HomeMy WebLinkAbout09_DESIGN_GUIDELINES9.1Design Guidelines
design guidelines
section
9
9.2 Bar Slash X Ranch LLC - Annexation and Stage Road PUD/Subdivision: Final Submission
Introduction
This section should be read in conjunction with
Section 12, which contains the legal documents
setting up the Stage Road Design Association as
the entity responsible for design approval for Bar/
X Ranch and the Stage Road Subdivision/PUD.
These documents empower an Architectural
Control Committee to approve or deny submitted
designs. This Section 9 contains the Design
Guidelines, the procedures for approval and
construction, and the list of approved plant
specimens for landscape work.
These design guidelines are focused on
residential construction on the Bar/X Ranch and
the free market lots. They do, however, also
govern construction of non-residential buildings
on the ranch, and in the Cultural Use Area. Some
of the guidelines may may be less relevant or not
relevant to non-residential construction on these
other sites; the Architectural Control Committee
will exercise its discretion in applying these
guidelines to non-residential construction.
9.3Design Guidelines
the design guidelines: part 1
an overview
section
9.1
9.4 Bar Slash X Ranch LLC - Annexation and Stage Road PUD/Subdivision: Final Submission
There are many reasons for regulating various
aspects of development - regulation of the
design and construction of buildings, of utility
infrastructure, and of the alteration of the natural
landscape. Substantial regulation of development
is already exercised by federal, state, and local
governments on the basis of public health and
safety, and protection of the environment, and
wildlife.
In regard to Stage Road Subdivision, the federal
government exercises regulation through
the Clean Air Act, the Clean Water Act, the
Environmental Protection Act, and many other
pieces of legislation. The State of Colorado
exercises regulation in regard to potable water
standards, wastewater treatment standards,
effects on wildlife, suitability of soils and geology,
etc. The City of Aspen exercises regulation
through its Land Use Code, Efficient Building
Ordinance and the Uniform Building Code.
With all these layers of regulation and control
already in place, why have the developers of
Stage Road Subdivision chosen to impose even
more regulation? The reason is to protect and
enhance the investment of lot purchasers and
homebuilders by insisting on a consistent high
quality of architectural design, construction and
landscaping, and by maximizing the privacy of
homesites. This provides a mutual benefit to all
homeowners in Stage Road Subdivision.
The legal basis for this Design Review is to be found
in the Declaration of Architectural Restrictions for
Stage Road Subdivision, which may be found in
Appendix A of this Manual for easy reference.
Please note that the General Declaration for
Stage Road Subdivision may contain restrictions
and obligations affecting construction of buildings
and site improvements that are not covered in this
manual. In the event of ambiguity, the Declaration
of Architectural Restrictions for Stage Road
Subdivision will control.
In order to keep the Design Guidelines as simple
and understandable as possible, we have divided
them into two sections; The 12 Design Strategies
and Design Approval Procedures .
Design Strategies
There are twelve basic strategies, some of which
have sub-strategies attached. They have been
arranged roughly in order of priority in order to
give guidance to applicants. All, however, are
regarded as important.
We do not seek to apply a particular “style” of
architecture in the way that that term is generally
used; we intend instead to encourage creative
design so long as the impacts of development,
visual and otherwise, on the balance of the -/X
Ranch, on our neighbors on adjoining properties,
and on the environment and wildlife are
minimized.
Procedures
The procedures start with an informal on-site
conference prior to any submission being made.
This includes members of the Architectural
Control Committee, the lot owner, and the
owner’s architect. The approval process has two
stages - Sketch Plan and Final Plan - and there
is also regulation of the construction itself - so as
to minimize environmental damage and impacts
upon neighbors.
City of Aspen Land Use Code and other
government regulation
In addition to these Design Guidelines, building
design and construction is regulated by other
County, State and Federal regulatory agencies
having jurisdiction. Of particular importance is the
Aspen Efficient Building program, described in
detail in Appendix B. The lot owner is, of course,
responsible for ensuring conformance with all
applicable regulations.
introduction This introduction has been written as
part of a “Design Manual” for Stage
Road Subdivision/PUD that will inte-
grate all the documents concerning
design and construction within the
subdivision. It has been included
here because it provides an overview
of the development rights for the free
market lots and the design review
process.
9.5Design Guidelines
Development Rights
The development rights attached to each lot have
been determined in the annexation agreement
between the Bar/X Ranch and the City of Aspen,
and refined through the Planned Unit Development
and Subdivision approval processes.
Construction: a house, caretaker
unit and outbuildings
A landscaped garden
A natural garden
An easement for agricultural
uses under the control of the
Ranch (not on all lots)
Subject to the Declaration and these Design
Guidelines, you have complete control over,
and exclusive use of, the buildings and the
gardens, and you may have occasional use of the
agricultural easement.
Licensed Architects and Engineers
The Architectural Control Committee requires
that a licensed architect design any structure to
be constructed or located within the subdivision.
Use of an architect with experience of design in
a high mountain climate is strongly encouraged.
Colorado licensed engineers will be required for
soils and geological studies, and for the structural
design of all buildings and other substantial
improvements.
Sustainability
We support development that is responsible
in its use of resources and will contribute to a
resource-efficient, conservative, sustainable
lifestyle in this fragile environment. As a result we
strongly encourage energy efficiency and water
conservation and strongly discourage the use of
old growth timber - whether local spruce, west
coast redwoods, or rain forest hardwoods. Most
local contractors are aware of these issues; please
work closely with your architect and contractor to
understand the source of the materials you use so
that you can understand and feel positive about
your use of the planet’s resources in building your
home.
Healthy Homes
The ranch grows and raises food, is moving
towards organic beef production, and has a
strong interest in not allowing the use of potential
chemical contaminants on the property. Materials
and components used in construction come from
factories all over the U.S. and abroad. Many
chemicals with known or suspected human
health risks are used in the manufacture of these
materials and components. As a result the EPA
now believes that environmental pollution within
buildings is a significantly greater health risk than
outdoor pollution; houses can be significant health
hazards. However, there are more and more
non-toxic construction materials available as the
construction industry moves steadily towards
green construction. And passive-solar high-
mass buildings are also healthier because they
allow more fresh air without increasing energy
costs. Strategy 2 decribes our proposed green
construction program which is tightly integrated
with Aspen’s Efficient Building Program. In
addition, the association will have the right to
ban the use of materials or components which
constitute a significant health risk.
What can I build?
Distinct portions of lots
Typically, each lot consists of 4 distinct areas of
land:
Landscaped
Garden
Natural Garden
Neighboring
Lot and
Homesite
Neighboring
Lot and
Homesite
Road Easement
Agricultural Easement
House Footprint
Berm
Berm
Main House
You can build a Main House of up to 7,500 square
feet. This may be increased to 10,000 square feet
with purchase of a Transferable Development Right
(TDR). Purchase of Transferable Development
9.6 Bar Slash X Ranch LLC - Annexation and Stage Road PUD/Subdivision: Final Submission
1. As determined by the City Land Use code provisions in existence on June 1, 2000, included here as Section 29 “The Prean-
nexation Agreement”, Exhibit I.
2. The Aspen Land Use Code requirements for ADUs in existence on June 1, 2000, are included here as Section 29, Exhibit J.
3. The tenant must qualify under the current Aspen/Pitkin County Housing Authority Guidelines. Applicants for design review are
advised to obtain current guidelines before submitting their application.
4. The approved species list appears as Section 9.4 on page 9.33.
Design control and review
The design of the Main House, the Caretaker
Unit, the outbuildings, and the garden are subject
to design review by the Association, as described
in this document.
Maroon Creek Viewplane
In order to protect wildlife in the Maroon Creek
Canyon from impacts, Applicant and City Council
agreed to limit visibility of buildings from the
floor of the Canyon in its narrowest section. This
restriction is described by analysis of viewplanes
on the Subdivision Plat, and only effects the
design of buildings on lots 7,8,9,10 and 11.
Fencing
Fencing, where it is allowed, must be of a design
approved by the Colorado Division of Wildlife as
consistent with ranch operations and the free
movement of wildlife. The Ranch is responsible
for the fencing of the agricultural easements.
Irrigation water
The Ranch provides irrigation water to the
Association for use on private gardens. The
Association and the Ranch work closely together
to irrigate these areas in a comprehensive manner,
using a traditional system of open ditches and
sets. In addition, you may irrigate up to 10,000
square feet of your landscaped garden, including
trees, with drip or sprinkler irrigation, using the
municipal water supply provided to your house.
Municipal water can also be used for swimming
pools.
Plants & Weeds
The whole of Colorado is fighting a battle to prevent
weeds from displacing indigenous vegetation.
Because of the sensitivity of the Maroon Creek
Conservation Area and the Ranch meadows to
weed infestation, you may only plant your garden
with approved species of trees, shrubs, flowering
plants and grasses4. However, all indigenous
species of trees, shrubs, and plants that are not
weeds are allowed, so the range of choice is
great.
Rights takes place through Pitkin County. In the
event that TDR’s are not available for purchase
after a reasonable effort is made to do so, or the
City Council rejects a specific TDR proposed for
use by the lot owner, a payment-in-lieu may be
made to the City’s Open Space Fund.
Determination of square footage
All floor areas are measured using the City of
Aspen floor area regulations for square footage
inclusions and exclusions1.
Caretaker Unit
At the same time you build your Main House, you
must also either build a Caretaker Unit of 600 to
1,000 square feet, or be relieved of this obligation
by purchasing a TDR from Pitkin County or
making a payment in lieu. This caretaker unit is
technically called an Accessory Dwelling Unit or
ADU2. You have the right to select a tenant3, and
you can even leave the unit unoccupied. The ADU
may be architecturally integrated into the Main
House or may be a separate structure. If the ADU
is occupied by a person or persons offering paid
services to the households in the subdivision,
you will receive a discount on Homeowners
Association dues in recognition of the contribution
to reducing subdivision traffic.
Landscaped Garden
You have the right to develop a landscaped
garden extending from the exterior perimeter of
your buildings to the lesser of:
a distance of 100 feet
to within 15 feet of your lot
boundary
to within 5 feet of the boundary
of the agricultural easement
The size and location of your garden is therefore
dependent on the design and layout of your build-
ings.
9.7Design Guidelines
the design guidelines: part 2
the 12 design strategies
section
9.2
9.8 Bar Slash X Ranch LLC - Annexation and Stage Road PUD/Subdivision: Final Submission
visual neighborliness
The Bar/X Ranch has spectacular views. We
believe that everyone purchasing a lot would prefer
to enjoy those views without seeing either their
neighbors' houses or their lights. If this could be
totally achieved, life on the Ranch would be a truly
rural experience, and homeowners could "own"
their views and their visual privacy all the way to
the horizon, not just to the lot boundary.
24 foot tree screens entire house
16 foot tree screens second floor
in a second floor window
sightlines for person standing
Second Floor Sightlines
275 feet average distance between centers of homesites
lot line
First Floor Sightlines
in a first floor window
sightlines for person standing
20 foot tree screens entire house
lot line
10 foot tree screens second floor
7 foot high berm completely screens the first floor
275 feet average distance between centers of homesites
Like many things in life, this is easier said than
done. We can limit height and exercise regulation in
a number of other ways, but we also need owners’
cooperation. We hope that purchasers will enthusi-
astically adopt this goal of visual privacy, and also
understand that all homeowners in Bar/X Ranch
must participate in this goal for it to be successful.
We call this strategy "visual neighborliness".
To understand visual neighborliness, it is necessary
to analyze the sightlines between homesites. Of
course, these sightlines are 'site specific' and vary
between each homesite and its neighbors, but to
explain the principle we have chosen an average
situation where two houses are 275 feet apart on
a flat surface, and then constructed the sightlines
from both first and second floors. It is important to
understand that in this big western landscape the
views hardly change if your eyes are 10 or 15 feet
higher up. Two story buildings therefore have very
little advantage as far as views are concerned.
The main device that we are proposing for visual
neighborliness is berming and planting along the
lot lines that separate homes from their immediate
neighbors, as shown diagrammatically above. Of
course, exactly where owners place their houses
and their windows, and where particular views
lie, will determine the height of berms and exact
position and height of trees. This is something
owners will have to work out with their architects
and landscape architects, the goal being to end
strategy 1:
9.9Design Guidelines
up with a design that looks completely natural
when completed. Initial berming and planting
has been provided by Bar/X Ranch as part of the
subdivision improvements. In some situations
this may provide adequate screening, in other
situations owners will wish to enhance it.
Please appreciate that we have not taken the
simple step of saying "You can only build single
story buildings". We want to give everyone as
much flexibility as possible to come up with cre-
ative design ideas in seeking to meet this goal. Of
course, it’s not just the height of a house that cre-
ates visual impact, but bulk, color, reflectivity, and
other qualities may be more impactful than height
alone. Breaking up the bulk of a house (Strategy
3) and providing dark, non-reflective, simple, roof
forms (Strategy 4) will also reduce impacts.
Each lot and each homesite is different, with unique
problems and opportunities. We hope that owners
and their architects will embrace the idea of visual
neighborliness, and so we place the burden on
owners to justify, as part of their design approval
submission to the homeowners association, that
they are actively trying to reduce their impact on
their neighbors.
The three components of visual neighborliness that
we regard as basic to our goals are:
1.1 berm and plant along lotlines
Berm and plant along the lotlines between your-
self and your neighbors, in areas where there is
visibility between buildings, so as to substantially
reduce the views of each other’s buildings while
maintaining the distant views of the landscape. The
minimum width of berming shall be 10 feet either
side of the lotline.
1.2 30 foot height limitation
The height of buildings, measured as the vertical
distance from undisturbed grade to the highest
point on the building, must not exceed 30 feet.
It’s that simple - if you imagine the shape of the
surface of the ground where you are going to build,
and then lift that shape 30 feet vertically in the air,
it becomes a surface that nothing on the building
can penetrate, not even chimneys, plumbing vents
or antennae.
1.3 one third up - two thirds down
No more than one third of the total above grade
square footage of a house may be on an upper
floor, and the balance must be on the first floor. This
will help give a generally low horizontal emphasis
to houses, reducing visual impacts. This doesn’t
prevent owners from building a very tall single story
space like a great room, it just keeps the bulk of
the useable floor area close to the ground where
it is easier to screen out the sight of neighbors’
houses.
Again, we must emphasize that these mandatory
rules are made for the mutual benefit of homeown-
ers and the protection of the property values they
create by their construction.
green construction
Experience is showing that green construction
programs are valued by purchasers and,
particularly, help maintain resale values. For
simplicity, our green construction program is
based on the current Aspen/Pitkin County Efficient
Building Program.
This program, which is decribed in detail in Section
9.3 (following), requires that your construction
achieve a certain number of points for the healthy
nature of materials and building components
used, and for not being wasteful in energy and
resource use.
To help lot owners in Stage Road Subdivision
understand this program and acquire the
necessary approvals, we have retained the
services of Ecobuild, Inc., a leading Colorado
consultant firm for green development. An initial
40 hours of consultant services by the Ecobuild
team for each lot will be paid for by the developer,
commencing at the time of the Pre-Application
Conference. Lot owners wishing to continue this
consultant relationship may do so at their own
expense.
strategy 2:
9.10 Bar Slash X Ranch LLC - Annexation and Stage Road PUD/Subdivision: Final Submission
Homes and their outbuildings must present
themselves as a cluster of small buildings rather
than a single monolithic edifice in order that visual
impacts between lots are minimized. Stables
and Accessory Dwelling Units should generally
be separated from the main house, subject
to specific ACC approval. Consider clustering
around a closed or open courtyard - this creates
a great sun trap in the mountain climate, greatly
extending the use of outdoor areas in winter, and
reducing energy costs.
Although Strategy 1 - Visual Neighborliness -
protects the views between homesites, there are
other areas on each Lot from which neighboring
homes will be visible. Breaking the mass of a
home into a cluster of small, interconnected
buildings - a Homesite Cluster - will greatly reduce
these impacts. Massive, monolithic buildings are
more visible from other adjoining lots and are
out of character with much traditional mountain
architecture which is recessive in the landscape
and shelters itself from the impacts of winter
weather.
So we require homes in the Stage Road Subdivision
to appear as a cluster of small buildings as are
commonly found in farms and small hamlets. Of
course, the component buildings of these clusters
should be interconnected as interior building
space so that you never need to go outdoors to get
from one part of your house to another. However,
we encourage articulating these components in
mass and architectural treatment as independent
structural components. We also encourage the
use of varying materials and architectural forms
to add diversity to the components of a cluster,
especially to its roofscape.
strategy 3:
make a homesite cluster
Roof forms should be kept simple. Flat roofs
and shed roofs are not allowed on the central or
dominant structure of a homesite cluster, but only
on subsidiary structures. Dormers are not allowed
unless it can be shown by sightline analysis that
they do not impinge on the privacy of neighboring
lots.
Roof surfaces should be very dark and non-
reflective. Materials permitted are matt enameled
metal, ungalvanized steel (pre-rusted prior to
installation), natural dark slate, and dark, matt
concrete tile. Wood shakes are not allowed,
because of high maintenance cost in this climate,
and increased fire risk. Overhangs are encouraged
in order to shed snow and rain clear of walls, and
reduce heat build-up in summer.
All exposed metal flashing, gutters, downspouts,
snow fences and other roof hardware must be
either dark and matt or made of copper to which a
permanent oxidized surface of verdigris has been
pre-applied.
Roofs are the most likely element of construction
to be visible from adjoining lots, and are therefore
more closely defined in these rules than other
elements. By combining dark, non-reflective
surfaces with a roofscape broken up by clustering,
the visual impact of roofs is greatly diminished.
Dormers prevent roof forms looking simple and
can produce sightlines that defeat the goal of
visual neighborliness by generating views above
the top of the berming and planting between
homes.
Cold roof design is encouraged for roofs over
heated interior spaces to avoid ice damage to the
roofs and eaves. Roof overhangs are encouraged
in order to provide protection from snow and
ice, as are covered porches in order to shelter
entrances.
strategy 4: keep roof forms simple
9.11Design Guidelines
strategy 5:
Only the following materials may be used for
exterior walls: stone, natural logs, brick, stucco,
vertical wood siding, stabilized earth, and
ungalvanized (rusted) corrugated steel. Vertical
wood siding and corrugated steel should be used
only in conjunction with other materials. Using
diverse materials on different buildings within a
cluster is strongly encouraged.
Walls should suggest solid, high-mass construction.
Natural wood logs - with a handhewn rather than
planed surface - should be western cedar, spruce
or pine, at least 10 inches in diameter, and may
not use a heavy pigment stain or paint. Use of
California or Oregon redwood is not allowed.
Stonework shall use natural, non-volcanic rock
and shall appear to be structural (capable of
bearing loads) even if applied as a veneer.
Stucco and brick should only be used if offset by
the accompanying use of other materials. Wood
siding must be tongue and groove, at least 1 inch
thick, applied vertically in at least 8" widths, and
stained an ACC approved color.
make walls solid
strategy 6:
Exposed window frames may be wood, concrete,
steel, or either clad or dark anodized aluminum.
We encourage heavy stone or timber lintels
and sills, and the recessing of windows so that
the thickness of walls is articulated. Remember
that exposed wood is very hard to maintain in
this climate and will require frequent coats of
oil or paint. Permanent finishes such as factory
enamel, galvanizing or anodizing maintain their
appearance best and reduce maintenance costs.
recess windows, use solar gain
To combine good views with good energy
performance, fairly large windows to the east and
west should be provided. By this means, early
morning sun will start to warm the house, and
sunlight and heat continue to be picked up until late
in the day. South-facing glass should be carefully
sized to prevent overheating in the middle of the
day and, as a rule of thumb, its square footage
should not exceed 20% of the floor area it serves.
A roof overhang and/or deciduous tree planting to
the south or southwest can help prevent summer
overheating. Smaller windows to the north will
help with energy efficiency. Low-E, high-altitude
glazing may be a good energy investment - ask
your architect to calculate potential savings.
strategy 7:
All exterior doors shall be made of solid timber at
least 2-1/2 inches thick. We encourage porches
and interior entry lobbies so that entryways are
protected from the weather.
Doors and entryways are seen and handled
close up by all the users of buildings in a way
that other parts of buildings are not. Therefore
a sense of solidity and hand-craft work in doors
and entryways makes a major contribution to the
perceived quality of a building.
Garage doors (overhead, roll up, or vertically
hinged) must be clad with wood, rusty corrugated
steel, or another approved wall material.
set solid doors in porches, add lobbies
9.12 Bar Slash X Ranch LLC - Annexation and Stage Road PUD/Subdivision: Final Submission
photo: John Lifton
strategy 8:
To maintain air quality, Aspen limits wood burning
to sealed stoves with catalytic converters, where
one sees the fire through a glass door. Each lot
may have 2 such stoves. There is no restriction
on the number of gas fireplaces and stoves.
Chimneys and flues must be treated as significant
design elements and we require the combining
of flues and vents into enclosure stacks. Care
should be taken, however, to restrain the height of
chimneys and flues because they cannot exceed
the 30 foot height limit; this will normally mean that
they must be offset from the ridgeline of a roof.
Chimneys can be an important visual element of
the architecture and, because of their height, may
be the most visible element of a building. Chimneys
and flues should therefore be thought of as design
elements, but should be kept straightforward and
functional in design. Building vents and flues for
such functions as ventilation and exhaust should
be consolidated into vent enclosures wherever
possible and should typically be concealed from
public view. Fancy caps on vent enclosures are
not permitted.
combine your chimneys and flues
9.13Design Guidelines
strategy 9:
We strongly encourage passive-solar high-mass
construction, with windows and walls designed for
high thermal insulation and low air leakage.
This is an extreme climate, and energy is
expensive. At the same time, there is great
potential for the use of solar because Aspen is a
long way south and 8000' in elevation (the next big
mountainous area due east is the Atlas Mountains
in Morocco!). Passive solar has come a long way
in the last 20 years, with better analytical methods
and new glazing technologies. Best of all, one can
now even obtain a net solar gain from north facing
high mass, high insulation
windows, and the old "greenhouse" appearance
of solar houses is no longer necessary.
Investment in passive solar can be expected to
pay for itself in zero to five years, and then to go on
generating savings for the lifetime of your house.
High mass buildings are generally acclaimed as
more comfortable than conventionally framed
buildings and are less responsive to the sudden
temperature shifts that can occur in the mountains.
Framed buildings should provide thermal mass in
floors or interior walls.
9.14 Bar Slash X Ranch LLC - Annexation and Stage Road PUD/Subdivision: Final Submission
strategy 10:
Use external colors that exist in nature on your
homesite.
The range of colors in the Aspen seasons is very
great. From the flat whites of winter to the yellow-
greens of spring, from the dark greens and ochres
of full summer to the golds and reds of fall, nature
offers a large and complex palette. These colors,
plus the natural colors of such materials as stone,
timber, and rusted metal, are the approved colors
for the Stage Road Subdivision. Large areas of
white, or very pale colors, which are highly visible
in all seasons except winter, are discouraged. In
this climate, finishes that need oiling or repainting
regularly over time are expensive to maintain;
we encourage the use of "lifetime" and low-
maintenance finishes.
Red paints (other than pure mineral pigment) will
fade rapidly from exposure to ultra violet light;
blues and greens will keep their appearance
for many years. Dark, saturated colors are
encouraged, and color swatches are required for
design approval.
photo: John Lifton
use colors that exist in nature
9.15Design Guidelines
strategy 11:
We encourage you to disturb the natural site
as little as possible, especially with regard to
surface drainage, so that the balance of each
lot is kept in as natural a state as possible and
every homeowners' experience of living in an
undisturbed natural environment is maximized.
New vegetation must use species from the
approved plant list. No more than 10,000 sq.ft.
may be irrigated with municipal water, and this
area must lie within 100 feet of the building
envelope.
Surface disturbance and grading required for
development should be designed to blend into
the natural landscape rather than creating an
artificial "engineered" appearance. Cuts and
fills should be feathered into the existing terrain.
Retaining walls should be of dry-stacked rock,
and rock used on retaining walls should match
rock used on the buildings you construct on the
site. The slope of cut and fill slopes is usually
limited to a maximum of a 2.5:1 slope and steeper
slopes require retaining walls. Surface drainage
patterns within the site should be modified as little
as possible. Runoff from impervious surfaces,
such as roofs and pavement areas, should be
distributed to natural drainage channels or fed into
engineered percolation sumps. An engineering
plan for surface and subsurface drainage must
be provided; erosion-control devices, constructed
wetlands, and settling ponds to collect sediment
may be required.
Every building must have a subsurface soils
investigation and foundation recommendation
prepared by a professional engineer licensed in
the State of Colorado prior to foundation design.
A topographic survey indicating site contours
at not more than one foot intervals, existing
improvements, if any, and any special features,
such as ditches, ponds, large rocks, and trees
shall be prepared by a Colorado-licensed land
surveyor for every homesite. These surveys and
soil reports must be submitted to the ACC for
Sketch Plan Approval. Any trees to be removed
shall be marked with surveyors' flagging (NOT
paint) prior to Sketch Plan submission.
Each Lot must provide a minimum of two fully
enclosed parking spaces per dwelling unit. If
there are more than three bedrooms constructed
in a dwelling unit, then one parking space shall
be provided for each additional bedroom. Each
Accessory Dwelling Unit shall have a minimum of
one parking space. All parking spaces must be at
least 10' x 20'.
Trash storage areas must be visually screened
and trash containers shall be bear-proof and
sheltered from snow accumulation. Enclosed
winter storage for yard furniture and gardening
tools and equipment must be provided.
Fences will only be permitted to protect small
areas for horse paddocks, kitchen gardens,
children's play areas, and swimming pools. All
fences shall be natural wood post and three rail
design not exceeding 36 inches in height (42
inches for horse paddocks), except with specific
approval from the ACC.
Because revegetation is difficult in this high-
desert environment, as much of the native plant
cover as possible must be preserved. Prior to any
excavation, topsoil shall be stripped and stored
on the site separately from subsoil. Topsoil shall
be replaced to a minimum depth of four inches
within 30 days in all areas requiring landscaping
or revegetation.
New planting is limited to the approved list of
native species. More manicured or groomed areas
may be desired adjacent to buildings, walkways,
driveways, patios, etc., but homeowners
are encouraged to cultivate a simple natural
appearance, using xeriscape. No more than
10,000 sq.ft. may be irrigated with municipal
water, and this area must lie within 100 feet of the
building envelope.
landscape - emulate nature and plant only native species
9.16 Bar Slash X Ranch LLC - Annexation and Stage Road PUD/Subdivision: Final Submission
Our short growing season and intense winter
result in low growth rates for plants. Land shaping
to create suitable micro-climates can be just as
important to successful planting as obtaining the
properly adapted plant or tree. Berming, as well as
the creation of small ponds and watercourses, will
be allowed when the topography and availability of
water lends itself to this type of site development.
Water is available for the creation of a pond on
every lot.
Seeding will only be permitted in disturbed
areas on the perimeter of the building site and
utility cuts where it is important to blend in with
the natural vegetation, and where the replaced
topsoil does not contain enough seed to replace
the pre-existing ground cover. Only Bar/X Ranch
Groundcover Mix, and Bar/X Ranch Wildflower
Mix which our plant ecologist will specify and
which will be available from the association, may
be used. These mixes will contain the correct
balance of native seeds to match the existing
groundcover and provide varying wildflower
colors throughout the summer without disturbing
the natural balance of species. Homeowners will
provide a 7-year plant guarantee on all materials
planted as part of the landscape plan.
strategy 12:
An outdoor lighting plan must be submitted in
conjunction with applications and shall provide all
the detail required by this Section.
12.1 All outdoor lighting shall be fully shielded and
only direct light vertically downward.
12.2 Outdoor lighting shall be mounted no more
than 8 feet in height above the surface it illuminates.
In no situation shall light intensity exceed 8 foot-
candles measured 3 feet above grade.
12.3 All windows shall be fitted with curtains or
blinds capable of preventing interior lighting from
spilling outside after dark.
12.4 Lighting on above grade decks or balconies
is allowed only if illuminating the deck or balcony
limit exterior lights
surface and not illuminating railings, ballustrades,
or walls.
12.5 No exterior light source shall exceed a
rating of 60 watts. Outdoor lighting with HID light
sources in excess of 50 watts shall be prohibited.
Compact fluorescent lamps shall not exceed 9
watts.
12.6 Landscape lighting is limited to 35 watts per
fixture per 150 square feet of landscaped area. Up
lighting is prohibited as a landscaping element.
12.7 Security lights shall not be visible from
adjoining lots, roads, or driveways and must be
controlled by a motion sensor activated only by
motion within the Owner’s property.
12.8 Photocell controlled lights shall be allowed
only at the driveway entrance or in critical common
areas, shall be compact fluorescent to eliminate
excess consumption of electricity, and, except
at the driveway entrance, shall be automatically
turned off at 11:00PM.
12.9 No light trespass at any property line is
allowed.
9.17Design Guidelines
summary: the 12 strategies
strategy
1 visual neighborliness
1.1 berm and plant along lotlines
1.2 30 foot height limitation
1.3 one third up/two thirds down
2 green construction
3 make a homesite cluster
4 keep roof forms simple
5 make walls solid
6 recess windows, use solar gain
7 set doors in porches, add lobbies
8 combine your chimneys and flues
9 high mass, high insulation
10 use colors that exist in nature
11 landscape - emulate nature and plant only native species
12 limit exterior lights
9.18 Bar Slash X Ranch LLC - Annexation and Stage Road PUD/Subdivision: Final Submission
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9.19Design Guidelines
the design guidelines: part 3
the design approval procedures
section
9.3
9.20 Bar Slash X Ranch LLC - Annexation and Stage Road PUD/Subdivision: Final Submission
scope of procedures
The design review process must be followed for
any building, site or landscaping improvements to
a lot, including but not limited to the following:
Construction of any building
Changes in design during construction
Renovation, expansion, or refinishing of the
exterior of any building
Interior changes which affect the number of
dwelling units or the function of a building
Major landscape, driveway or parking
changes
Exterior lighting and signage
In addition to meeting the requirements of these
Design Regulations, an owner must comply
with the requirements of all governing agencies
including The City of Aspen in order to obtain a
Building Permit or a Certificate of Occupancy.
The diagram shows the sequence of procedures
that must be followed. This consists of four stages
- pre-application, sketch plan, final plan, and
compliance.
9.21Design Guidelines
Stage 1
Soils Investigation &
Topographic Survey
Pre-Application
Conference
and Site Visit
Project Compliance
Inspection
Sketch Plan Review
and Approval
Sketch Plan
Submission
Final Plan
Submission
Final Plan Review
and Approval
Issuance of
Certificate of Compliance
Stage 2
Stage 3
Stage 4
Pay Design Review Fee
Pay Design Review Fee
Pay Landscape Escrow
Pay Clean-Up Escrow
Refund Landscape Escrow
Refund Clean-Up Escrow
9.22 Bar Slash X Ranch LLC - Annexation and Stage Road PUD/Subdivision: Final Submission
pre-application
conference
The pre-application conference is an informal work
session between the owner, the architect, and
members of the ACC. The purpose is to acquaint
the owner with the ACC review process and with
the general requirements for construction in the
Stage Road Subdivision, and will include a site
visit.
the meeting will address the following
items:
The Design Guidelines and the ACC
Process.
Property boundaries, building
envelopes and easements.
Building codes.
ACC permits, fees and deposits.
Specific design considerations on the
site.
The building program and initial design
assumptions.
submission requirements:
The Owner requests a conference
using the form provided.
process:
The ACC shall arrange a
pre-application conference within 30
days of receipt of the application.
9.23Design GuidelinesSAMPLE
pre-application conference application
Lot #
Owner
Address Phone 1
Phone 2
FAX 1
E-Mail FAX 2
Architect
Contact
Address Phone 1
Phone 2
FAX 1
E-Mail FAX 2
Engineer
Contact
Address Phone 1
Phone 2
FAX 1
E-Mail FAX 2
I hereby request a pre-application conference
under the Stage Road Subdivision Design Guidelines.
Suggested dates and times for conference
(in winter please choose middle of day only)
1
2
3
Owner's Signature Date
Submitting this form constitutes an Application as defined by the Declaration
of Architectural Restrictions for Stage Road Subdivision.
Version 3 September 23, 2003
9.24 Bar Slash X Ranch LLC - Annexation and Stage Road PUD/Subdivision: Final Submission
Autocad file
At both Sketch Plan and Final Plan submissions,
an AutoCAD drawing must be submitted containing
the contour data from the topographic survey plus
a wire-frame drawing of the planned construction.
The drawing shall be provided as an AutoCAD
(rel. 2003 or later) .DWG file. The drawing shall
be located according to the Colorado State
Plane Coordinate Grid. Contour lines shall be
2D polylines at correct elevations. Building wire
frames shall be constructed entirely from 3D
polylines. All lot corners shall be shown; State
Plane Coordinates for Lot corners can be obtained
from the Stage Road Subdivision Architectural
Control Association.
Model
1 Owners shall submit a model or models of the
Homesite Cluster and any outbuildings with the
Final Plan submission. Such model shall, at a
minimum, show the massing of the construction
elements of the Homesite Cluster and other
improvements, and shall show immediately
surrounding individual trees, accurate in position
and height. The model shall remain the property
of the Owner, and shall be returned after study by
the DRC. The model shall be at a scale of 1"=8',
1"=4', 1:100, or 1:50.
2 Owners shall also submit a model or models
of the Homesite Cluster and any outbuildings
at a scale of 1"=200'. This model will become
the property of the Stage Road Subdivision
Architectural Control Association.
Story Poles
Prior to Sketch Plan submission, the Owner shall
erect story poles that accurately represent the
highest points, and furthest extent, of the desired
Construction. A bright red flag, two feet square,
shall be attached to the top of each pole. The poles
shall remain in place until the Owner receives
written notice following the Sketch Plan hearing.
Metrification
Drawings may be submitted in metric scales if
desired. However, this must be consistent for the
entire Design Approval process, commencing with
Sketch Plan.
sketch plan submission
and review
The Sketch Plan process addresses the
conceptual design of the project. The review will
address issues that include, but are not limited
to, site conditions and planned improvements,
building floor plans and elevations, roof design,
architectural character, exterior materials, grading,
landscaping, drainage and revegetation.
submission requirements:
A site-specific soils investigation report
by a Colorado licensed engineer
(3 copies)
A site-specific topographical survey by
a Colorado licensed surveyor
(3 copies)
An AutoCAD File of the project
Plans, sections and elevations of the
proposed Construction (3 copies)
A schedule of proposed materials
(3 copies)
A landscape plan (3 copies)
The completed Sketch Plan Application
form
The Design Review Fee
process:
ACC will review the Sketch Plan and
notify the Owner in writing of the
findings within 45 days after the ACC's
receipt of all required materials.
If approved, the ACC will return one
signed and dated set of drawings to the
Owner.
9.25Design GuidelinesSAMPLE
application for sketch plan approval
Lot #
Owner
Address Phone 1
Phone 2
FAX 1
E-Mail FAX 2
Architect
Contact
Address Phone 1
Phone 2
FAX 1
E-Mail FAX 2
Engineer
Contact
Address Phone 1
Phone 2
FAX 1
E-Mail FAX 2
Submission Checklist
Item Yes
3 copies of soils investigation report
3 copies of topographical survey
CD-ROM with CAD files
3 copies: plansheets of Construction
3 copies: sections of Construction
3 copies: elevations of Construction
3 copies: materials schedule
3 copies: landscape plan
Design Review Fee of $500
Story Poles have been erected
Owner's Signature Date
Submitting this form constitutes an Application as defined by the Declaration
of Architectural Restrictions for Stage Road Subdivision.
Version 3 September 23, 2003
9.26 Bar Slash X Ranch LLC - Annexation and Stage Road PUD/Subdivision: Final Submission
final plan submission and review
The Final Plan Application should contain, at a
minimum, the information required by The City
of Aspen for issuance of a building permit. ACC's
review will address issues that include, but are
not limited to, planned improvements, building
elevation, colors, roof design, architectural
character or expression, exterior material, site
conditions, grading, landscaping drainage and
revegetation and construction staging plan.
submission requirements:
An AutoCAD File of the project
Complete construction and
engineering drawings of the
proposed Construction (3 copies)
Samples of proposed materials
The landscape plan (3 copies)
The completed Final Plan Application
form
An executed Landscape Agreement
and deposit
An executed Clean Up Agreement and
deposit
process:
The ACC will review the Final Plan and
will notify the Owner in writing of the
findings within 45 days after the ACC's
receipt of all required materials.
If approved, one signed and dated set
of drawings will be returned to the
Owner.
Expiration
Final Plan Approval of the design of a project shall
lapse and become void one year following the
date the applicant received Final Plan Approval
for the project, unless a building permit has been
issued and construction has commenced and
been diligently pursued toward completion. After
construction has commenced any substantial
suspension or substantial abandonment or work,
other than those due to seasonal or other adverse
weather conditions (as judged by the ACC), which
lasts longer than 90 days, shall constitute a failure
to diligently pursue construction toward completion,
and will, unless approved for good cause by the
ACC, void the approval. In the event a Final Plan
Approval has been declared void a new Final Plan
Approval must be obtained and design review fees
paid before work can be recommenced.
Material Samples
At the time of Final Plan submission, the Owner
shall provide ACC with samples of each wall and
roof material to be used in the Construction, fully
colored and finished as proposed in the plans and
specifications.
Signage
Street address signs shall conform with Bar/X
Ranch standard address sign as adopted by the
ACC. All materials and construction details shall
be consistent with those indicated. The location
of street address signs shall be approved by the
ACC. Signs of any other nature, including but not
limited to “For Sale” or “For Rent” signs, are not
permitted within the subdivision.
construction regulations
Permit
Construction shall not commence until a certificate
of Final Plan Approval Certificate has been
received from the ACC and a building permit has
been issued by The City of Aspen. Once started,
construction shall proceed in an expeditious
manner, in strict compliance with the Final Plan
Approval and these Design Guidelines. Upon
satisfactory completion and final inspection, the
ACC will issue a Certificate of Compliance. No
application to The City of Aspen for a Certificate
of Occupancy shall be made until the ACC has
issued a Certificate of Compliance.
Construction Impact Plan
An integrated Construction Impact Plan shall be
submitted. This shall contain, at a minimum, plans
for topsoil and subsoil storage, replacement and
reseeding; erosion control; site drainage control;
fugitive dust control; construction staging; tree,
mature vegetation and property protection; slash
disposal; trash containment and removal; and
signage.
Construction staging areas
All construction staging, including, but not limited to,
9.27Design Guidelines
material storage, equipment storage, construction
trailers, etc., must take place within a designated
area adjacent to the homesite, unless an alternate
staging area is approved in writing by the ACC.
As part of the Final Plan submission, the Owner
shall present to the ACC a layout of the staging
area, which will include, but is not limited to the
following: material and equipment storage area,
trash storage area, job office location, parking,
and access to and from site during construction.
The entire perimeter of the construction area,
staging area and parking area shall be fenced by
the Owner with temporary construction fencing
approved by the ACC. All construction activity shall
be contained on the Lot for which a building permit
has been issued, and within the construction
fence, unless specific authorization is received in
writing from the ACC.
Tree and property protection
Construction practices must include extreme care
during grading and excavation to avoid damage
to existing trees, shrubs and their root structures.
No trees of any size may be removed prior to a
site inspection and approval by an authorized
representative of the ACC. Trees removed that
were not intended to be removed and did not
have approval to be removed shall be replaced
with identical size and species within 30 days.
Prior to tree removal, trees to be removed for any
reason shall be identified with surveyor’s flagging
and shall be approved during a site visit by an
authorized ACC member. Spray paint shall not be
used to identify trees to be removed. No site work
or tree removal shall commence until this process
has been completed and the construction fencing
erected.
Slash disposal
By keeping disturbed areas small, slash removal
will be reduced. Where earthwork and tree
removal is necessary, slash disposal will be
handled as follows. Trees that can be successfully
transplanted will be relocated in areas designated
to be landscaped. Trees that cannot be
transplanted will be cut as firewood and stacked
in appropriate locations, or ground into chips and
used as mulch in disturbed areas. Stumps must
be hauled off the site. No on-site burning or burial
of slash or construction waste is allowed.
Trash containment and removal
Trash and construction debris shall be kept in
containers of a type that has been approved
by the ACC. Containers shall be emptied on a
regular basis to ensure sufficient room to store
trash at the end of each working day. It shall be
the responsibility of the Owner to remove and
dispose of any excess trash and construction
debris at an authorized land fill. Storage of trash
and construction debris outside of an approved
container shall not be permitted under any
circumstances. The Owner shall ensure that
debris from the job site, including blowing debris,
will be picked up daily. If the Owner fails to have
the debris cleaned up then the ACC may clean it
up and the Owner will be responsible for all costs
incurred.
Noise and hours
Heavy equipment operation and other loud noise
from construction shall be prohibited between
6:00 p.m. and 7:00 a.m. All construction activity
is prohibited between 7:00 p.m. and 7:00 a.m.
No blasting is allowed without ACC approval. No
construction work shall take place on Sundays.
The City of Aspen has sound level standards for
construction that must not be exceeded.
Construction signs
Two construction signs will be allowed and shall
not exceed 15 square feet in aggregate. One sign
shall be located on Stage Road at the entrance to
the subdivision; the other shall be located at the
turning into the driveway leading to the homesite.
Each sign shall conform to the standards adopted
by the ACC, and at a maximum may only contain
the name of the owner, the name, address and
telephone number of the contractor, the lot
number, and directional arrows. All information
must be shown in uniform type, style, size and
color. All construction signs and their locations
must be approved by the ACC prior to installation.
The sign design must be submitted to the ACC at
the time of Final Plan Submission. All construction
signs must be removed prior to receipt of either
a Temporary or Final Certificate of Occupancy.
Signs with the intended use of selling property are
prohibited. No other signs may be displayed on
the property during construction.
9.28 Bar Slash X Ranch LLC - Annexation and Stage Road PUD/Subdivision: Final SubmissionSAMPLE
Lot #
Owner
Address Phone 1
Phone 2
FAX 1
E-Mail FAX 2
Architect
Contact
Address Phone 1
Phone 2
FAX 1
E-Mail FAX 2
Engineer
Contact
Address Phone 1
Phone 2
FAX 1
E-Mail FAX 2
Submission Checklist
Item Yes
CD-ROM with CAD files
3 copies: plansheets of Construction
3 copies: sections of Construction
3 copies: elevations of Construction
3 copies: materials schedule
3 copies: landscape plan
3 copies: Construction Impact Plan
Landscape & Clean Up Deposits
Executed Landscape Agreement
Executed Clean-Up Agreement
Design Review Fee of $500
Owner's Signature Date
Submitting this form constitutes an Application as defined by the Declaration
of Architectural Restrictions for Stage Road Subdivision.
Version 4 September 7, 2004
application for final construction approval
9.29Design GuidelinesSAMPLE
landscape deposit agreement
Between ________________________ , of __________________________________________
___________________________, title owner of Lot __, Stage Road Subdivision, Aspen, Colorado
("Owner"), and Stage Road Subdivision Architectural Control Association, Inc., a Colorado non-profit
corporation, of ______________________________________ ("Association").
Owner and Association agree as follows:
1 landscape deposit
The Owner has deposited with the Association a Landscape Deposit in the amount of $_______
receipt of which is hereby acknowledged. The amount equals the sum necessary to complete all site,
revegetation and landscape work. This work shall include, but is not limited to, grading and drainage,
irrigation system, exterior walkways, tree, shrub and ground cover planting, sodding, seeding, mulching
and paving. The Landscape Deposit shall be refunded in its entirety after final inspection if it is found
that site, revegetation and landscape work has been completed as per the approved plans. Portions
of the deposit may be released for work that has been completed. Scheduled values of the work
completed and the work remaining must be submitted to the ACC for approval prior to the release of
any portion of the deposit by the Association.
2 landscaping completion schedule
The owner shall complete construction of the approved landscaping within twenty four months of
obtaining a Certificate of Occupancy for the Principal Residence.
3 owner's failure to complete landscape work
If the Owner fails to complete the landscaping within the time frame set forth above, and pursuant
to the landscape plan approved by the ACC, then the ACC shall give the Owner written notice of
the deficiencies. If, on or before forty-five (45) days after giving such written notice, the Owner has
not completed the landscaping pursuant to the landscape plan approved by the ACC, then the ACC
may cause the landscaping to be completed pursuant to the plan it previously approved, using the
Landscape Deposit funds to pay for such work.
4 description of landscape work
The agreed landscape work is as shown on the approved Landscape Plan and specifications attached
hereto as Exhibit A.
Amount of Landscape Deposit: $__________ Date:______________
___________________________________
Owner:
Approved:
Architectural Control Committee
___________________________________
Approval Date:_______________
By: ______________________________
Submitting this form constitutes an Application as defined by the Declaration
of Architectural Restrictions for Stage Road Subdivision.
9.30 Bar Slash X Ranch LLC - Annexation and Stage Road PUD/Subdivision: Final SubmissionSAMPLE
clean up deposit agreement
Between ________________________ , of __________________________________________
___________________________, title owner of Lot __, Stage Road Subdivision, Aspen, Colorado
("Owner"), and Stage Road Subdivision Architectural Control Association, Inc., a Colorado non-profit
corporation, of ______________________________________ ("Association").
Owner and Association agree as follows:
1 trash containment and removal
Trash and construction debris shall be kept in containers of a type that has been approved by the ACC.
Containers shall be emptied on a regular basis to ensure sufficient room to store trash at the end of
each working day. It shall be the responsibility of the Owner to remove and dispose of any excess
trash and construction debris at an authorized county land fill. Storage of trash and construction debris
outside of an approved container shall not be permitted under any circumstances. The Owner shall
insure that debris from the job site, including blowing debris, will be picked up on a daily basis; if the
Owner fails to have the debris cleaned up then the ACC may cause it to be cleaned up and the Owner
shall be responsible for all costs incurred.
2 clean up deposit
The Owner has deposited with the ACC a cash Clean Up Deposit in the amount of $_______ receipt
of which is hereby acknowledged. The Clean Up Deposit will be held by the ACC until a Certificate of
Compliance has been issued.
3 forfeiture of deposit
If the Owner fails to clean its construction site and staging area and remove all construction debris,
material and equipment on or before thirty (30) days after receipt of a Certificate of Occupancy, then,
upon ten (10) days written notice to the Owner, the ACC may bring the site to compliance and the owner
shall forfeit the entire Clean Up Deposit. If the costs of clean up exceed the amount of the Clean Up
Deposit, then the Owner shall reimburse the ACC for all such excess costs; the ACC may recover its
costs pursuant to the South Declaration reimbursement and lien procedures.
4 description of staging area:
The agreed staging area is shown on the plansheet attached hereto as Exhibit A.
Proposed Dates for Use of Staging Area:____________________ to ______________________
Amount of Clean-Up Deposit: $______________ Date:______________
___________________________________
Owner:
Approved:
Architectural Control Committee
___________________________________
Approval Date:_______________
By: ______________________________
Submitting this form constitutes an Application as defined by the Declaration
of Architectural Restrictions for Stage Road Subdivision.
9.31Design Guidelines
The Compliance Inspection is to ensure that Construction has been completed according to the
approved plans and specifications, and thereby allow the Owner to apply to the City of Aspen for a
Certificate of Occupancy.
submission requirements:
Copies of records of Building Department, Mechanical and Electrical Inspections
The completed application form
process:
ACC will send one or more members to inspect the Construction as quickly as
can conveniently be arranged.
certificate of compliance application
SAMPLE
Lot #
Owner
Address Phone 1
Phone 2
FAX 1
E-Mail FAX 2
Architect
Contact
Address Phone 1
Phone 2
FAX 1
E-Mail FAX 2
Engineer
Contact
Address Phone 1
Phone 2
FAX 1
E-Mail FAX 2
I hereby certify that all construction has been fully completedaccordingtothe approved plans and specifications.
Owner's Signature Date
Submitting this form constitutes an Application as defined by the Declaration
of Architectural Restrictions for Stage Road Subdivision.
Version 4 April 12, 2004
9.32 Bar Slash X Ranch LLC - Annexation and Stage Road PUD/Subdivision: Final Submission
certificate of compliance
SAMPLE
Lot #
Compliance Checklist Approved?
Item Yes No N/A
I hereby certify that all construction has been fully completed according
to the approved plans and specifications, and the Owner is legally entitled
to apply to The City of Aspen for a Certificate of Occupancy.
Stage Road Design Association
Signature Date
Print Name
Title
Version 4 April 12, 2004
9.33Design Guidelines
the design guidelines: part 4
native plant species list
section
9.4
9.34 Bar Slash X Ranch LLC - Annexation and Stage Road PUD/Subdivision: Final Submission
approved native plant species list
Trees
Common Name Proper Name
Douglas Fir Pseudotsuga Menziesii
Colorado Blue Spruce Picea Pungens
Quaking Aspen Populus Tremuloides
Narrow-leaved Cottonwood Populus Angustifolia
Scrub Oak Quercus Gambelii
Red Cedar Juniperus Virginiana
Willow Salix spp.
Mountain Maple Acer Montanus
Chokecherry Prunus Virginiana
Mountain Mahogany Cercocarpus Ledifolius
Common Juniper Juniperus Communis
Shrubs
Common Name Proper Name
Shrubby Cinquefoil Pentaphylloides floribunda
Woods’s Rose Rosa Woodsii
Twinberry Lonicera Involucrata
Snowberry Symphoricarpos Albus
Rabbitbrush Chrysothamnus Nauseosus
Myrtle Vaccinium Myrtillus
Bitterbrush Purshia Tridentata
Oceanspray Holodiscus Dumosa
Wax Current Ribes Cereum
Prickly Current Ribes Inerme
Red Elderberry Sambucus Racemosa
Flowers
Common Name Proper Name
Red Columbine Aquilegia Elegantula
Firecracker Plant Penstemon Barbatus
Indian Paintbrush Castilleja Miniata
Scarlet Gilia Ipomopsis Agregata
Wild Geranium Geranium Fremontii
Pink Lady Slipper Calypso Bulbosa
Shootingstar Dodecatheon Pulchellum
Parry’s Primrose Primula Parryi
Spring Beauty Clatonia Lanceolata
9.35Design Guidelines
Lewis’ Flax Linum Lewisii
Wild Iris Iris Missouriensis
Bluebell Campanula Rotundiflora
Aster Aster spp.
Fringed Gentian Gentiana Thermalis
Colorado Columbine Aquilegia Caerulia
Beardtongue Penstemon spp.
Chiming Bells Mertensia Ciliata
Arnica Arnica Cordifolia
Monkeyflower Mimulus Guttatus
Mules Ears Wyethia Scabra
Sneezeweed Helenium Hoopesii
Yellow Evening Primrose Oenothera Strigosa
Dandelion Taraxacum Officinalis
Butterweed Senecio spp.
Agrimony Agrimonia Striata
Little Sunflower Helianthella Quinquenervis
White Sweetpea Lathyrus Leucanthus
American Vetch Vicia Americana
Prickly Popp Argemone Hispida
Curled Lousewort Pedicularis Parryi
Northern Bedstraw Gallium Boreale
Yarrow Achillea Lanulosa
Monument Plant Frasera Speciosa
Fringed Sage Artemisia Frigida
Virgin’s Bower Clematis spp.
Daisy Erigeron spp.
Evening Primrose Oenothera Caespitosa
Bog Orchid Habenaria Viridis
Grasses
Common Name Proper Name
Bluegrass Poa spp.
Smooth Brome Bromus Marginatus
Timothy Phleum Pratensis
Thurber Fescue Festuca Thurberi
Downy Chess Bromus Tectorum
Tufted Hairgrass Deschampsia Caespitosa
9.36 Bar Slash X Ranch LLC - Annexation and Stage Road PUD/Subdivision: Final Submission
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