Quantities from zoning and design guidelines, Thistle Ridge Town Center

There are no drawings yet, so the quantities for Buildings A and B and the garage under the courtyard are derived from the PUD development standards, the design guidelines and the basis of design narrative, with a stated estimating factor for every line item that does not follow directly from geometry. The height limits allow 72,000 SF of the 84,000 SF the FAR permits, and the BOD unit mix gives 54 units.

PUD Development Plan, Ordinance No. 2025-14Design guidelines and BOD narrative, SD Rev ABuildings A and B, below-grade garage, Thistle Ridge, ColoradoPrepared Nov 6, 2026

Summary

Development capacity

Ridge height allows 72,000 of 84,000 SF

The PUD allows 6 stories in Building A, but with a 15 ft commercial ground floor (DS-5), a 9:12 minimum roof pitch (design guidelines p. 11) and 10'-0" floor-to-floor, a sixth story puts the ridge at 83'-3" against the 76 ft limit. Building A fits 5 stories, and only 4 at 11:12 or steeper.

Quantities are based on 72,000 SF of gross floor area, 86% of the FAR allowance in DS-1.

Balconies · DS-7

24 Assay Street balconies cannot be 6 ft deep

The design guidelines (p. 14) require balconies at least 6 ft × 12 ft, but DS-7 limits projections over the right-of-way to 5 ft and requires 15 ft of vertical clearance. Level 2 has only 14'-6", so the 24 street balconies sit on Levels 3–5.

Confirm with the Town whether 5 ft balconies or a 1 ft recess is acceptable. The tool prices both.

Parking

The garage needs 72 spaces, not 56

The BOD (p. 9) sizes the garage for 56 spaces at 0.8 per unit, which matches the 70 units in the PUD narrative. The PUD parking ratios (narrative p. 11) give 72 spaces for the 54 units the BOD mix produces.

The garage grows from 19,600 to 25,200 SF, and excavation by about 2,490 CY.

From zoning standard to quantity

Change the unit mix, roof pitch, floor-to-floor height or cladding, and the height check, unit count and quantities update. Click a line item to see the calculation, estimating factor and source.

Units

Factor 0.80 (EF-04), range 0.75–0.85

Height and balconies

PUD 6:12 to 12:12 (DS-6), design guidelines 9:12 to 12:12
BOD: 10'-0". Ground floor on Assay Street 15'-0"
Balconies on Assay Street

Exterior walls

Share of opaque wall. Design guidelines: at least 70%
Design guidelines: 25–35%
Courtyard facades
Stories, Building A + Building B

Height check against the PUD

Section through the buildings with the PUD height limit. The dashed outline shows the maximum story count the PUD allows.

    Unit mix

    TypeShareUnitsSF/unitNet SFParking

    Quantity summary

    Line itemQtyUnitBasis

    Excerpts from the documents

    Standards, requirements and estimating factors behind the quantities. Choose “Drives … line items” to see which quantities an excerpt affects.

    Sources and method

    Sources

    • PUD_Development_Plan_Thistle_Ridge_Town_Center.pdfPUD development plan, Ordinance No. 2025-14: development standards and building envelopes4 sheets
    • PUD_Narrative_Thistle_Ridge_Town_Center.pdfPUD narrative with unit count and parking ratios26 pages
    • Design_Guidelines_Thistle_Ridge_Town_Center.pdfRequirements for materials, glazing, roofs, balconies and bay windows32 pages
    • BOD_Narrative_SD_RevA.pdfBasis of design narrative, schematic design: levels, construction, unit mix and garage16 pages
    • Estimating_Factors_Multifamily_2026.xlsxIn-house estimating factors per unit and per SF48 rows, 10 used

    Method

    1. Buildable footprints were taken from the building envelopes on Sheet 3 and maximum heights from DS-3 and DS-4. Floors were stacked with the BOD levels and floor-to-floor heights, and the gable roof was added at the selected pitch. The highest story count that stays under the height limit was used.
    2. Gross floor area was calculated as envelope area per level times the number of levels. Residential GFA excludes Building A Level 1, which holds commercial space, lobbies and storage under DS-2 and the BOD.
    3. Net rentable area was derived from residential GFA with the efficiency factor and split by unit type per the BOD mix. The unit count was rounded down and distributed by largest remainder.
    4. Each quantity was calculated from geometry, per SF or per unit. Values not stated in the PUD, the design guidelines or the BOD come from the in-house estimating factors and are shown as factors with the line item.
    5. The documents were compared with each other. Conflicts between them are marked with ! at the line item.

    Assumptions and limitations

    • All estimating factors are assumptions and should be replaced with takeoff quantities once design development drawings exist. Quantities are gross, without waste and without pricing.
    • Gross floor area is simplified to envelope area per level, with the attic excluded. How the Town counts attic space, bay windows and the garage toward FAR should be confirmed against the PUD definition.
    • Height is measured from average finished grade on a flat site, as DS-3 and DS-4 state. Roofing thickness and any dormers are not included.
    • Construction types and allowable height and stories under the building code adopted by the Town are taken from the BOD and have not been checked. The architect or code consultant should confirm them.
    • Unit layout by building, floor and corridor has not been tested against floor plans. The street balcony count assumes one-bedroom and larger units face Assay Street on Levels 3–5.
    • The DS-7 interpretation and which design guideline provisions are mandatory should be confirmed with the Town. The balcony depth conflict needs an owner decision.
    • Garage excavation is a neat-line bank volume without slopes, shoring or ground improvement. No geotechnical report is available, and the garage and planted deck need review by the structural and geotechnical engineers.