locate shelters and kiosks in public areas of intense pedestrian activity.
•
Locate shelters at mass transit stops.
•
Locate shelters along the central Village Green.
•
Locate picnic shelters near active recreational sites and along Bear Canyon Creek.
•
Materials and forms should be consistent with site furnishings and reinforce building architecture.
46
SITE FURNISHINGS
4. planters
Goal
Planters can enhance the landscape by providing plant color and texture.
Guidelines
•
Plant containers should be located in public plazas, courtyards and near building entries.
•
Planter design and materials should be coordinated with other site furnishing elements.
•
Provide irrigation to and proper drainage from planters.
47
SITE FURNISHINGS
5. trash receptacles
Goal
Provide sufficient trash receptacles in strategic locations to encourage usage and reduce trash
and litter in the public landscape.
Guidelines
•
Select trash receptacles that are coordinated with other site furnishings.
•
Provide trash receptacles in areas of intense pedestrian activity, such as pedestrian crossings,
gathering areas, picnic areas, parks, etc.
•
Provide trash receptacles in parking areas near pedestrian routes. Provide a minimum of one
trash receptacle per 50 parking spaces.
6. bicycle racks
Goal
Provide sufficient bicycle racks to encourage and support this alternative mode of transportation.
Guidelines
•
Provide bicycle racks near building entries and transit facilities.
•
Provide bicycle racks near major public gathering areas, such as Darley Commons and PODE
and recreation facilities such as tennis courts and basketball courts.
•
Bicycle rack design should be coordinated with other site furnishings.
•
Bicycle rack design should be consistent with CU-Boulder standard bike racks, manufactured
by COBRA Inc.
•
Bicycle rack design should be flexible to allow parking of different bicycle types.
•
Bicycle racks should be safe and secure.
48
SITE FURNISHINGS
7. tree grates
Goal
Where tree grates are used, they should be designed to be coordinated with other site furnishings.
Guidelines
•
Tree grate surfaces should be flush with the surrounding pavement surfaces to prevent tripping.
•
Tree grates must be coordinated with other site furnishings.
•
Tree grates must be made of durable and vandal-resistant materials.
8. emergency telephones
Goal
Emergency telephones should be provided to enhance safety and security at Williams Village.
Guidelines
•
Emergency telephone stations should be located in well-lit, high activity areas, such as dropoffs, mass transit stops and parking structures.
•
Telephones shall be provided on each floor of all parking structures.
•
Utilize the CU-Boulder Code Blue phones for free-standing emergency phones.
•
Re l o c ate existing emerge n cy phones and replace with new phones located at primary
pedestrian intersections.
49
IX ARCHITECTURAL DESIGN GUIDELINES
The University of Colorado plays an important social role and has a strong physical presence in
the City of Boulder. The University provides a cultural center and its campus provides a spatial
amenity that all citizens of Boulder can benefit from. The campus and its extension at Williams
Village provide a pedestrian-oriented open space. Williams Village should be designed both as an
amenity to Boulder and a residential community for students.
Williams Village is a part of the CU campus and its
architecture should reflect this. The Main Campus
ch a racter is embodied in the wo rk of C h a rl e s
Klauder, and some basic principles of form and
space making can be extracted from his work and
applied to Williams Village. Williams Village is
different from the Main Campus in that it is primarily
a residential environment with less of the academic
classroom, laboratory and public buildings that
characterize the Main Campus.
The architecture of Williams Village should have a separate identity from the Main Campus reflecting
it’s residential nature. Respecting the adjacent residential neighborhoods of Boulder is extremely
important for new development at Williams Village, but the residential buildings should be distinct
in character from those of the adjacent neighborhoods. East Aurora, Park East, Frasier Meadows
and Martin Acres are largely low-density single-family, stand-alone houses while Williams Village will
be multi-story student apartments and two-story faculty/staff rowhouses and duplexes.
Williams Village must acknowledge the strong precedent on the site of the Stearns and Darley towers.
The new housing should create a unified campus precinct with the tower complex capitalizing on
the strong sculptural qualities of the towers while avoiding the pitfalls that make the towers a
less-desirable place to live.
50
ARCHITECTURE
1. building locations
Goal
Locate buildings to shape spaces that have a clear hierarchy and variety of experiences.
Guidelines
•
Buildings along Baseline Road should form a street "wall" that defines the edge between Williams
Village and the street.
•
The V illage Green is the central organizing space of the project. The student apartment b uildings
shape this space on two sides with Bear Creek forming the third.
•
Smaller courtyards will be formed with the apartment buildings to provide exterior spaces for
smaller groups of students to identify with and occupy. The more private nature of these spaces
will allow the students to develop a sense of ownership and identification with the place they live.
•
East of Bear Creek the faculty/staff housing will shape east-west green swaths that connect the Frasier
Meadows neighborhood to the east with the Bear Creek bike path. Each residence will have exterior
space associated with it to provide an amenity to the renters and a connection to the public spaces.
51
ARCHITECTURE
2 . b u i l d i ng vo l u m e s
Goal
Carve building volumes that are varied in scale to create visual interest.
Guidelines
•
West of Bear Creek: 30 percent of the new buildings are limited to six stories with the
remainder to be five stories or less.
•
East of Bear Creek the faculty/staff housing is limited to two stories.
•
70 percent of the building façade will be within four feet of the build-to lines shown on
the Master Site Development Plan, unless otherwise noted.
•
No buildings shall be within the setback lines shown on the Master Site Development Plan.
•
Building massing should address solar access/orientation and shadow studies should be
presented to the University for review.
•
Vary building heights to avoid a monolithic appearance and develop a hierarchy of scale.
52
ARCHITECTURE
3. iconic buildings
Goal
Identify the heart of Williams Village with a significant, iconic Commons building
at the head of the Village Green.
Guidelines
•
Consider the use of a tower element.
•
Activity within the building should be visible from adjacent public walks.
•
Entries should be clear and inviting.
•
This building should command the most attention of any building in the Village.
53
ARCHITECTURE
4. roof forms and heights
Goal
Create a Village silhouette composed of varied roof forms and heights.
Guidelines
•
Gable, hip and shed roofs are preferred, flat roofs should be marked
with a cornice element.
•
Roof terraces may be a useful way of taking advantage of flat roofs.
•
Roofs should not dump snow or rain onto pedestrian routes.
54
ARCHITECTURE
5. exterior walls
Goal
Compose exterior walls to emphasize the wall and the top with materials
consistent with existing buildings.
Guidelines
•
Use materials to provide a sense of unity within Williams Village. The brick
of the towers provides a point of reference for color and material.
•
The Klauder style buildings on campus emphasize the shaft and the capital;
the base distinction can be very subtle. Some vertical elements overlap the
base and shaft.
•
Materials that are durable and authentic are preferable.
55
ARCHITECTURE
6. windows
Goal
Organize window patterns to express the hierarchy of interior spaces.
Guidelines
•
Colorado’s sun indicates a relatively high proportion of wall to window.
Size window openings appropriate to solar exposure.
•
Private spaces should have smaller windows than public spaces.
•
Windows should take advantage of the views of the Flatirons.
•
The windowsills and head should be acknowledged.
•
Windows should incorporate high performance insulating glazing.
•
Apartment windows should be operable, considering the use of operable
windows in the public spaces as well.
56
ARCHITECTURE
7. entrances and gateways
Goal
Punctuate entrances and gateways with architectural flourishes that promote the unique identities of
student residents.
Guidelines
•
Entrances: Building entrances should be easily identifiable and elaborated to mark the important
transition from the outdoor spaces into the buildings. The entry should incorporate a porch or vestibule.
•
Service Access: Access drives should service all buildings in the new facility. Loading areas should be
separated from the pedestrian routes and concealed from general view by walls and/or landscaping.
•
Flourishes: 1.25 percent of the construction budget should be reserved for architectural flourishes.
Simple buildings should be punctuated by architectural flourishes and ornament. Examples include
ornamental bands or friezes, cartouches and column capitals. Ornament should be located to elaborate
architectural elements,for instance at capital marks the top of a column,or a cornice marks the top of a wall.
57
ARCHITECTURE
8. parking structures
Goal
Minimize the visual impact of the cars and the mass of the parking structures.
Guidelines
•
Break up the mass of the parking structures.
•
Consider incorporating landscape elements into the elevations, or screen elements.
•
Take advantage of stair towers to vary the architectural form.
58
ARCHITECTURE
9. ancillary buildings
Goal
Celebrate public walkways with pavilions and transit stops that promote
gathering and interaction.
Guidelines
•
Punctuate the Green with small open or glassy and transparent pavilions
to provide sheltered social gathering spaces.
•
Public transportation should be given prominence over private cars by
marking the major transit stops with elegant shelters.
59
ARCHITECTURE
10. building connections
Goal
Incorporate connections between buildings to facilitate access.
Guidelines
•
Connect buildings with a network of surface walkways.
•
Terminate visual axis with entries, pavilions or markers.
60
ARCHITECTURE
11. conser vation
•
Guidelines
Energy consumption for the new buildings should comply with ASHRAE 90.1 and consideration
should be given to measures that reduce consumption beyond that.
•
Natural light should be used to reduce electrical lighting and cooling loads.
•
Direct/indirect centralized evaporative cooling systems should be considered in lieu of air conditioning.
•
Water conserving plumbing fixtures should be used in all new construction.
•
Preference should be given to building materials that are locally produced, have recycled content,
are recyclable, or have low embodied energy. Construction materials should be low VOC and
should not have a negative impact on the indoor air quality. No CFCs or HCFCs should be used
in the buildings or in the manufacturing of products used in their construction.
•
Size service areas to incorporate recycling containers.
12.
noise control
Guidelines
•
Block traffic noise from Highway 36.
•
Provide acoustic separation between student apartments.
•
Mechanical and plumbing chase walls should have sufficient acoustic properties to mask water
and air circulation noise.
13.
design review
Guidelines
•
The design process will involve collaboration with the housing and planning departments of CU
and review by the CU Design Review Board.
61
X CONSTRUCTION SITES & TEMPORARY FACILITIES DESIGN GUIDELINES
The following guidelines apply to all construction sites and temporary facilities installed during site
improvement construction. All temporary facilities are subject to approval by University review agencies.
1. stormwater management and drainage
Goal
Temporary drainage control methods are required to minimize the negative impacts construction
can cr eate. The goal is to minimize potential soil erosion to stream banks and drainage areas and
reduce the amount of debris and silt into Bear Canyon Creek.
Guidelines
•
Design all construction areas to minimize impacts to water quality in drainage areas adjacent to the site.
•
Use hay bales along temporary drainage ways to prevent siltation in natural drainage ways.
•
Control erosion from stockpiled fill with filter fabric or other erosion control devices.
•
Fence off riparian areas, wetlands to be preserved and other natural drainage ways to prevent
disruption by heavy machinery.
•
Site and Erosion Control plans must be submitted to University agencies and approved prior
to construction.
62
CONSTRUCTION SITES & TEMPORARY FACILITIES
2. vehicular access to construction sites
Goal
Construction-related traffic should be planned to minimize impacts and disturbances to on and
off-site circulation systems.
Guidelines
•
Utilize the planned road system on the Williams Village site for access to construction sites.
•
Access through the Frasier Meadows neighborhood is generally not permitted. There may be a
need for temporary limited access through Frasier Meadows for utilities and/or other construction;
however, this is discouraged and must be appr oved by the University.
•
Submit a construction access plan for approval by University review agencies.
•
Avoid access across Bear Canyon Creek until development of Faculty Staff Housing occurs.
3. lighting
Goal
Lighting for construction and storage areas should not spill-over onto adjacent sites.
Guidelines
•
Light sources should not be visible from off-site locations.
•
Use light shielding devices to reduce spill-over.
•
Focus light fixtures so that they do not shine off-site.
63
CONSTRUCTION SITES & TEMPORARY FACILITIES
4. signage
Goal
Te m p o ra ry construction signs should be graphically coordinated and present an
orderly impression.
Guidelines
•
The g eneral guidelines for signage covered in Section 6 generally apply to temporary
construction signage.
•
Wood may be used for construction sign panels.
•
A coordinated construction signage package must submitted to University review agencies
and approved before installation.
•
In general, construction signs should be located together and not spread about the site.
5. fencing
Goal
Construction fencing should be safe, secure and orderly. It should not be visually
disruptive to the site or adjacent off-sites.
Guidelines
•
A construction fencing plan and materials must be submitted to University review
agencies and approved prior to installation.
•
Chain link fencing is permitted; however, it must be a consistent design and no higher
than eight feet.
•
Barbed wire fencing is not permitted.
64
CONSTRUCTION SITES & TEMPORARY FACILITIES
6. utilities
Goal
Reduce the visual clutter that can be created by utility lines and minimize hazardous
potential that might be created by utility lines or structures.
Guidelines
•
Temporary overhead utility lines may be pole-mounted, and remain in place during the
construction process.
•
Underground utility lines must be activated prior to Phase One occupancy.
•
Locate utility structures to minimize conflicts with heavy machinery and vehicular circulation.
•
Utility structures must be well marked during construction.
7. ser vicing and deliveries
Goal
Construction deliveries should be planned to minimize disturbance to surrounding sites.
Guidelines
•
Schedule major construction deliveries so as to not conflict with morning and evening
rush hours.
•
Locate unloading areas where they will not conflict with vehicular circulation.
•
Incorporate recycling techniques to minimize waste materials.
65
CONSTRUCTION SITES & TEMPORARY FACILITIES
8. tree protection
Goal
Existing trees on construction sites, particularly along Bear Canyon Creek, except those to be
removed, shall be protected from injury.
Guidelines
•
Prepare and submit a tree protection plan for review and approval by University review agencies
prior to construction.
•
Fence or barricade, at the drip line, those trees to be protected.
•
Do not locate stockpiles for topsoil over tree root systems or within the drip line of trees
to be protected.
•
Dispose of solvents, oils and other materials that may be toxic to plant life in containers and
remove from site. Remove and replace contaminated soils with uncontaminated soils at no
expense to the University. Follow procedures recommended by the CU-Boulder standards.
•
Protected trees shall not be pruned except by specific instructions of the Office of Facilities
Management and then only by qualified tree pruning personnel.
•
No diesel or gasoline engine equipment shall be left running or parked under trees to be protected.
•
The campus landscape architect will tag all trees and tree masses to be protected.
66