Black Hawk Design Standards

Black Hawk ColoradoDESIGN STANDARDSGuidelines for Historic Preservation and Design Review

TABLE OF CONTENTS

Design Guidelines Index 3

Introduction 5

Black Hawk Design Review History 6 Principles 7 Process 8

Project Design 11

Site Design 51 Historic Context 54 Historic and Existing Building Rehabilitation 58 New Construction 62

Building Design 75 Historic Context 78 Historic and Existing Building Rehabilitation 84 New Construction 86

Detail & Material Design 103 Historic Context 106 Historic and Existing Building Rehabilitation 110 New Construction 120

Appendix Document Methodology and Credits 144 Acknowledgments 144 Glossary 145

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DESIGN GUIDELINES INDEX

Building Design

Application Checklist ............................... 76

Historic Context Residential .......................................... 78 Commercial ......................................... 80 Industrial ............................................. 8�

Historic Building Existing Conditions Checklist .............................................. 8�

Guidelines Historic Resources ............................ 84 Non-Historic Resources ................... 85 New Building Design ......................... 86 Adjacent Properties.... ....................... 87 Building Form, Mass and Proportion.... .................................... 88 Roof Form..... ........................................ 90 Rooftop Equipment..... ........................ 9� Exterior Building Elevations.... .......... 9� Foundations..... .................................... 93 Entrances and Stairs.......................... 94 Windows, Doors and Storefronts.... 95 Porches and Arcades..... ................... 97 Parking Structures...... ....................... 98 Pedestrian and Vehicle Circulation.. 99 Lighting.... ............................................. �00

Detail & Material Design

Application Checklist ............................... �04

Historic Context Residential..... ...................................... �06 Commercial.......................................... �08 Industrial.... .......................................... �09

Guidelines Integrity of Materials... ...................... ��0 Foundations... ...................................... �� Exterior Wall Materials..... ................. �� Finishes and Colors.... ........................ ��3 Structural Supports, Columns, Pilasters, Plates and Connectors.. ��4 Stairs, Steps, Ramps, Bridges, Railings, Porches and Patios.... .... ��5 Entrances... .......................................... ��6 Doors and Windows........................... ��7 Storefronts.... ....................................... ��8 Roofing and Skylights....... ................. ��8 Awnings and Canopies.... .................. ��9 Exterior Lighting.... .............................. �30 Signage.... ............................................ �33 Exterior Audio...................................... �34 Paving and Pedestrian Ways... ........ �34 Roadways and Parking.... .................. �34 Retaining Walls and Walls... ............. �35 Fences and Gates.... ........................... �37 Landscape..... ...................................... �38 Services at Grade..... .......................... �40 Rooftop Equipment.... ......................... �40 Communication Equipment.... ........... �4�

1 2 3 4

Project Design

Application Checklist................................ ��

Zoning District Context............................. �3 Historic Residential ............................ �4 Environmental Character Preservation................................. �6 Commercial/Business Services ....... �8 Gaming & Entertainment ................... �0 Core Gaming ................................ �� Millsite Gaming............................ �4 Transitional Gaming .................... �6 Hillside Development Mixed-Use .... �8 Low Intensity Mixed-Use .................. 30 Planned Unit Development ............... 3� Rural Residential................................. 34 Limited Industrial ................................ 35 Historic and Architectural Review Overlay............................ 36 Flood Plain Overlay............................. 37

Existing Conditions Checklist .................. 38

Guidelines Historic Resources..... ........................ 39 Historic Research.... ........................... 40 Natural Resources.... ......................... 40 Transportation Infrastructure..... ...... 4� Utility Infrastructure... ........................ 45 Other Services.... ................................ 47 Special Studies..... .............................. 47 Adjacent Properties.... ....................... 47

Site Design

Application Checklist................................ 5�

Historic Context Overview .............................................. 54 Residential ........................................... 55 Commercial.......................................... 56 Industrial .............................................. 57

Guidelines Historic Resources ............................. 58 Natural Resources ............................. 58 Adjacent Properties........ ................... 6� Primary Buildings ............................... 6� Secondary Buildings and Structures ........................................ 63

Surface Parking Lots.......................... 63 Parking Structures..... ........................ 64 Landscaping ........................................ 65 Transportation Infrastructure ........... 67 Utility Infrastructure ........................... 7� Service Equipment ............................. 7� Other Services .................................... 7�

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INTRODUCTION

INTRODUCTION

In years past, a visitor to Black Hawk, Colorado, would have seen a well-worn

town of small commercial buildings and homes amid breath-taking mountain

scenery, fresh air and the clean, rushing water of Clear Creek. The streets were

quiet, the pace idyllic.

Today, that same visitor is often taken aback by the changes wrought by the

1990 legalization of gambling in the city, particularly the increased activity and

the overwhelming size of many of its new casino buildings.

But it must be remembered that bustling activity and large buildings are nothing

new in Black Hawk. Its nickname was the “City of Mills,” and its name adopted

from an early ore mill, not a favored native bird. At the peak of its power and

prominence, these same small commercial buildings and homes stood amid a

stinking, smoking, ear-shattering group of huge mills and plants. Industry

dominated the town by day and by night, hauling and processing ore, and

polluting Clear Creek and the entire town in the process. These large buildings

were lost long before the town was declared part of the Central City-Black Hawk

National Historic Landmark in 1991 for its industrial significance.

This past provides a wealth of historic models for the design of larger new

buildings in Black Hawk, and the replacement and renovation of more recent

buildings. An architect may draw on local historical models like the industrial mill,

steam plant, train station, or a grouping of commercial buildings, some of which

were the basis for the most successful of the City’s recent buildings.

These stand in sharp contrast to other recent projects that have mis-interpreted the

city’s historic character and guidelines: those that draw on the history of distant

locales or offer a vague, watered-down historicism; those that express a corporate

identity, as if the same building might appear at any corporate location nationally;

or those that a present bland, contemporary expressions of “anywhere USA.”

The sensitive design of new buildings within the historic context of Black Hawk,

along with the preservation of its historic structures and sites, was the goal of

the 1990 ordinance that established the City’s Architectural and Design Review

Guidelines

This 2006 volume seeks lessons from the city’s first sixteen years of design review,

providing detailed guidelines that range from the restoration and rehabilitation

of historic homes and commercial buildings up to the design of large new casino

complexes.

The text is drawn from a wide group of existing standards, plans, guidelines,

and ordinances (for a complete listing, see Appendix / Document Methodology

and Credits, page 144). New text has been added that reflects the city’s growing

experience with the design review process. The design of the document is intended

to make the guidelines easily accessible to property owners, city staff, and the

elected officials who must apply the Design Standards on a day-to-day basis.

Black Hawk is a home-rule municipality, and as such, it has the full authority and

responsibility to regulate its own historical and architectural affairs as an exercise

of local control. It is hoped that these Design Standards will help guide the city to-

ward a more consistent and comprehensive design review process centered around

the true historic character of Black Hawk.

(opposite) Historic photo of miners posing in front of Black Hawk’s Frontenac Mine, courtesy Diane Rittenhouse, from the collection of her father, Norman Blake.

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DESIGN REVIEW

This industry gave the city its unique

character and nickname, the “City of

Mills.” The name “Black Hawk” itself

derives from the name of an early

quartz mill, established in the city in

the 1860s; although it was one of many

mills and smelters located in the can-

yon, its name remains pre-eminent.

At its apex, Black Hawk was unique in

its role as an industrial center for the

surrounding mining communities.

From 1900 onward, Black Hawk ex-

perienced steady and steep decline in

growth, largely due to increased costs

of ore processing. Significant mining

activity ceased by 1920 and de facto

reforestation began in some areas. In

the 1920s and 30s, many buildings

fell into ruin or owners intentionally

destroyed them to escape taxation and

insurance liabilities. In 1940, the Black

Hawk train depot closed.

In the 1970s, the downward trend

continued until the number of residents

was half of what existed in the 1890s

History of Design Review The City of Black Hawk is located in

Gilpin County, Colorado, approximately

10 miles east of the Continental Divide.

Gilpin County is located in Central /

North Central Colorado, just 25 miles

west of the Denver Metropolitan Area.

Black Hawk has a unique geographic

environment, located in the narrow

North Clear Creek Canyon. Gregory

Street, Black Hawk’s “Main Street,” is

located at the confluence of Gregory

Gulch, Chase Gulch and North Clear

Creek Canyon, at elevations of over

8,000 feet. Areas outside the city’s core

reach elevations of over 10,000 feet.

The City of Black Hawk originated

with John Gregory’s discovery of gold

in 1859. News of his strike spread rap-

idly, and within a year a mining camp

had begun to flourish. After a short

phase as an informal mining town, the

settlement incorporated in 1864.

Although mining occurred within its

borders, Black Hawk quickly estab-

lished itself as a center for milling and

smelting. Its proximity to North Clear Creek supplied the water neces-

sary to power and process ore.Street map of the City of Black Hawk.

Map showing the location of Black Hawk in relation to the Denver Metro area.

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DESIGN REVIEW

Two Comprehensive Plans were pre-

pared by the city, the last in 2004. Both

plans stressed the value of maintaining

Black Hawk’s historic image in draw-

ing tourism to expand and diversify the

gambling services that now serve as

the core of the city’s economy.

Today, through its design review

process, the city promotes the preser-

vation of the city’s historic character

to assure that the attraction of Black

Hawk as a genuine Colorado mining

town will remain strong. This image is

vitally important to the city’s economy.

Design review creates a consistent

investment climate that helps protect

property values and maintain a healthy

economy. Design review also entitles

certain property owners to receive

direct economic benefits for his-

toric preservation. These include local

grants for residential properties, state

tax credits for residential and commer-

cial properties, and federal tax credits

for commercial properties only.

Design Review PrinciplesBlack Hawk is committed to protect-

ing its historic character through the

careful preservation of its historic

structures and site features and through

the sensitive design of new buildings in

their context.

Historically, Black Hawk was a

“rough” town, built for function, not

elegance, and this rustic, western mill-

town character is the essence of what

the design standards seek to preserve.

While the historic buildings themselves

cannot be brought back, it is possible

to allow new development to occur that

reflects their general scale and charac-

ter, without falsely representing Black

Hawk’s history.

This policy underlies the zoning or-

dinance and design standards that the

city uses.

The intent is to more accurately convey

the feel of the district, where historic

development is missing, with com-

patible but contemporary infill. This

approach is markedly different from at-

tempting to reconstruct the past, but is

key to the philosophy of development

in this unique historic district.

In order to protect the character of the

historic district, the City holds these

objectives for the design standards:

• To reinforce the character of the

historic area and protect its visual

elements;

• To preserve the integrity of the

historic area by discouraging the

construction of new buildings that

may confuse the cultural heritage

of the community;

• To enhance the quality of growth

and development in the city;

• To protect the vale of public and

private investment, which may

otherwise be threatened by poorly

managed growth and development;

• To increase public awareness of

design issues and options;

• To provide an objective basis

for design review decisions; and

• To serve as a tool for architects and

property owners to use in making

preliminary design decisions.

Less than half of the buildings re-

mained. Those lost included most of

the industrial structures that had lined

the canyon floor along Clear Creek and

three-quarters of the city’s commercial

buildings.

In the late 1970s, historic surveys

began to document the significance of

the area. In 1989, a major portion of

the City of Black Hawk was identified

as part of the Central City and Black

Hawk National Historic Landmark

(NHL) by the U.S. Department of the

Interior’s National Park Service. NHL

listing is the highest designation of

significance afforded properties in the

United States. In October of 1990, as

a result of this classification, Black

Hawk first adopted the Architectural

and Design Review Guidelines.

In November of 1990, Amendment 4

of the Colorado Constitution legalized

limited stakes gaming in Black Hawk,

Central City, and Cripple Creek. In

preparation for the anticipated growth

that limited stakes gaming would bring

to Black Hawk, the city further updated

its zoning code and ordinances.

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The following four sections of the

Design Standards guide an applicant

through the entire design and applica-

tion process.

First, CP&D conducts a detailed

review of the proposed project and the

existing property conditions. The de-

sign of the project site, buildings, and

details and materials are then presented

by the applicant for incremental CP&D

review.

Incorporating CP&D feedback, the

applicant then submits a final and com-

plete presentation package of the entire

project. CP&D then makes a formal

presentation of the project to Historic

and Architectural Review Committee

(HARC) and the City Council.

This final presentation package should

clearly define how the proposed project

responds to tangible and intangible or

quality of life city and Zoning District-

specific goals.

A public hearing may be scheduled on

the application.

Final project approval must be made

by the City Council. City Council’s

approval and issuance of a Certificate

of Appropriateness is required before

the building department can begin

considering the issuance of a building

permit for any and all exterior work on

historic and non-historic existing build-

ings, and the construction of all new

buildings, structures, and additions.

Certain projects may also require

the review and approval of the Black

Hawk City Council.

DESIGN REVIEW

The Design Review ProcessBefore application for any building

permits, every project within the city

of Black Hawk must go through a site

and building plan review.

The Black Hawk office of Community

Planning and Development (CP&D) is

the agency that works with all property

owners or developers (applicant/s)

in the design of new projects. A staff

member is appointed to serve as the

applicant’s primary contact throughout

the project design review and approval

process.

All site plans and building design must

first be submitted by the applicant to

the CP&D for preliminary review and

approval.

Specific guidelines for the submittal,

required documentation, fees and re-

view procedures for all of these review

processes are available through the

office of CP&D.

To avoid project delays and costly

duplication of project plan prepara-

tion, all applicants are encouraged to

contact the CP&D during the earliest

stages of a project’s conception.

In this way, city regulations and

recommendations for the planning

and development of the project can be

clearly defined before the preparation

of site, building, or detail and material

plans begin.

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DESIGN REVIEW NOTES

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DESIGN REVIEW NOTES

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PROJECT DESIGN 1

PROJECT DESIGN1

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PROJECT DESIGN1

PROJECT DESIGN CHECKLIST

Project Design ChecklistEach applicant should schedule an initial meeting with Community Planning

and Development (CP&D) for preliminary discussions about the project. At this

meeting, CP&D will brief the applicant on the geographical, geological, and

historic context of Black Hawk, and will provide documentation of any require-

ments that may exist for the individual property or the District in which it is

located. For this meeting, a clean, clear and well-organized application should be

provided that includes:

____ applicant’s name

____ location of the property

____ proof of ownership of the property

____ present zoning of the property (see maps and descriptions of Zoning

Districts on pages 14 through 37)

____ survey and metes and bounds description of the property certified by

a Colorado-registered surveyor

____ description of the general proposal for the development of the property

____ intended use of the property (see Permitted Principle Uses on pages 14

through 37 or Permitted Accessory or Special Review Uses per

Section 16 / Zoning of the Black Hawk Municipal Code)

____ schedule and phasing plan, if construction is not to be continuous

____ statement of maintenance responsibility for all site development

improvements

____ detail of all other approvals for the development of the property

applied for or necessary from the city or any other applicable entity

including, but not limited to, conditional use permits, special use

permits, geotechnical and/or environmental investigation and the

date approvals were or are to be requested

____ completed Land Use Case Processing Application

In all cases, applicants should consult with CP&D to ensure that their project

applications and plans are based on the most current version of Black Hawk

Municipal Code.

The first step in the design of any new

building project in Black Hawk is the

submission of informational documents

to Community Planning and Development

that define the location and boundaries

of the property and provide proof of

ownership. A general description of

the proposed property changes or

development should also be prepared

that meets the goals, objectives, permitted

uses and development standards of the

Zoning District in which it is located.

(previous page) Historic photo of Black Hawk, Courtesy Colorado Historical Society (ID# CHSX4691), “All Rights Reserved”.

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PROJECT DESIGN 1

ZONING DISTRICTS

A given property may also be part of

the Historic or Flood Plain Overlay

Districts, or a Planned Unit Develop-

ment (PUD).

The following pages provide details

on each defined Black Hawk zoning

districts. These details include:

• map

• brief description

• purpose

• objectives

• permitted principal uses

• development standards

• permitted historic building type/s

appropriate as models for the site

and architectural design of new

construction in the District.

Zoning DistrictsThe City of Black Hawk is 1,250 acres in size with approximately 70 acres of

developed land. Most of that development is located in the narrow valley at the

confluence of Gregory Gulch, Chase Gulch and North Clear Creek Canyon. The

balance of the development is located on the mesas that rise above the valley

floor.

Most properties in Black Hawk are located in one of eight Zoning Districts

defined by Section 16 / Zoning of the Black Hawk Municipal Code, to help guide

development in the city. Three of the Districts are residential and five are com-

mercial. The character of each Zoning District varies, often creating distinctly

different street scenes.

Each Zoning District is distinguished by a unique combination of:

• location

• purpose and objectives

• permitted uses

• development standards

• permitted historic building type model/s

• historic features and character

• natural features and character

• access to transportation

• access to utilities and services

• minimum allowable lot size

• allowable front, side and rear setbacks

• maximum allowable building height

• maximum percentage of allowable impervious lot coverage

Simple charts of the dimensional

regulations for each District appear

in subsequent sections of the Design

Standards. Minimum lot size, dimen-

sions and setbacks appear on page 72

of Section II / Site Design. Maximum

heights appear on page 87 of Section

III / Building Design.

Details on permitted accessory uses,

special review uses, special review

use permits; and non-conforming

uses, structures, lots and parking

appear in the Black Hawk Munici-

pal Ordinance. (Verify the current

ordinance and secure any additional

document updates from CP&D.)

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PROJECT DESIGN1

HISTORIC RESIDENTIAL DISTRICT

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PROJECT DESIGN 1

HISTORIC RESIDENTIAL DISTRICT

Historic Residential DistrictThe Historic Residential District is primarily located in established historic

neighborhoods in the valley. Primary uses include single family homes, bed and

breakfasts, and home occupations.

Historically, the District consisted predominantly of residential neighborhoods

of single family homes and related secondary buildings. Today, most remaining

structures retain their historic character, and many sites survive with fences and

walls.

PurposeTo promote the continuance of single-family neighborhoods and preserve the

historic character and appearance of the existing residences and neighborhoods.

Objectives• Retain the historically residential areas as quiet, clean and safe residential

neighborhoods.

• Allow for limited home-based businesses, to help provide homeowners

with additional economic means for maintaining permanent residency.

• Ensure that new development is consistent with the historic appearance

and character of the existing residences and neighborhoods.

PermittedPrincipalUses• Single-family dwelling unit.

• Neighborhood playground, park

or common area.

DevelopmentStandards• All development shall be served by

municipal or district water and

sanitation systems.

• Accessory uses which are

customarily incidental to the

permitted principal uses shall

represent less than thirty-five

percent (35%) of the ground floor

area on the lot.

• Garage doors which face toward

a roadway must be set back at

least eighteen (18) feet from the

roadway.

BuildingTypeModel/s• Historic House

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PROJECT DESIGN1

ENVIRONMENTAL CHARACTER PRESERVATION DISTRICT

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PROJECT DESIGN 1

ENVIRONMENTAL CHARACTER PRESERVATION DISTRICT

Environmental Character Preservation DistrictThe lands of the Environmental Character Preservation District are located on

the steep mountainsides and hillsides within the City. Primary uses include low-

density single family residential and recreation uses.

Historically, most of the District remained undeveloped. Today, the natural

mountain setting still remains, with some scattered evidence of historic mining

activity.

PurposeThe purpose of the ECP zoning district is to preserve environmentally and cul-

turally sensitive areas that are prominent features of the community, and protect

public health and safety.

Objectives• Preserve distinctive natural features including drainage swales, streams,

hillsides and mountainsides, ridge lines, rock outcroppings, vistas, natural

plant formations, trees and scenic views.

• Protect distinctive features of the City’s mining heritage, which are a cultural

amenity to the community.

• Avoid development in areas that may be a threat to public health and safety.

PermittedPrincipalUses• Single-family dwelling unit.

• Common open space areas.

• Agriculture, horticulture,

silviculture and grazing activities.

• Public facilities.

DevelopmentStandards• Development shall be located,

sited and designed to blend in with

the existing natural environment

and minimize disruption to existing

terrain, vegetation, drainage

patterns, natural slopes and any

other distinctive natural features.





percent (35%) of the ground floor

area on the lot.


• Contemporary

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PROJECT DESIGN1

COMMERCIAL/BUSINESS SERVICES DISTRICT

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PROJECT DESIGN 1

COMMERCIAL/BUSINESS SERVICES DISTRICT

Commercial / Business Services DistrictThe Commercial / Business Services land use category is identified for areas

along US 119 that are not within the Gaming / Entertainment Land Use District.

Primary uses include convenience shops, banks, grocery stores and related com-

mercial uses.

Historically, the District was sparsely developed. Scattered industrial structures

and associated outbuildings dominated the scene, but residential structures also

appeared. Today, a mix of largely non-historic commercial development appears.

PurposeTo encourage a broad range of commercial services for visitors and residents,

which are conveniently accessible by automobile, and which are designed to

complement each other in character, scale and proximity.

Objectives• Accommodate retail sales, services and entertainment facilities which are

oriented to serving a majority of the needs of residents and visitors and which

generate substantial volumes of traffic.

• Encourage well planned, attractive clusters or groupings of development

that complement existing historic features.

• Encourage a mix of complementary commercial uses that share ingress

and egress and clustered on-site parking, and that are linked by attractive

pedestrian corridors and plazas.

PermittedPrincipalUsesAny of the following uses, provided

that the gross floor area of a single

building or structure containing the

use does not exceed fifteen thousand

(15,000) square feet.

• Retail and services.

• Automobile service stations.

• Lodging accommodations.

• Restaurants.

• Indoor recreation and amusement.

• Bars and lounges.

• Offices.

• Parks and common areas.

• Area-wide transportation facilities.

• Parking.


DevelopmentStandards• All development shall be designed

so that for the given location, egress

points, grading and other

elements of the development satisfy

the requirements set forth below to

the greatest extent practicable:

• Reduce the number of access points

onto an arterial or collector street;

• Commercial

• Minimize adverse impacts on any

existing or planned residential uses;

• Improve pedestrian or vehicle

safety within the site and egressing

from it; and

• Reduce the visual intrusion of

parking areas, screened storage

areas and similar accessory areas

and structures.

All development including buildings,

walls and fences shall be so sited to:

• Complement existing development

in scale and location;

• Provide an adequate system of

sidewalks or an off-road system of

pedestrian and bicycle trails of

greater than four (4) feet in width;

and

• Create pocket parks or green spaces

that are accessible to the public and

at a minimum provide seating and

landscaping.

BuildingTypeModel/s• Historic Industrial Building

• Contemporary

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PROJECT DESIGN1

GAMING AND ENTERTAINMENT DISTRICTS

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PROJECT DESIGN 1

GAMING AND ENTERTAINMENT DISTRICTS

Gaming and Entertainment DistrictsThe Gaming / Entertainment area, located in the downtown core, is sub-divided

into three categories: Core Gaming, Millsite Gaming and Transitional Gaming.

Gaming is only allowed in areas defined by Amendment 4 to the Colorado Con-

stitution, which was adopted in November of 1990.

Maps and descriptive information on each of these districts appear on the follow-

ing six pages. PUD’s (Planned Unit Developments), described on pages 32 and

33, may also include gaming and entertainment as defined here.

PurposeThe common purpose for the three gaming and entertainment zoning districts

is to encourage the sustained economic viability of the community by allow-

ing gaming and entertainment and encouraging a complementary mix of retail,

services, restaurants and lodging accommodations in a manner which preserves

and enhances the historical buildings, structures and features of these areas and

the prominence of mining in the City’s early history.

Objectives• Allow gaming and entertainment as the stimulus for the continued

revitalization and sustained economic viability of the community.

• Restore and preserve existing historical commercial style, mill style and

residential style buildings and structures and allow for the development

of complementary new buildings and structures of consistent architecture

and character.

• Encourage a safe pedestrian-oriented environment with transportation features

that minimize vehicular traffic and visual impact on the historical character of

the area.

• Minimize noise and traffic impacts of gaming and related activities on

residential neighborhoods.

PermittedPrincipalUses• Gaming and entertainment,

including casinos established

pursuant to state statute, provided

that casino activities may not

represent more than thirty-five

percent (35%) of the gross floor

area of the building or structure

in which they are contained.



• Restaurants.



• Offices.

• Parking.

DevelopmentStandards• Reduce disruption to the existing

terrain, vegetation or other natural

site features;





from it;




and structures;

• All development including build-

ings, walls and fences shall be so

sited to complement existing

development in scale and location;


sidewalk or an off-road system of






landscaping; and

• Follow the existing terrain and

avoid trees, rock outcroppings and

natural drainage patterns.

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PROJECT DESIGN1

GAMING & ENTERTAINMENT: CORE GAMING DISTRICT

Core Gaming DistrictThe Core Gaming District is established in the historic commercial core of the

city along Gregory Street and a small portion of Main Street extending southeast

from the intersection of Gregory and Main Street.

Historically, the District evolved from tents and small frame structures to a

collection of one to three-story masonry and wood frame commercial buildings

sited immediately adjacent to each other and the public right-of-way.

Today, many of these buildings survive, along with newer infill construction. The

area remains the commercial core of Black Hawk and it is critical that all new

construction in this area be compatible with the historic character of the District.

Purpose

Objectives

PermittedPrincipalUses

DevelopmentStandards

See page 21.

BuildingTypeModel/s• Historic Commercial Building

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PROJECT DESIGN 1

GAMING & ENTERTAINMENT: CORE GAMING DISTRICT

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PROJECT DESIGN1

Millsite Gaming DistrictThe Millsite Gaming District is established along US 119 and adjacent to North

Clear Creek.

Historically, this area was composed of mill sites and mill buildings. The area

between buildings was more spacious than in the core commercial area, as were

the setbacks from the right-of-way. Orientation of these buildings had been

primarily towards both Clear Creek and public roadways. As the mining boom

continued, more construction occurred including offices, stores, depots, houses

and stables.

Today, the Millsite Gaming District allows relatively high density uses. Develop-

ment within this district is intended to reflect the character of the mill sites and

mill buildings that historically existed in this area. The relatively high-density

buildings in this zoning district are oriented towards SH 119 and the public road-

ways, have larger setbacks from the public right-of-ways, and a larger separation

between buildings.

Purpose

Objectives



See page 21.


• Historic Industrial Mill Building

GAMING & ENTERTAINMENT: MILLSITE GAMING DISTRICT

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PROJECT DESIGN 1

GAMING & ENTERTAINMENT: MILLSITE GAMING DISTRICT

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PROJECT DESIGN1

GAMING & ENTERTAINMENT: TRANSITIONAL GAMING DISTRICT

Transitional Gaming DistrictThe Transitional Gaming District is established in those other areas in which

gaming is legal, as allowed by constitutional amendment.

Historically, the District was composed of residential structures, located along

Main Street south of the commercial Core Gaming District.

Today, the overall scale and character of buildings is very dissimilar to historic

patterns and buildings. The apparent mass and scale of future development is

intended to reflect that of the original residential structures seen in the area.

Purpose

Objectives



See page 21.

BuildingTypeModel/s• Historic Houses

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PROJECT DESIGN 1

GAMING & ENTERTAINMENT: TRANSITIONAL GAMING DISTRICT

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PROJECT DESIGN1

HILLSIDE DEVELOPMENT MIXED-USE

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PROJECT DESIGN 1

HILLSIDE DEVELOPMENT MIXED-USE

Hillside Development Mixed-UseThe Hillside Development Mixed-Use District may be established in those mod-

erately to steeply sloped hillside areas that are contiguous to an existing gaming

and entertainment zoning district. Primary uses are very broadly defined.

Historically, the District was sparsely developed, primarily with mining related

structures. Today, some mine shacks and head frames remain. The area remains

largely undeveloped.

PurposeTo allow uses which are supportive of and related to the Gaming and Entertain-

ment Zoning Districts, while providing a transition to less intensely developed

districts as well as to accommodate uses which can rely on roads and facilities

which primarily provide access to the gaming and entertainment district.

Objectives• Encourage the continued development of the gaming and entertainment zoning

districts by providing appropriate locations for moderate density residential

uses and accommodations and related services oriented to serving the tourist

and short term visitor, including inns, hotels, lodges, tourist homes and bed

and breakfast establishments, along with restaurants and services to support

these guests, residents and employees.

• Accommodate an intermixture of complementary compatible uses located on

the same property.

• Develop a mix of uses that encourages pedestrian movement between a variety

of places and the gaming and entertainment zoning districts, particularly as

circulation requirements in these areas may be difficult to accommodate by

automobile.

PermittedPrincipalUsesThe following principal uses are

permitted as a right, except special

review is required if the floor area

associated with any one (1) principal

permitted use will be greater than

sixty-five percent (65%) of the gross

floor area on the lot.

• Residences of all types not

exceeding thirty (30) units per acre.



• Restaurants.


• Recreation and amusement.

• Offices.

• Meeting halls.

• Neighborhood parks,

common areas.


DevelopmentStandardsAll development shall be designed


points, grading and other elements of

the development satisfy the require-

ments set forth below to the greatest

extent practicable:

• Reduce disruption to the existing


site features;





from it; and




and structures.




in scale and location;


sidewalk or an off-road system of






landscaping; and


avoid trees, rock outcroppings

and natural drainage patterns.



• Contemporary

30

PROJECT DESIGN1

LOW-INTENSITY MIXED-USE

3�

PROJECT DESIGN 1

LOW-INTENSITY MIXED-USE

Low-Intensity Mixed UseThe lands of the Low Intensity Mixed-Use District are primarily identified in the

Miner’s Mesa area.

Historically, the District was sparsely developed, primarily with mining related

structures. Today, some mine shacks and head frames remain. The area remains

largely undeveloped.

PurposeTo allow for various scales of development in areas where a mix of residential,

commercial and/or institutional uses may be appropriate, providing needed ser-

vices and amenities for both residents and visitors and encouraging the develop-

ment of uses requiring large tracts of relatively flat land and adequate transporta-

tion access to locate in these areas.

Objectives• Encourage clustered housing with a variety of housing types.

• Accommodate and promote the development of uses which serve Gilpin

County residents, and help to diversify the area’s economic base and expand

employment opportunities.

• Encourage large scale developments, such as a school, hospital or convention

center to locate in areas with suitable topography.

• Allow for the development of architectural and building styles which, while

they should be sensitive to the naturally scenic, mountain environment in

which they are built, need not reflect the historic character of development

called for in zoning districts which are in visual proximity of the historic

core areas.


that the gross floor area of a single

building or structure containing the

use does not exceed thirty thousand

(30,000) square feet.

• Single and multifamily dwelling

units, with a maximum density of

twenty (20) units per acre.

• Large scale, area-wide uses: school,

church, hospital, convention center

or recreation facility.

• Trade services.

• Utility infrastructure and offices.

• Offices.



• Neighborhood, community parks.

• Outdoor recreational facilities.


• Area-wide transportation

and parking facilities.

• Restaurants.

• Repair and equipment shops.

• Automobile service stations and

dealerships.

DevelopmentStandards• Reduce disruption to the existing


site features;

• Decrease development on slopes of

greater than eight percent (8%);





from it;




and structures;

• Reduce the volume of cut and fill;

grades created by new cuts or fills

shall not exceed 3:1; and

• Reduce the number of removed

trees measuring four (4) inches in

diameter and taller than five (5) feet

above ground level.




in scale and location; and


avoid trees, rock outcroppings and

natural drainage patterns.


• Historic Commercial Building


• Contemporary

3�

PROJECT DESIGN1

PLANNED UNIT DEVELOPMENT

Planned Unit DevelopmentThe PUD Overlay Zoning District exists to facilitate the achievement of the

comprehensive plan when an applicant can demonstrate that flexibility from the

provisions of the existing zoning will result in higher quality development and

when one or more of the following purposes can be achieved:

• The provision of necessary commercial, recreational, and educational facilities

conveniently located in relation to housing

• The provision of well located, clean, safe, and pleasant limited industrial sites

involving a minimum of strain on transportation facilities

• The encouragement of innovations in development to accommodate growing

demands of the population

• The encouragement of a more efficient use of land and public services

• Lessening of the burden of traffic

• Conservation of the value of the land

• Preservation of the site’s natural characteristics.

• Currently, the following PUD Overlay Zoning Districts exist:

96-04 Millsite 27

96-37 Anchor Gaming

98-26 Wheeler Millsite

06-16 Fitzgeralds Casino, Black Hawk

00-10 Jackpot Springs

00-26 Isle of Capri

02-11 St. Moritz Resort and Casino

02-12 Black Hawk / Jacobs

02-13 KMM Parking Garage

02-14 Golden Gates

02-15 300 Main St.

02-16 Riviera Hotel and Casino

PUDs must still meet all city goals

for historic preservation, new de-

velopment design, and provide all

the tangible and intangible benefits

commensurate with the Black Hawk

Comprehensive Plan of 2004.

The process for developing and seek-

ing approval a PUD is discussed in

detail in Zoning Code Article XVII,

Sec. 16-364. (Verify the current

ordinance and secure any additional

document updates from Community

Planning and Development.)

33

PROJECT DESIGN 1

PLANNED UNIT DEVELOPMENT

34

PROJECT DESIGN1

RURAL RESIDENTIAL DISTRICT

Permittedprincipaluses• Single-family dwelling unit.

• Neighborhood playground, park

or common area.

Developmentstandards• Development shall be located, sited

and designed to be non-obtrusive

and blend in with the existing

natural environment and minimize

disruption to existing terrain,

vegetation, drainage patterns,

natural slopes and any distinctive

natural features.





percent (35%) of the ground

floor area on the lot.


• Contemporary

Rural Residential DistrictRural Residential Districts may be defined in the Upper Chase Gulch, Silver

Gulch and Dory Hill areas. Primary uses include single family homes and open

space.

Historically, the District was sparsely developed. Today, native mountain

vegetation still predominates, and most slopes remain undisturbed.

PurposeThe purpose of Rural Residential Districts is to allow for low density

single-family residences.

This District allows for open space and low-density single family residences

on the periphery of the city that retain the natural beauty of the rural mountain

areas.

Objectives• Allow for residential development that may be located away from existing

and potential activity centers.

• Retain the natural beauty of the rural mountain areas and a feeling of

openness, by ensuring residences are located, sited and designed to be

non-obtrusive and blend in with existing natural features.

• Ensure public health and safety by requiring that development be served by

connections to municipal or district water and sanitation systems or by

on-site systems that at a minimum have been approved to meet all state health

standards and that are inspected on a regular basis.

35

PROJECT DESIGN 1

LIMITED INDUSTRIAL DISTRICT

Limited Industrial DistrictBoundaries defining Limited Industrial Districts may be established in those

areas that are appropriate for industrial locations, having access to major streets

and a low likelihood of conflict with other uses, as well as a low potential for

adverse impacts on the overall visual image of key areas, including entry ways

into the community.

Historically, the Limited Industrial District was sparsely developed, primarily

with mining-related structures and a few scattered houses. Today, some mine

shacks and head frames remain. The area remains largely undeveloped.

PurposeTo accommodate a range of industrial activities that are of limited intensity,

such as research and development institutions, warehousing and wholesaling and

small-scale production, fabrication, assembly or processing activities, to help

provide a diversified employment base for the community.

ObjectivesTo allow for light industrial uses that may serve and provide jobs for the City

and the surrounding area, in a manner which minimizes adverse impacts on

adjacent uses and the community.


that outside storage and activity areas,

other than employee and visitor park-

ing or loading areas, do not exceed

fifteen percent (15%) of the lot area:

• Repair and trade services.

• Warehouse and wholesale activities,

excluding explosives or any

materials that are classified as

toxic or hazardous under state

and federal law.

• Utility infrastructure and offices.

• Research and development

facilities.

• Commercial laundries and

dry cleaning.

• Printing or publishing facilities.

• Vocational training center, school.

• Production, fabrication or assembly

activities.

• Retail sales of products produced

by the primary light industrial use.

• Sexually oriented business subject

to Section 16-118 / Subsection (e).

• A pawn shop, if it is not

established, operated or maintained

within one thousand (1,000) feet of

any gaming and entertainment

zoning district.

DevelopmentStandardsAll development shall be designed


points, grading and other elements of

the development satisfy the require-

ments set forth below to the greatest

extent practicable:

• Reduce disruption to the existing


site features;

• Minimize adverse impacts on

residential uses in the area;

• Improve vehicle safety within

the site and egressing from it;




and structures; and

• Reduce the number of removed

trees measuring four (4) inches in

diameter and taller than five (5) feet

above ground level.



• Contemporary

36

PROJECT DESIGN1

HISTORIC AND ARCHITECTURAL REVIEW OVERLAY DISTRICT

Historic and Architectural Review Overlay District The Historic and Architectural Review Overlay District exists to enhance and

preserve the unique historic and architectural features in the City.

The individual historic buildings of Black Hawk are all incorporated into this

overlay district.

Note that for historic buildings, uses that are closely related to the original use

are preferred. Plan for a compatible use that requires minimal alteration to a

building and its site while retaining the overall historic character of the historic

streetscape. Utilize a design that respects the historic character-defining features

and integrity of the building while accommodating new functions.

Contributing historic properties in 1991 included in the Historic and Architec-

tural Review Overlay District are identified in the Central City / Black Hawk

National Historic Landmark Designation of September 17, 1991. Copies are

available for review at the Black Hawk CP&D offices, or available for purchase

from the Colorado Historical Society Office of Archaeology and Historic Preser-

vation at 1300 Broadway, Denver, Colorado, 80203, telephone 303-866-3395.

Photographic research on Black Hawk and on other historic mining towns, build-

ings and structures in the state of Colorado are available for viewing at the web-

site of the Denver Public Library / Western History and Genealogy Department

/ Photo Search. The Sanborn Maps of Black Hawk are available at the Denver

Public Library / Research Resources / Databases A-Z. You must be a registered

user of the Denver Public Library to access this resource, but you may temporar-

ily register on-line. The sole individual Black Hawk map is dated August 1886.

Subsequent maps of Black Hawk (December 1890, August 1895 and November

1900) are incorporated into the Central City maps of those dates, along with

Nevadaville and Russell Gulch, all in Gilpin County.

37

PROJECT DESIGN 1

FLOOD PLAIN OVERLAY DISTRICT

Flood Plain Overlay DistrictThe Flood Plain Overlay District exists to protect the general health, safety, and welfare

of area residents and property owners.

Historically, flooding has devastated Black Hawk. Today, the 100-year floodplain still en-

compasses portions of the City, although the City has funded many improvements along

Clear Creek to mitigate flood damage.

The City has proactively made improvements to the storm water drainage system to re-

duce the impacts of a 100-year flood along the North Clear Creek.

A copy of the most current City of Black Hawk, Colorado, Gilpin County, FIRM (Flood

Insurance Rate Map) is available for review at the offices of CP&D, or available for pur-

chase through the National Flood Insurance Program at 800-638-6620.

38

PROJECT DESIGN1

The following section provides a checklist of existing property conditions to be surveyed by project appli-cants and offers a general overview of existing condi-tions in Black Hawk as a whole.

This comprehensive evaluation of existing conditions will assist property owners in planning all projects from the rehabilitation of a small historic home to a new, multi-acre complex with casino, hotel, and parking garage:

historic resources 39historic research 40natural resources 40transportation infrastructure 4�utility infrastructure 45other services 47special studies 47adjacent properties 47

Existing Conditions ChecklistAfter the CP&D review of the project design application, the applicant must

undertake a detailed survey of the existing property conditions, compiling lists,

photos, plans and any other pertinent items documenting:

____ Applicant’s name.

____ Location of the property.

____ Historic resources on the property along with an overview of their

intended use, and how they are to be incorporated into new construction.

____ Natural resources on the property and how they are to be incorporated

into new construction.

____ Description of existing adjacent properties, transportation infrastructure,

utility infrastructure, and other services and how they relate to and are

affected by the planned project.

____ Other special studies or information requested by CP&D at the

initial project meeting.



Municipal Code.

EXISTING CONDITIONS CHECKLIST

39

PROJECT DESIGN 1

Historic ResourcesBuildingsandStructuresTo ensure that the historic character of

Black Hawk is retained and enhanced,

property owners must identify all

existing historic resources when con-

sidering a new project on the site.

First, locate all the primary and

secondary buildings, structures and

landscape features on a site map. Pho-

tographs should be taken, labeled and

coded on the map with directional ar-

rows to show the position from which

each photograph was taken.

Secondary buildings might include

stables, garages, outhouses or sheds

that were often located in association

with primary buildings, especially in

residential and industrial settings.

Mining and milling structures, equip-

ment, and machinery should also be

included, along with landscape fea-

tures such as signage, fences, walls,

retaining walls, or wells.

TransportationFeaturesIn addition to being the “City of

Mills,” Black Hawk also served as the

transportation hub for the area.

With the arrival of the Colorado &

Southern Railroad in 1872, and later

with the construction of the Gilpin

Tram, Black Hawk functioned as the

transfer point for people, supplies and

ore that moved between mining camps

and cities in the region.

Even when the railroad extended to

Central City in 1878, all trains passed

through Black Hawk before head-

ing up the switch back and high line

into Central City and beyond. Early

photographs show a complex system

of road grades, trestles and loading

areas.

Today, only a trace of this system re-

mains. One of the abandoned rail lines

of the Colorado and Southern (C & S)

Railroad lies just southwest of Main

Street and spurs west through Central

City. The 24 inch bed of the Gilpin

County Tramway, active 1887-1917,

runs along the north side of Quartz

Hill and traverses through the County.

The Black Hawk Open Space Plan

recommends the C & S rail bed as

a possible route for a tourist excur-

sion train between Black Hawk and

Central City or alternately, a con-

tributing segment to the trail system.

The Gilpin County Tramway beds

were studied in the Open Space and

Heritage Plan and determined to be

an integral component of the regional

open space trail system.

In consideration of these recom-

mendations, all historic transporta-

tion structures and features including

bridges, railroad right-of-ways, road-

ways or footpaths should be identified

and located on a site map.

Photographs should be taken, labeled

and coded on the map with directional

arrows to show the position from

which each photograph was taken. All

traces, no matter how vague or incom-

plete, should be documented.

OtherRemainsofHumanActivityEven historic foundations, refuse

dumps, mine shafts and tailings may

also prove significant and worthy of

documentation and preservation. Such

remains should be located on a site

map. Photographs should be taken,

labeled and coded on the map with

directional arrows to show the posi-

tion from which each photograph was

taken. All traces, no matter how vague

or incomplete, should be documented.

Extreme care should be taken during

this documentation process. Through-

out Black Hawk and its growth area,

there is a high risk of the catastrophic

collapse of abandoned mine tunnels

and of the dangers posed by randomly

located, poorly covered mine shafts.

Use of these areas must be confined

to well-defined trails or boardwalks

located, constructed and designed in

consultation with the Colorado Divi-

sion of Minerals and Geology and

experienced local miners. Signs and

literature should interpret the mining

history of the area while warning of

the risk of venturing off developed

routes.

EXISTING CONDITIONS GUIDELINES

40

PROJECT DESIGN1

Historic ResearchContactsandResourcesPhotographic research on Black Hawk

and other historic mining towns,

buildings and structures in Colorado

are available at the website of the

Denver Public Library / Western

History and Genealogy Department /

Photo Search. Sanborn Maps of Black

Hawk are available at the Denver Pub-

lic Library / Research Resources / Da-

tabases A-Z. You must be a registered

user of the Denver Public Library

to access this resource, but you may

temporarily register on-line. The sole

individual Black Hawk map is dated

August 1886. Subsequent maps of

Black Hawk (December 1890, August

1895 and November 1900) are incor-

porated into the Central City maps of

those dates, along with Nevadaville

and Russell Gulch.

Information on historic mining loca-

tions is available from James Herron,

Environmental Specialist, and Thomas

Schreiner, Reclamation Hydrologist,

at the Colorado Division of Minerals

and Geology, Department of Natural

Resources, 1313 Sherman Street,

Room 215, Denver, Colorado 80203,

telephone 303-866-3567.

WildlifeConsiderationsBlack Hawk is rich in wildlife and

any animal habitat and migration

paths that appear on the property

should be researched and mapped.

Mule deer, mountain lion, black bear,

and elk habitats span Gilpin County

including the city of Black Hawk. The

elk migration pattern closely follows

the SH 119 alignment, traveling from

the east to the northwest towards

Apex and American City. The po-

tential Lynx zone expands across the

eastern half of the growth area as well

as framing the western and southern

edges of the city limits. The turkey

environment runs along the eastern

edge of the growth area, overlapping

the lynx and other wildlife surround-

ings.

ScenicNaturalViewsThe preservation of scenic views of

existing natural and historic resources

and features is also an important city

priority.

Using photographs, document the

views from the property in all direc-

tions from a point/series of points

plotted on the site map. Assembled,

the photographs should provide a

complete panorama of the surround-

ing views.

Panoramic views can be seen from

many points within Black Hawk and

Gilpin County. Particularly notable

vista points are at the ridge tops in-

cluding Maryland Mountain at 9,203

feet and Signal Hill at 8,800 feet

(from which the Continental Divide

to west and Mount Evans to the south

can be seen).

Natural ResourcesVegetationThe established vegetation of Black

Hawk contributes to the visual quality

of the town’s setting.

The most prevalent vegetation is

foothills/mountain grassland and

lodgepole pine. The north facing

slopes hold snow longer which creates

prime, moist conditions for the dense

forests of lodgepole pine, spruce, and

douglas fir. Gilpin County’s vegeta-

tion also includes ponderosa pine and

small areas of aspen.

Most of the land south and west of

SH 119 was heavily logged as a result

of the mining activity in the area, as

opposed to the areas north and east of

the highway, where more of the origi-

nal aspen concentrations still remain.

All aspen / shrub groupings and in-

dividual trees greater than three-inch

caliper should be documented on a

site map. Take and label photographs,

coding the map with directional ar-

rows to show the position from which

each photograph was taken.


4�

PROJECT DESIGN 1

TopographyandGradeThe natural topography of the moun-

tainsides provides a backdrop for the

historic development of Black Hawk.

Its preservation is a critical city prior-

ity for aesthetic and safety reasons.

Using survey maps, analysis reports

and photographs, document the

topography and grade of the property.

Prominent geological features should

be photographed and plotted on a site

map.

Black Hawk is nestled within a valley

of the Rocky Mountains, with eleva-

tions ranging from 7,970 feet at the

intersection of Mill Street and SH

119, to 8,644 feet at Miner’s Mesa,

and 9,040 feet at the highest point in

the City limits.

Generally, 90-95% of the land in the

City and the Black Hawk Growth

Area has slopes greater than 15%.

Most of the land with slopes less than

15% is along the SH 119 right-of-

way. The plan assumes the mountain-

ous lands with 15% or less grade are

the most viable, developable lands.

The definition of these slopes pro-

vides the framework for which the

land use boundaries are defined.

The Black Hawk area is rich with

gulches, separated by ridge lines that

define the area’s landscape. The town

was shaped around the convergence of

the Gregory and Chase Gulches with

North Clear Creek.

The gulches in the area historically

helped define road alignments, settle-

ment locations, property boundaries,

and reservoir locations.

Other prevalent gulches that help

define the area include: Silver Gulch

(connects to Clear Creek just north-

west of Black Hawk city limits);

Fourmile Gulch (runs parallel to

Dory Hill Road); Lake Gulch (is the

southwestern boundary of the growth

area); Eureka Gulch (connects to the

Dorothy Lee Reservoir); and Chase

Gulch (connects to the Chase Gulch

Reservoir).

GeologyandSoilMaintaining safe and stable geologi-

cal and soil conditions is integral to

property development in Black Hawk.


and photographs, document the geol-

ogy and soil condition of the property.

Perform detailed environmental

and engineering studies to identify

potential geologic problems such as

rock fall, soil erosion, mine tailings,

and mine shafts that might affect the

development of the site or impact

adjacent properties.

As defined by the Storm Water Master

Plan, the majority of the soils in the

City and the Growth Area are clas-

sified as Hydrologic Soil Group D:

very gravelly, rocky loams with slopes

ranging between 5 and 80 percent.

There are also small amounts of

Hydrologic Soil Groups A, B, and C

that consist of gravelly grounds also

with slopes ranging between 5 and 80

percent.

WaterPatternsandFloodExposureDetailed environmental and engi-

neering studies area also required to

identify all natural and man made

waterways or drainage channels that

might affect the development of the

site or impact adjacent properties.

Historically, flooding has devastated

Black Hawk. Today, the 100-year

floodplain still encompasses por-

tions of the City, though the City has

funded many improvements along

Clear Creek to mitigate flood damage.


4�

PROJECT DESIGN1

WindExposureAn understanding of wind exposure

is critical to the appropriate structural

design of projects in Black Hawk. Us-

ing survey maps and analysis reports,

document the wind exposure of the

property.

Prevailing winds are primarily from

the west, resulting in sometimes howl-

ing conditions on exposed ridge tops.

Gilpin County experiences an average

wind speed of 10.6 mph annually,

with the windiest time between Febru-

ary and April. Miner’s Mesa, a high

elevation and low vegetation area in

the City, is known for its gusty wind

conditions at its elevation of 8,648 ft.

See Chapter 18 of the Black Hawk

municipal code for a more complete

understanding of structural require-

ments for buildings.

DailyandSeasonalAccesstoSunThe extreme topography of Black

Hawk allows only 35% of the City to

receive southwest, south, or southeast

exposure. In the growth area, ap-

proximately 30% of the land gets the

longest sun exposure in a day.

This limited access to sunlight affects

a number of project development and

building design issues.

Document the daily and seasonal ac-

cess of the property to sunlight using

survey maps and analysis reports.

TemperaturesandPrecipitationSimilarly, provide analysis reports

that document the temperatures and

precipitation in the area of the prop-

erty.

Extreme temperatures and seasonal

precipitation characterize Black

Hawk, and will also influence a num-

ber of property development issues.

Transportation InfrastructureThe relationship between new de-

velopment and construction and the

existing transportation infrastructure

of Black Hawk should be a primary

consideration in the design of new

projects.


and photographs, document all trans-

portation infrastructure related to the

property.

HighwaysandRoadwaysThe City of Black Hawk is located in

Gilpin County, Colorado, in Central/

North Central Colorado, just west of

the Denver Metropolitan Area.

Black Hawk is approximately a 20

mile drive from Golden via State

Highway (SH) 119, thirty-five miles

from Boulder via SH 119, and sixteen

miles from Idaho Springs, located

along I-70 via US 6.

Black Hawk’s mountainous terrain

and historic development patterns

have shaped the few core roadways

that make up the existing transporta-

tion network. State Highway 119

bisects the City and connects Golden

to Nederland and Boulder.

Based on the Black Hawk Transporta-

tion Plan, in 2000 the daily peak traf-

fic hours were recorded to be between

2-7:00 pm when patrons arrive and

between 1-2:30 am when patrons

leave casinos.

The average daily traffic volumes

along SH 119 were 22,000 vehicles

per day (vpd) with a 2,000- 6,000 vpd

increase on the weekends.

Daily traffic patterns traveling from

the south on SH 119 was 82% and

from the north 18%. Passenger cars

along SH 119 make up 97.5% of traf-

fic while buses constitute 2%.

The Transportation Plan suggests

that the added parking supply since

gaming inception has reduced traffic

volumes and intersection congestion.

Operational analyses in 2000


43

PROJECT DESIGN 1

proved this intersection operated with

“excessive delay during peak hours,”

being at capacity at that time; and that

any expansion of gaming devices will

require highway improvements.

The Colorado Department of Trans-

portation (CDOT) has widened a por-

tion of SH 119 between Gregory and

the Main Street extension to accom-

modate two lanes in each direction

and a center median.

With the completion of its Draft

Gaming Area Access Environmental

Impact Statement (EIS), CDOT, the

City of Black Hawk and the Silver

Dollar Metropolitan District have

signed a Memorandum of Under-

standing (MOU) that includes widen-

ing SH 119 to four lanes from Black

Hawk to the North Tunnel Portal (a

one mile twin-tunnel containing four

lanes), including an interchange at SH

119, along with a tunnel, interchange

at I-70/US 6 and a climbing lane over

Floyd Hill.

Gregory Street, formally SH 279, is

the historic roadway that parallels

Gregory Gulch. The street is lined

with commercial and mixed-use

buildings and has historically been

the only existing gateway into Central

City. The historic roadway is a nar-

row, two-lane street from SH 119 to

Black Hawk’s western border.

Between Main Street and the City’s

edge, portions of Gregory Street lack

sidewalks, railings and street light-

ing. The implementation strategy of

the Transportation Plan identifies the

need for these improvements between

Selak and the west city limits.

Chase Street historically was a resi-

dential haven and is one of a handful

of existing streets where residential

development is concentrated in Black

Hawk. The narrow street follows the

mountainside with very narrow-depth

lots on either side of the street that

contain historic homes.

Similar residential streets in the City

include: High Street accessed from

Gregory Street, Dubois Street ac-

cessed from Chase Street; and Horn,

Hillside, and Clear Creek Streets that

intersect with Marchant Street.

The newest street in Black Hawk is

Miner’s Mesa Road. This street con-

nects the Main Street corridor to the

southern parcels within the City and

in 2000 contained average daily traffic

volumes of 3,800 cars per day.

The street is configured with a few

switchbacks to wind its way between

“The Mesa” and the valley. The street

is primarily used for casino valet,

parking, employee and overflow

parking, and transit services. At the

intersection of Miner’s Mesa and

Main, Miner’s Mesa Road becomes

Mill Street.

Main Street is located at the heart of

the City’s gaming and entertainment

uses. The two-lane roadway cur-

rently extends from Gregory Street

to SH 119 and addresses the street

with active ground floor uses and

a consistent street wall. The street

lacks on-street parking but provides

adequate streetscape improvements to

accommodate the pedestrian activity

including sidewalks, curb ramps, and

striping.

Richman Street stems off SH 119

to the north and is a paved street for

approximately 1,000 ft. until it turns

into Dory Hill Road. Dory Hill Road,

built in July 1859, parallels Fourmile

Gulch and acted as the primary access

road into Black Hawk from Golden

and Denver during the early days of

the gold rush. Today the road leads

into Gilpin County, provides access to

the Silver Gulch area, and connects to

SH 46 to the north.


44

PROJECT DESIGN1

Church Street is a single loaded

street (due to grade changes) that

provides access to the historic Black

Hawk Schoolhouse and Presbyterian

Church, now used as the location for

the Black Hawk Police Department

and Planning Department, respective-

ly. The approximate 24 foot right-of-

way does not have sidewalks or curbs,

although the eastern edge is a retain-

ing wall and rail to safeguard from the

lower elevation. Church Street has no

outlet on the eastern end; requiring

vehicles to turn around in the existing

parking lot to egress from the street.

Bobtail Street connects Gregory Street

with Miner’s Mesa Road. Bobtail

Street runs parallel to Main Street and

is at a higher elevation, behind, or to

the south of, the Core Gaming District

boundary. The street is planned to be

a two-lane, paved street with six foot

sidewalk and an approximate thirty-

three (33) foot right-of-way. In the

near future, the street is intended to

be improved to become a public street

providing an alternate route between

Gregory Street and SH 119.

HikeandBikeTrailsA number of informal, interpretive

mountain bike trails exist throughout

the City, the growth area, and the

county. The City’s natural trail system

is generally in good condition and

traverses publicly owned lands. Some

of the existing natural trails in the

area run adjacent to Fourmile Gulch

north, along sections of the C & S rail

bed and Gilpin Tramway bed, along

Gregory Gulch north, and around

Maryland Mountain and Castle Rock.

The Open Space and Heritage Plan

explores opportunities to create more

defined paths on old mining trails and

rail beds in the City as well as defin-

ing routes for new trails to be created.

The implementation of a new complex

of trails along the bed of the historic

Colorado and Southern Railroad is

scheduled to begin soon.

More formal paths were constructed

adjacent to North Clear Creek and SH

119, routed from Mill Street to Chase

Street. The approximate 3/4 mile

Creekscape Trail has expanded the

City trail network and provides the

opportunity to connect to proposed

local and regional routes. The Creek-

scape Trail includes at-grade cross-

ings. It runs the entire length of the

gaming district from north to south.

PublicTransportationThirteen commuter / charter bus com-

panies bring visitors from the Denver

metro area to Black Hawk on a daily

basis, excluding service from the Re-

gional Transportation District.

According to the Transportation Plan,

approximately 60% of casinos provide

bus service to and from the City. Ap-

proximately 40% of the commuter /

charter bus trips originate from north

Denver. The regional transporta-

tion network does not provide direct

shuttle service from Denver Interna-

tional Airport and lacks official transit

centers at key sites (i.e. US 6 and SH

93 in Golden). There are currently bus

stops at 8 locations including stops at:

Stroehle Square, Isle of Capri, Riv-

iera, and Colorado Central Station.

For in-town visitors there is a free

tramway bus, the BH & CC Tram-

way, which travels the length of Main

Street and connects to Central City,

taking patrons between the various

casinos. The BH & CC Tramway has

17 stops.


45

PROJECT DESIGN 1

The tramway buses are designed to

have historic character, to attract

ridership, and to become a unique

amenity of Black Hawk and Central

City. The tramway bus loop travels

from Main Street, up Gregory Street

through Central City, back to Black

Hawk, and up-and-back from Miner’s

Mesa Road.

A second bus route, the Gilpin County

Connector, provides service to ad-

ditional county-wide locations with a

number of transfer connections to the

BH & CC Tramway.

PedestrianWaysEncouraging development of pedes-

trian ways is a Black Hawk priority.

Identify any existing pedestrian ways

that connect to adjacent properties and

public right-of-ways on a site map.

ParkingTo minimize the impact of vehicu-

lar traffic and parking, Black Hawk

encourages any opportunities for shar-

ing surface parking lots or parking

garages with neighboring properties.

Any such opportunities should be

identified on a site map.

Utility InfrastructureThe relationship between new de-

velopment and construction and the

existing utility infrastructure of Black

Hawk should be a primary consider-

ation in the design of new projects.


and photographs, document all utility

infrastructure related to the property.

WaterSystemBlack Hawk has two water plants.

One is located at Hidden Valley and

draws water from Clear Creek; a sec-

ond plant is located at Dory Hill and

uses North Clear Creek water. Each

plant produces up to one-half million

gallons of water per day.

There are two water tank locations in

the City. The tank at Miner’s Mesa

holds 1 million gallons of water and

the utilities plant facility (east of Dory

Hill Rd.) accommodates 350,000 gal-

lons of finished water storage.

SanitarySewerSystemThe Black Hawk and Central City

Wastewater District operates the sani-

tary sewer treatment facility located

5 miles south of Black Hawk and

Central City, along SH 119.

The plant contains 60,145 square feet

of building space and is a two million

gallon per day facility. This facility

services Central City and Black Hawk

in addition to the Gilpin County

Justice and Community Center. The

population the system currently sup-

ports utilizes 400,000 gallons per day;

however, the 40 acre site provides the

opportunity to add additional treat-

ment processes as well as to double

the size of the constructed facility

as needed. In addition, the facility

utilizes the existing 24 inch main line

within the SH 119 right-of-way.

The system is also supported by an

18-inch sewer line under Main Street

and eight-inch lines within the right-

of-way of most of the areas streets

including: Gregory St., Chase Street,

and High Street.

All new developments are responsible

for adequate infrastructure to support

the planned uses and densities. For

example, new development on the me-

sas/high points in Black Hawk must

construct the appropriate sewer line to

meet up with the main line network in

the City.

StormSewerSystemThe Storm Water Master Plan com-

pleted in 2001 describes stormwater

management improvements.


46

PROJECT DESIGN1

The North Clear Creek channel

currently can only withstand the

10-year event without overflowing

north of Black Hawk Street and SH

119. Similarly, Gregory Gulch is not

suited to withstand the 10-year flood,

while seventy percent of flooding

is discharged onto Main Street. The

primary concern for Chase Gulch is

associated with debris transport and

erosion, although flooding is still

an issue as the gulch is ill suited to

handle floodwaters.

The Storm Water Master Plan identi-

fies numerous streets that with im-

provements would reduce the existing

hazardous conditions in the event of

a flood.

The City is in the process of imple-

menting these recommendations

and has completed improvements on

Miner’s Mesa Road, Horn Street, and

Bobtail Street

TelephoneSystemQwest currently provides basic

telephone service to Black Hawk and

AT&T, Sprint, and Verizon provide

cellular services. Qwest also provides

T-1 cable connections to the City

while some wireless connections

are available in the county. The City

currently operates on a 1-feed system

but should ultimately have a 2 loop

system. There are telecommunication

lines within the Main Street right-of-

way and some residential streets.

These services are subject to constant

change and applicants should be sure

to confirm all current conditions and

suppliers.

ElectricalPowerandNaturalGasCurrently, there is Xcel electrical

and gas line infrastructure within

the Main Street right-of-way and

overhead along Gregory Street. The

construction of the Southern Access

Road might require the dormant load

to come back on line because of the

economic development the new road

construction will spur.

New electrical infrastructure is con-

structed on a by-need by-use basis for

areas outside the developed down-

town. New development is expected

to provide the necessary electrical

infrastructure to meet the needs of the

planned development. The developer

pays the infrastructure costs while

Excel energy constructs the required

lines; however, the developer receives

a construction allowance/refund

depending on the land use and energy

consumption over time.

CableandWirelessServicesCurrently, cable and wireless ser-

vices are available at most locations

throughout the city, provided by a va-

riety of private commercial interests.


47

PROJECT DESIGN 1

Other ServicesReview and present documentation

regarding any services, including

emergency city services, that will be

required for the anticipated project.

FireServicesThe fire station is located on a 0.3

acre site on SH 119 just north of

Chase Street, where a new facility

was constructed in 1995.

The fire department currently has

approximately 28 fire fighters/EMTs

and civilian staff. Black Hawk pri-

vately contracts ambulance service

and paramedic support.

PoliceServicesThe rehabilitated, historic Black

Hawk Schoolhouse is home to the

Black Hawk Police Department.

There are over 35 police employees

that serve Black Hawk residents

including officers and civilian staff.

The number of sworn officers has

increased 30% since 1996.

WasteRemovalandProcessingTo ensure compliance with Black

Hawk Zoning Codes, any available

details regarding waste processing

and waste removal that are anticipat-

ed for project use should be itemized

and detailed.

MunicipalTrashPickupNon-hazardous municipal trash

pickup is currently available to all

residential properties within Black

Hawk.

AirCleaningSections of the Black Hawk Zoning

Code specifically detail air handling

and air cleaning requirements as-

sociated with a variety of different

commercial operations. CP&D should

be consulted to determine the most

current guidelines.

Special StudiesIf required by the Department of

Public Works or CP&D, you may

also be expected to provide a Traffic

Impact Study, Environmental Report,

or Geotechnical Report and Feasibil-

ity Study.

Adjacent PropertiesCity guidelines call for the sensitiv-

ity of new development to adjacent

properties and buildings. Use maps,

analysis reports and photos to docu-

ment all adjacent properties.

The analysis should include:

• Adjacent property use.

• The ratio of buildings or

structures to open space.

• Locate all non-historic buildings

on the site, keyed to photographs.

• Locate all historic buildings,

transportation, mining and other

historic evidence on a site map,

keyed to photographs.

• Locate prominent geological

features on a site map, keyed

to photographs.

• Locate prominent vegetation groups

and mature existing trees greater

than three-inch caliper on a site

map, keyed to photographs.

• Locate transportation access on a

site map, keyed to photographs.

This should include pedestrian,

automobile and public transporta-

tion routes.

• Document utility and service

access.


48

PROJECT DESIGN1

NOTES

49

PROJECT DESIGN 1

NOTES

50

PROJECT DESIGN1

NOTES

SITE DESIGN2

5�

SITE DESIGN2

Site Design ChecklistThe proposed site development plan shall be prepared by a qualified professional

(architect, landscape architect or engineer) and drawn on one (1) or more sheets

of paper measuring twenty-four (24) by thirty-six (36) inches with a minimum

scale of one (1) inch equals fifty (50) feet unless a different scale or size of paper

is approved by CP&D staff. All drawings must also be submitted in tif or pdf

format. Each site development plan will be signed by the applicant.

The site development plan shall contain the following information:

____ Date of preparation.

____ Name and address of preparer.

____ Name and address of Project and owner or developer.

____ North arrow with written and graphic scale.

____ Vicinity map showing the relationship of the site to the surrounding area

within a one-half-mile radius.

____ Gross acreage, lot acreage and net acreage of each proposed use, as well

as the number of dwelling units (when applicable) and the number of

buildings and gross floor area (when applicable).

____ Longitudinal and transverse schematic building sections showing

proposed site disturbance and relationship of proposed building(s)

to existing and proposed site topography.

____ Number of all parking stalls, including number of compact car and

handicap parking spaces.

____ Existing grading and drainage information on the site drawn at five (5)

foot intervals and related to United States Geological Survey (USGS)

datum, as well as finished grades and contours proposed by the

applicant.

____ Size and location of all existing and proposed public and private utility

and emergency easements or other right-of-way.

____ Setback dimensions of all proposed structures, all historic resources,

and all other existing structures which are to be retained on the site.

After CP&D determines that the survey of

conditions is complete and the proposed new uses

meet Zoning District requirements, the applicant

should prepare site plans in concert with the

historic context of Black Hawk.

This section presents the guidelines that govern

the evaluation of site design. Designs must be

suitable to the building type model and the Zoning

District. They must respond appropriately to

existing property conditions as documented by

the site survey. Site plans should be presented and

approved for design guideline compliance

by CP&D before they are fully detailed

and finalized.

SITE DESIGN CHECKLIST

(previous page) Historic photo of Black Hawk, Courtesy Denver Public Library Western History Collection.

53

SITE DESIGN 2

Site Design Checklist, continued____ Proposed location, dimensions and names of adjacent streets and

proposed internal streets showing center line radii and curb return radii.

____ Proposed location and dimensions of bike/pedestrian paths and

walkways, including provisions for ADA accessibility.

____ Proposed layout of the parking lot, including location and dimensions

of parking spaces, curb islands, internal planter strips, maneuvering

aisles, location and dimension of on-site vendor delivery areas and

access driveways with indication of direction of travel.

____ Proposed location of exterior lighting, signage and fencing to divide

properties and to screen mechanical equipment and trash receptacles.

____ Existence of any specific historic and physical features on the site,

including drainage ways, lakes, buildings and structures.

____ The site development plan must indicate which physical features will be

retained. The location of adjacent properties and their physical features

within fifty (50) feet of the property line shall be identified, including

setback dimensions of adjacent structures.

____ Location of all existing trees greater than three-inch caliper, the location

of all large aspen groupings, the location of trees that will be retained.

____ Location of all existing and proposed recreational amenities such

as open play areas, swimming pools, tennis courts, tot lots and

similar facilities.

____ Proposed location and dimensions of all site areas to be landscaped.

____ A series of 3” x 5” photos showing a 360 degree panoramic view as seen

from the site. North will be identified on one of the photos in the series.



Municipal Code.

SITE DESIGN CHECKLIST

54

SITE DESIGN2

According to Black Hawk design review

principles, site design should protect and

reinforce the historic character of the city.

This section presents an overview of historic

site design along with a site design context for

each of the three building type models in

Black Hawk; houses, commercial buildings,

and industrial buildings.

Historical Overview of Black Hawk Site Design Historically, buildings in Black Hawk

were located for practical reasons

such as proximity to the creek, roads

and railroads; to escape industrial

noise, waste, and flooding; to moder-

ate the extreme climate and topog-

raphy; and to gain the best possible

access to sunlight in the narrow Clear

Creek valley. The landscape was then

modified and the buildings designed

to respond to the nature and short-

comings of the chosen site.

Between 1900, when the economic

fortunes of Black Hawk went into

decline, and 1970, when historic

survey work began, over half of the

city’s original buildings were demol-

ished. As a result, the best way to

understand Black Hawk’s original site

planning is to examine the historic

photographs and the Sanborn Fire In-

surance Maps of the late 19th century.

The size and shape of the building

footprints that appear on these maps

show a clear pattern of individual

neighborhoods, each with its distinct

identity. Residential neighborhoods

are located largely on higher ground

surrounding the city. The commercial

district is densely built around the

intersection of Gregory, Black Hawk

and Main Streets. Industrial com-

plexes sprawl along the creek among

smaller industrial and commercial

buildings, with some residences.

Institutional buildings dominate the

most prominent intersection of the

commercial district.

But, as historic photographs show, the

compression of these neighborhoods

in the narrow valleys still resulted in

the close proximity and remarkable

juxtaposition of all of these buildings

types.

See pages 36 and 40 for resources

on historic photographic and map

research for Black Hawk and other

historic mining towns, buildings and

structures in the state of Colorado.

HISTORIC CONTEXT

55

SITE DESIGN 2

History of ResidentialSite DesignEarly Black Hawk residential areas,

largely located on higher ground,

were scattered on the hillsides out of

the way of flash floods, and above the

heavy smoke and noise of the mills.

They surrounded the core of Black

Hawk, appearing on upper Gregory

Gulch (toward Central City), Church

and High Streets, along the south-fac-

ing hill above the commercial district,

along North Clear Creek, and on the

north-facing hillside at the mouth of

Chase Gulch and Marchant Streets.

A few structures also were located on

Upper Bobtail Street, on the north-

facing hill above Gregory Street.

The planning of residential neighbor-

hoods responded to the steep terrain

of Black Hawk, with narrow curvilin-

ear streets that followed the gulches

and hills. Sometimes these streets

were connected vertically with steep

wooden staircases. Dry-stacked stone

retaining walls or wood cribbing cre-

ated terraces for building sites and to

hold road beds on the steep slopes of

the hillside. Streets were often single

loaded, meaning that structures are

located only on one side of the street.

The homes themselves were gener-

ally sited on small, narrow terraced

lots, located between the narrow street

and a hillside behind. Their entrances

were oriented toward the street. Nar-

row side yards separated most of the

houses from each other. Some lots

had room for only a small yard and

the house itself. Others had outbuild-

ings such as privies, storage sheds and

barns. The lot perimeter, especially

the front edge, were defined by walls

and fences. Today, many original

home sites survive with fences and

walls, but most outbuildings have

been lost.

A distinct row of houses also ap-

peared around “Old” Main Street, and

individual houses were scattered

throughout the commercial and indus-

trial areas of the city. Small rows of

worker dwellings and boarding houses

often faced or backed onto industrial

complexes.

In spite of the city’s decline and the

loss of many houses, the general

character of the residential areas has

survived, albeit in a reduced scale.

HISTORIC CONTEXT

Stone retaining walls were used to terrace land for residential neighborhoods.

Streets on steep hillsides were sometimes connectedvertically with wooden stairways.

56

SITE DESIGN2

History of CommercialSite DesignPhotos and maps from Black Hawk’s

initial boom period show the com-

mercial center around the intersection

of Gregory, Black Hawk and Main

Streets was already densely built.

All the buildings in the commercial

core were one to three stories in

height, their facades fronting directly

onto the public sidewalk or street at

grade. They filled the width of their

lots, immediately adjacent to the ad-

joining buildings or with only narrow

walkways between. From street level,

the effect of this tightly-sited set of

wooden and brick facades was to give

a built-up and solid look to what was

actually a small town center.

Larger gaps appears between build-

ings and small, intermittent setbacks

occurred only at acute street corners,

the periphery of the core commercial

area, or where the block was inter-

rupted by alleys or other transporta-

tion right-of-ways.

While Gregory Street served as the

main artery to Central City, it also

was the channel for drainage in

Gregory Gulch, and periodic flooding

deposited enormous amounts of silt

and mud onto Black Hawk streets.

In part as a result of this flooding,

the road between Black Hawk and

Central City was raised approximately

two feet. This changed the relation-

ship that many buildings had to the

road, causing some floors to be raised,

doors to be shortened and entry steps

to be removed. This historic altera-

tion sets a precedent for more recent

changes in sidewalk grades.

HISTORIC CONTEXT

Historic commercial buildings front directly on the public sidewalk and fill the width of their lots.

57

SITE DESIGN 2

HISTORIC CONTEXT

History of IndustrialSite DesignIndustrial expansion represented the

greatest growth in Black Hawk during

it’s peak years of development, the

1880s and 1890s.

Stamping and concentrating mills

were the largest industrial buildings.

Located on either side of Clear Creek,

they were often huge, complex build-

ings that stepped down the adjoining

hillsides, often stabilized by retaining

walls or cribbing.

Raw ore was delivered to the highest

point of the structure by roads and

train lines cut into the slope behind

or on elevated trestles constructed of

rough timbers. There, the ore began

a series of gravity-fed processes that

freed the gold from the ore. Road or

rail transportation was also located

at the foot the mill buildings for the

delivery of processing supplies, fed by

rail lines threading the canyon floor.

Just beyond the town center, the in-

dustrial mill district fanned out along

North Clear Creek. A wooden railroad

trestle cut across Gregory Street,

through the main commercial district

of the city, in order to serve these

mills. At the corner of Black Hawk

and Main Streets, industrial activi-

ties at times literally spilled into the

commercial center, although most of

the industrial buildings were centered

along the creek, first, at the mouth of

Chase Gulch at the foot of Bates Hill;

and second, below the commercial

core. Similar development appeared at

the mouth of Fourmile Gulch.

Smelters, foundries and other in-

dustrial buildings were located on

the most level portions of the valley

floor, adjacent to the creek and amid a

tangle of rail lines.

All these industrial buildings were

arranged more irregularly than the

commercial buildings in the core of

the city. Most were free-standing,

separated from other buildings by

large yards for storage, waste hand-

ling, loading and future expansion.

They varied dramatically in size, from

very large to the size of a small house.

Around the buildings, ramps provided

entry to delivery wagons and rail cars.

By the late 1890s, individual build-

ings were sited more closely together

and the size of the individual build-

ings increased, most notably in the

large mills between the mouths of

Chase and Gregory Gulches.

Historic industrial buildings were arranged more irregulary than commercial buildings.

58

SITE DESIGN2

Retain existing natural slope patterns, follow the existing terrain, and avoid rock outcroppings.

AA

Plans for site design will be evaluated according to their appropriate treatment of :

historic resources 58natural resources 58

the location and orientation of: adjacent properties 6�primary buildings 6�secondary buildings and structures 63surface parking lots 63parking structures 64landscaping 65

their successful integration and relationship with:transportation infrastructure 67utility infrastructure 7�service equipment 7�other services 7�

and their compliance with:site regulations for specific zoning districts 7�

Historic Resources Respect the character of historic

site features, incorporating historic

primary and secondary buildings,

outbuildings, railroad beds, retaining

walls and roads, in new development.

Do not remove or relocate historic

resources. This diminishes their his-

toric significance and their contribu-

tion to the character of Black Hawk.

Rehabilitation of historic struc-

tures may not be delayed for any rea-

son. If any historic structure is located

on the parcel to be developed, it must

be rehabilitated in the first phase of

development. A time limit may apply

for completion of reconstruction of

disassembled details and/or a perfor-

mance bond may be required.

All construction activity includ-

ing excavation, drilling or blasting

must be planned to avoid damage to

historic structures.

Section 3 – Building Design, page

76, addresses additions to historic

resources. Section IV, Detail and

Material, page 104, addresses the res-

toration and rehabilitation of historic

resources.

Natural Resources Historically, the hillsides were

stripped of trees and frequently dis-

turbed by excavation, but in general

the cuts created in the past were less

extensive than those that can be ac-

complished today. To retain a sense of

the historic landscape, projects should

minimize disruption to the existing

natural site features.

The site plan should address

exactly which natural features will

be maintained, preserved, restored,

altered, rehabilitated, removed or

relocated.

GUIDELINES

59

SITE DESIGN 2

No slope created by new cuts or

fills may exceed 3:1.

Visually minimize the impact of

any cuts with earth berms, rock forms,

or stone retaining walls.

On sloped sites, terracing land by

backfilling a series of retaining walls

is preferred. This technique was used

historically in Black Hawk, and its

use will visually connect new and

historic development.

All land visible from a public

right-of-way that a city official deems

hazardous should be stabilized.

BB

CC

DD

Appropriate reclamation methods

include plantings, concrete retaining

walls faced with native stone or wood

cribbing, and natural rock in a stable

condition.

Using mesh or netting of any

kind is an inappropriate reclamation

method and may only be used as a

temporary device to help establish

vegetation, under the condition that it

will be entirely obscured in two years.

GUIDELINES

TopographyandGrade

Existing topography should be

maintained whenever possible. Retain

existing natural slope patterns, follow

the existing terrain, and avoid rock

outcroppings.

Where natural rock remains in

stable condition, retain it in its exist-

ing condition.

Use accepted engineering tech-

niques to avoid or mitigate hazardous

topographic or grade conditions.

Minimize cuts and fills that would

alter the perceived natural topography

of the site.

AA

On sloped sites, terrace land by backfilling a series of retaining walls.DD Visually minimize cuts with earth berms,

rock forms, or stone retaining walls.CC No slope created by new cuts or

fill may exceed 3:1.BB

3

1

The uses of cementitious or plas-

tic coverings, such as gunite, are ap-

propriate only when they are finished

to resemble the surrounding rock, and

only when they are not visible from

the public right-of-way.

Where any existing rock retaining

walls are removed, an equal amount

of rock wall shall be constructed as

part of the project.

Where retaining walls are not pos-

sible, step foundation walls to follow

the existing grade.

EE

On sloped sites, step foundation walls to follow existing grade.EE

60

SITE DESIGN2

WaterPatternsandFloodExposure Retain existing natural drainage

patterns and respect and follow the

existing terrain.

EstablishedVegetation Retain and respect existing veg-

etation and established native plant-

ings, which shall be identified on the

proposed landscape plan.

Protect established vegetation dur-

ing construction to avoid damage.

Established trees measuring four

inches in diameter and larger than

five feet in height above ground level

should be retained in their original

location.

Damaged or diseased trees must

be replaced.

Provide positive open space in all

projects where portions of the site are

not developed.

Outdoor areas should be designed

and treated with a particular functions

in mind such as gardens, pedestrian

areas, outdoor dining, and play areas.

Buildings should be located and

designed to accommodate any natural

features or limitations of the particu-

lar site.

Views Develop scenic overlooks acces-

sible from the public way.

Preserve views of scenic, historic

and natural features.

Position buildings on the site to

maintain significant view corridors.

Screen construction sites that will

negatively impact scenic views for

more than one building season.

AA

BB

AccesstoSun Maximize solar access for all

properties in Black Hawk. This is

especially true for developments that

may impact residential areas, where

solar access may be useful as an en-

ergy conservation measure.

New development should mini-

mize shading of adjacent properties.

In some cases, HARC may ask for

shading studies to determine the

shading impact of a proposed devel-

opment.

CC

GUIDELINES

Develop scenic overlooks accessible from the public way.AA Preserve views of scenic, historic, and natural features.BB Design new buildings to maximize solar access for adjacent buildings.CCC

6�

SITE DESIGN 2

GUIDELINES

Adjacent Properties Consider adjacent sites in devel-

oping the project plan. In all project

planning, take care to minimize any

adverse effects to adjacent sites.

Provide open space along the

property perimeter to create a visual

separation between land uses.

Use plantings, fences and walls to

form a buffer between properties and

screen dissimilar uses from view.

Be particularly sensitive to ad-

jacent residential and historic sites,

especially in the location and design

of utility enclosures and service areas.

DD

Use plantings, fences, and walls as a buffer between adjacent properties with dissimilar uses.DD

Complement adjacent existing or

planned developments in the location

and orientation of buildings and struc-

tures, their massing and scale, and the

location of entrances and windows.

Plan transportation and circula-

tion patterns to minimize any nega-

tive physical and aesthetic impact on

adjacent properties.

If adjacent to Clear Creek, con-

sider it an amenity, orient buildings in

relation to it, and incorporate creek-

side improvements into site use and

building plans.

Consider opportunities for coop-

erative site planning with adjacent

landowners, especially to minimize

land area devoted to driveways, park-

ing, and service areas.

EE

FF

Design drainage systems and

storm water detention basins as ame-

nities, ensuring that project plans do

not cause water to drain onto adjacent

properties.

Where construction activities

might disturb adjacent landscaping or

other site features, include their resto-

ration or replacement in project plans.

Consider opportunities for cooperative site planning with adjacent landowners.FF

Shared parking and delivery

If adjacent to Clear Creek, orient the building to both the creek and the street.EE

Clear Creek

6�

SITE DESIGN2

Primary Buildings Locate new buildings and struc-

tures to respect and accommodate any

existing historic resources on the site.

Locate all new buildings and

structures in accordance with the set-

back guidelines for each given Zoning

District. The guidelines reflect the va-

riety of setback and spacing patterns

seen historically in each District.

Locate new buildings and struc-

tures to respect and accommodate

existing site contours, significant veg-

etation, significant rock outcroppings,

and any natural limitations of the site.

In some areas, buildings align

within a range of uniform, historic

setbacks. In others, such as residential

or industrial areas, greater flexibility

in the siting of a new building is al-

lowed. In areas where buildings did

not exist historically, significant set-

backs are defined to retain the visual

impression of natural open space.

Some exceptions are provided in

the zoning ordinance for the averag-

ing of setbacks, or the setback of a

new facade from an abutting historic

facade to distinguish new from old.

AA

Large projects should include a

variety of buildings setbacks, reflect-

ing a cluster of smaller historic build-

ings or a single large mill building.

Orient buildings toward the street,

pedestrian ways and, if applicable,

Clear Creek, following the natural

contours of the site.

The building facade should be

aligned with and oriented in the same

direction as nearby historic buildings

in the zoning district.

BB

The primary entrance of the build-

ing should be oriented in the same


in the zoning district.

Clearly define primary building

entrances, orienting them toward the

street.

Locate secondary entrances and

exits for easy and clear access to

streets, sidewalks, pedestrian ways,

and parking areas.

GUIDELINES

Locate new buildings around existing site contours, significant vegetation, and other natural site limitations.

AA Building facades should be aligned with and oriented in the same direction as nearby historic buildings.BB

Where buildings are sited between

the historic core and the street above,

primary entrances should face both

streets.

63

SITE DESIGN 2

Secondary Buildings and Structures Locating some building functions

in secondary structures is strongly

encouraged. Consider secondary struc-

tures for valet parking, retail shops,

garages and service storage facilities.

Traditionally, some functions were

housed in separate buildings on the

site. By dispersing uses into a com-

plex of detached structures, the overall

perceived mass of the development is

minimized.

Secondary buildings and structures

should be sited in accordance with the

guidelines for primary building loca-

tion and orientation.

Surface Parking Lots Locate parking lots to align with

existing site contours and avoid trees

and rock outcroppings.

Locate surface parking lots beside

or behind buildings on the site.

Surface parking lots should be

linearly shaped.

Minimize the visual impact of

surface parking lots as seen from the

street.

CC

When located on sloped areas,

surface parking lots should run paral-

lel to existing site contours.

Screen parking lots from the street

and pedestrian walkways with visu-

ally interesting landscaping including

plant beds, stone walls and/or fences.

DD

Six foot high screens of solid

wood, brick or other natural materials

should created a buffer between com-

mercial parking lots and service areas

and adjacent residential properties.

Consider the turning radius needs

of snow plows when designing land-

scaped islands.

EE

GUIDELINES

Screen commercial parking lots from adjacent residential areas.EE

Screen parking lots from the street and pedestrian walkways with landscaping, stone walls, or fences.DD

Locate surface parking beside or behind buildings.CC

64

SITE DESIGN2

GUIDELINES

Parking lots of extensive paved

areas with curbs and gutters are dis-

couraged.

A minimum of 5% of all parking

lots shall be landscaped, exclusive of

any required front yard landscaping

and streetscape.

Landscaped areas cannot be

calculated as part of property parking

requirements.

Protect landscaped areas in park-

ing lots to minimize damage by auto-

mobiles. Landscaped areas should not

be overhung by parked vehicles.

AA

The interior of larger parking lots

should be broken up by retained natu-

ral features or new landscaping.

At least one tree should be pro-

vided for every twelve parking spaces.

Integrate parking facilities with

adjacent land uses by using materials

and parking signs that are predomi-

nate and are compatible with those in

general use in the area.

BB A few large planting areas will

generally be more practical than

smaller islands of landscaping since

parking lots must sometimes be used

for temporary snow storage dur-

ing winter months. Snow-melting is

encouraged to minimize landscape

damage.

Parking Structures Locate parking structures to align

with existing site contours and avoid

trees and rock outcroppings.

Parking structures should not

dominate the surrounding streetscape.

Screen parking areas and related light-

ing from view.

Design parking structures to be

compatible with buildings in the sur-

rounding area.

Parking structures will screen

automobiles from view.

Design parking structures to allow

spaces for active uses at the sidewalk.

This may be accomplished by design-

ing below grade parking or by having

retail or personal service space along

the street frontage.

Design parking structures so that

there is quick access and clear, sepa-

rate pedestrian routes to the outside.

Parking lots should be broken up by retained natural features or new landscaping.BB Protect landscaped areas in parking lots from damage by automobiles.AA

65

SITE DESIGN 2

Cluster trees and shrubbery provide variety and a more naturalistic appearance to the streetscape.CC

Landscaping Historic landscaping was simple

and modest, reflecting the economy

and climate of early Black Hawk.

Contemporary landscape concepts

that convey this same simple charac-

ter are encouraged.

Landscaping may also reinforce

the character of the natural landscapes

surrounding Black Hawk.

Landscaping should be located

to accentuate landmarks or focal

points on a site, including building

entrances.

CC

GUIDELINES

Landscaping should provide a

colorful and attractive pedestrian ex-

perience, including shade in summer

and sunlight in winter.

Landscaping may be used to

screen service and storage areas lo-

cated at grade.

Provide screens of hedges, fences

and low rock walls to buffer the visual

effects of hillside cuts and the visual

impact of parking and service areas.

DD

Buffer the visual impact of hillside cuts with screens of hedges, fences, or low rock walls.DD

Any undeveloped portions of a

site not used for buildings, parking,

driveways, sidewalks, or other specific

uses shall be landscaped.

All undeveloped building areas

within partially developed commer-

cial or industrial sites should be land-

scaped with a ground cover to control

dust and erosion.

Any disturbed sites must be

reclaimed by landscaping as a part of

construction.

EE Use efficient irrigation techniques,

using separate areas or zones of water

use in planning layouts.

Irrigation systems may be tempo-

rary if proper soil preparation and in-

digenous or low water use plants and

water absorbing polymers are used.

Any part of a site not used for buildings, parking, driveways, sidewalks, or other specific uses shall be landscaped.EE

66

SITE DESIGN2

GUIDELINES

A natural appearance should

be sought in landscaping drainage

areas on the site. Line open drain-

age ways as rock-lined amenities and

use vegetation to provide accents. An

“engineered” appearance or a ditch-

like appearance is not acceptable.

Minimize the use of exposed man-

made materials such as concrete and

corrugated metal.

A planting strip that is a mini-

mum of four (4) feet wide shall be

provided. This landscaping shall be

in addition to the required streetscape

zone.

AA All development should be sited

to create pocket parks or green spaces


provide, at minimum, seating and

landscaping.

Public art is encouraged.

Where a ten (10) foot side land-

scape strip is required, it shall be

provided between the public right-of-

way and any buildings, fences, wall,

parking lots, loading areas, storage

areas, or other improvements by the

developer in all non-residential or

multi-family projects.

BB

CC

Where parking lots abut a side-

walk or other pedestrian way, the edge

shall be landscaped.

Use of planters, low walls, boul-

ders and other features is encouraged

to create an attractive appearance

along the public streets.

Landscaping cannot be used to

screen concrete foundations, the foun-

dations should be minimized - not

screened.

In any multi-family project con-

taining four or more units, a mini-

mum of two trees per dwelling unit

should be provided, exclusive of trees

required in the streetscape and perim-

eter landscaping used for screening or

buffering.

All landscaped areas adjacent to

vehicular parking and access areas

should be protected by an approved

method to minimize damage to land-

scaping by vehicular traffic.

Site development to create pocket parks or green spaces.BB Develop open drainage ways as rock-lined amenities with vegetation as accent. Minimize the use of exposed man-made materials.AA

67

SITE DESIGN 2

Incorporate public art elements into landscape plans.CC

Transportation InfrastructureRoadways Minimize the number of access

points or collector streets between the

development and arterial streets. Arte-

rial street means any state or federal

numbered highway, or any other street

having a right-of-way width greater

than sixty (60) feet.

Consider plans that provide for

compact streets and shared drives to

minimize the area of paved surfaces,

using shared curb cuts where feasible.

Locate any roadways on the site

to align with existing site contours,

avoiding trees and rock outcroppings.

Minimize hillside cuts and the

visual appearance of all roads, drives

and parking areas.

Provide and coordinate emer-

gency vehicle and fire response access

to new developments with the Fire

Chief.

Service drives in the side setback

are permissible only if the two adja-

cent property owners sign a formal,

legal agreement to that effect.

DD

GUIDELINES

Minimize cuts into the hillside for roads, drives, and parking areas.DD

68

SITE DESIGN2

Streetscape Depending on the District, pro-

vide a 10 or 15 foot streetscape zone

along the edge of streets to maintain a

clear separation between the road and

the site.

The streetscape zone must include

a public sidewalk and street lighting.

The streetscape zone may also

include plazas, terraces and other

outdoor spaces.

The minimum sidewalk width

must meet current standards for ac-

cessibility and ramps must be pro-

vided as necessary.

When front yards separate the

sidewalk from building facades, they

should be maintained and incorpo-

rated into the site design.

In residential areas, the property

perimeter should be defined by a wall

or fence, as was typical historically.

AA

BB

CC

The streetscape zone includes sidewalks, plazas, terraces, and other outdoor spaces with lighting and other public amenities.

BB Streetscapes provide a clear separation between roadways and adjacent buildings.AA

Walls or fences are used to define property edges in residential areas.CC

GUIDELINES

69

SITE DESIGN 2

GUIDELINES

PedestrianWays The development of safe, attrac-

tive pedestrian ways is a high priority

for the city and should be incorpo-

rated into all development projects to

promote pedestrian activity to mini-

mize dependence upon automobiles.

Locate pedestrian ways to align

with existing site contours and avoid

trees and rock outcroppings.

In many cases, construction of

a sidewalk along the street frontage

constitutes a pedestrian way. In other

cases, providing paths though parcels

or along specially designated routes

may be required.

Pedestrian ways should provide

an adequate system of sidewalks or

an off road system of pedestrian and

bicycle trails of a minimum of 10 feet

in width.

Locate pedestrian ways to follow

existing site contours.

Pedestrian ways should connect

with adjacent properties at intervals of

not more than 250 feet.

DD Rear and side building setbacks

may include a pedestrian way where

a connection to other properties is

needed.

Pedestrian circulation, drop-off

and a waiting areas should be clearly

defined and distinct from vehicular

circulation areas.

Consider using historic roads and

railroad beds for pedestrian ways.

Construction of stairs and steps is

encouraged in steep areas.

Pedestrian ways should be incorporated into all development projects.DD

70

SITE DESIGN2

GUIDELINES

Pedestrian ways should have a

modest, low-key appearance to sup-

port the sense of a natural setting.

In certain Districts, elevated,

roofed pedestrian walkways or bridg-

es that connect two or more buildings

may be appropriate.

Elevated walkways or bridges

should be relatively narrow to mini-

mize shading of ground level walk-

ways. In general, bridges less than 10

feet wide are appropriate.

CC

DD

Pedestrian ways should support the sense of a natural setting.CC

Pedestrian ways should allow access to Clear Creek.BB

Elevated pedestrian bridges that connect buildings are appropriate in certain districts.DD

Provide a pedestrian way along

the edge of parcels that abut the gam-

ing or residential districts, providing

a pedestrian-friendly edge to develop-

ments.

Pedestrian ways should include

landscaping as a buffer.

Pedestrian ways may include pla-

zas, terraces and other outdoor spaces.

Pedestrian ways should be well-lit.

Pedestrian ways that allow public

access to the Creek shall be provided.

Pedestrian ways that create a fes-

tive atmosphere or that are extensions

of activities, such as outdoor dining or

display areas, are encouraged.

AA

BB

Provide pedestrian-friendly, human- scaled edges to developments.AA

7�

SITE DESIGN 2

Screen rooftop mechanical equipment where visible from above and below.EE

Utility Infrastructure All new utility lines shall be un-

derground.

Wind powered generators or other

energy devices should be located in

rear or side yards away from public

view. Their height will be determined

by the height of the principal structure

and they should be painted to blend

with or match the adjacent buildings

or natural surroundings.

Solar collection devices that are

not attached to building should be

located only in the side or rear yards

and screened.

Antennas and satellite receiving

dishes should be located where they

are not visible from any major street

or pedestrian walkway.

Service Equipment Minimize the appearance of utility

lines, utility service boxes, mechani-

cal equipment, heating and ventilat-

ing systems, service equipment, and

transformers, or locate them out of

public view.

Locate utility meters and util-

ity access fixtures, transformers, and

terminals away from pedestrian areas

and main entrances.

Do not place mechanical and

electrical equipment on the exterior of

primary, character-defining facades.

Mechanical equipment attached to

the side or roof of a building, includ-

ing vents, shall be incorporated into

architectural elements of the building.

Exposed rooftop equipment is

allowed by special permission only

within the Commercial Core District.

In all other districts, all rooftop equip-

ment must be screened so that it is not

visible when viewed from the street.

Window air conditioning units,

condenser elements, or any vents

should not be located on the front fa-

cades nor on facades facing developed

pedestrian walkways.

Carefully address HVAC and me-

chanical installations issues such as

heat-tape and insulation when located

immediately adjacent to bedrock.

EEOther Services Conduct discussions with code

and safety services city staff to deter-

mine any site design issues that may

impact emergency services accessibil-

ity.

GUIDELINES

7�

SITE DESIGN2

Minimum Lot Size by District

Historic Residential 2,400 square feet

Rural Residential 3 acres or 30,000 square feet

Environmental Character Preservation 5 acres

Commercial/Business Services 20,000 square feet

Core Gaming 2,000 square feet

Millsite Gaming 4,000 square feet

Transitional Gaming 4,000 square feet

Hillside Development - Mixed Use 20,000 square feet

Low Intensity - Mixed Use 20,000 square feet

Limited Industrial 4,000 square feet

Minimum Lot Dimensions by District Deep WideHistoric Residential 60 feet 40 feet

Rural Residential 150 feet 150 feet

Environmental Character Preservation 200 feet 200 feet

Commercial/Business Services 150 feet 150 feet

Core Gaming 50 feet 40 feet

Millsite Gaming 100 feet 40 feet

Transitional Gaming 100 feet 40 feet

Hillside Development - Mixed Use 50 feet 75 feet

Low Intensity - Mixed Use 150 feet 150 feet

Limited Industrial 100 feet 40 feet

Setbacks by District Front SidesRearHistoric Residential 12 feet 7 feet 7 feet

Historic Residential Garage 18 feet from roadway

Rural Residential 20 feet 20 feet 20 feet

Environmental Character Preservation 25 feet 25 feet 25 feet

Commercial/Business Services 10 feet 10 feet 10 feet

Minimum distance from the ordinary

high water line, North Clear Creek 20 feet

Core Gaming 10 feet 0 feet 0 feet

Millsite Gaming 10 feet 15 feet 10 feet

Transitional Gaming 10 feet 3 feet 10 feet

Minimum distance from the ordinary

high water line, North Clear Creek 20 feet

Hillside Development - Mixed Use 10 feet 10 feet 20 feet

Low Intensity - Mixed Use 25 feet 15 feet 15 feet

Limited Industrial 25 feet 10 feet 20 feet

GUIDELINES

73

SITE DESIGN 2

NOTES

74

SITE DESIGN2

NOTES

BUILDING DESIGN3

76

BUILDING DESIGN3

After CP&D determines that the site design is

complete, the applicant should prepare building

plans in concert with the historic context of

Black Hawk.

This section presents the design guidelines that

govern the evaluation of plans for building design.

Design must be suitable to the building type model,

site design, adjacent properties, surrounding block,

and Zoning District. Buildings must be designed to

preserve the historic character of Black Hawk as

visible from major right-of-ways and by pedestri-

ans on the street.

BUILDING DESIGN CHECKLIST

Building Design ChecklistThe proposed building design plans and renderings shall be prepared by a quali-

fied professional, architect and drawn on one (1) or more sheets of paper measur-

ing twenty-four (24) by thirty-six (36) inches with a minimum scale of one (1)

inch equals fifty (50) feet unless a different scale or size of paper is approved by

CP&D. All drawings must also be submitted in tif or pdf format. Each site devel-

opment plan will be signed by the applicant.

The building design application shall include the following:



____ Name and address of Project and owner or developer.

____ North arrow with written and graphic scale.

____ Building envelope, size, and height of all proposed structures

and all existing structures which are to be retained on the site,

including approximate height and massing of structures on

immediately adjacent sites, shown graphically.

____ Finish floor elevations and floor to floor heights.

____ Front, rear and side elevations accurately depicting the finished

buildings or structures on the site. Identify pedestrian and vehicular

entry and exit points on the elevations. Identify proposed equipment

screens in two dissimilar elevations, such as front elevation and side

elevation. Show building protrusions such as awnings and roof

elements.

___ Longitudinal and transverse schematic building sections showing

proposed site disturbance and relationship of proposed building(s)

to existing and proposed site topography.

(previous page) Historic photo of Iron City Mill, Courtesy Denver Public Library Western History Collection.

77

BUILDING DESIGN 3

BUILDING DESIGN CHECKLIST

Building Design Checklist, continued

____ Perspective renderings showing the building in multiple oblique angles.

____ Scale models, photographs of similar structures or other similar

techniques may be submitted if authorized by CP&D staff.

____ An overview of proposed building finish materials and colors, shown in

relationship to colored primary and secondary building elevations,

mounted on twenty-four (24) by thirty-six (36) inch board(s).

The materials will be identified and may be a combination of actual

proposed material and color samples, and photo images of actual

materials.

____ Submissions for remodels and additions will include color photographs,

4” x 6”, minimum, of all elevations of the existing building(s) including

the roof if visible from the public right-of-way or an adjacent property.

____ A series of 3” x 5” photos showing a 360 degree panoramic view as

seen from the site. North will be identified on one of the photos in

the series.

____ Submissions for remodels and additions will include color photographs

4” x 6”, minimum, of all elevations of the existing building(s).



Municipal Code.

78

BUILDING DESIGN3

toward the street. Though most com-

monly one-story or one-and-a-half

stories, some two-story examples also

exist. Porches extend across part of

all of the front facade, and sometimes

to the side. The rear roof line often

had a shed roof. Third is the gable

end house, which has the gable end

of the roof facing the street and are

distinguished from rectangular houses

by their proportions. Gable Ends have

attached porches and reach one-and-a-

half or two-stories. Last is the hip roof

house, most of which appear to be

square in shape, although rectangular

examples exist. Porches are usually

attached and often extend the width

of the building. One and one-and-a-

half stories are most typical, although

there are a few two-story examples.

The buildings of Black Hawk are

“Victorian,” but the term indicates a

period of time, not an architectural

style. The Victorian era saw many

styles and combinations of stylistic

elements as one revival succeeded

another.

New buildings should protect and reinforce the

historic architectural character of Black Hawk,

avoiding styles and details that were not present

in the city’s past.

This section presents the historic context for the

design of each of the three building type models

in Black Hawk: houses, commercial buildings,

and industrial buildings.

Each serves as a resource for the preservation of

historic buildings and as a model for the design of

new buildings.

History of ResidentialBuilding DesignThe surviving historic homes in the

city accurately reflect the diversity of

residential architecture as it developed

in Black Hawk over the last half of

the 19th century. They all contribute

to the character of the setting and

establish a sense of visual continuity.

Houses in Black Hawk were most

frequently built of frame construc-

tion and clad with clapboard siding

of various detailing. The primary

entrance to the house faced the street,

usually defined by a porch. Windows

were vertically oriented, and typically

double-hung.

Four primary building plans appeared.

The first, known as the ell-shape

house is one of the most common in

Black Hawk. Generally it has an inter-

secting gable roof, a porch and a side

extension. Most ell-shape houses are

one-story; however, one-and-a-half

and two-story examples also exist.

The second is the rectangular shape

house, which are simple and rectan-

gular in shape. Most have a gable roof

that runs parallel to the street, though

a few were placed with gable end

HISTORIC CONTEXT

79

BUILDING DESIGN 3

In the East, houses of this style were

often stone and built in grand propor-

tions. In Black Hawk, the narrow

four-to-six inch exposed wood lap

siding was the most frequent exte-

rior material and houses were small,

without fireplaces, to conserve heat.

As the town became more established,

the simple Gothic home was embel-

lished with porches, bay windows and

cut-out trim known as “carpenter’s

lace,” and thus became known as the

Carpenter Gothic Style.

Hipped or “four-sided” roofs, with

double chimneys mark the Italianate

style, the next wave of Victorian-

era architecture. Some were built of

brick, others were clad with wood lap

siding. The Italianate style is noted by

several features: tall, narrow win-

dows, often topped with a keystone

arch, and deep, bracketed cornices.

A variant of this style, known as the

Villa Plan, appears in Black Hawk.

This house is characterized by square

towers with pointed, hipped roofs and

ornamental brackets under the eaves.

Still more houses in Black Hawk are

simply called vernacular style, which

really means no real style at all. Ver-

nacular simply indicates that a build-

ing has been constructed using native

materials and designs that are only

vaguely influenced by identifiable

architectural trends. Such buildings

cannot be clearly categorized within a

formal style.

HISTORIC CONTEXT

Example of historic residential building.

Example of historic residential buildings and hillside development.

Many times the residential styles are

not distinct, being mixed in happy

combinations with each other. The ir-

regular massing and cut-out patterned

siding of the Queen Anne style is pres-

ent in a number of structures. Greek

Revival style details are displayed in

pedimented window ornamentation.

The long sloping mansard roof is

indicative of a French Second Empire

style influence. Houses in Carpenter

Gothic and Italianate styles followed,

and predominated.

Black Hawk’s mining camp period

was characterized by the construc-

tion of simple log homes, more or

less temporary shelters. The earliest

permanent homes were built in a sim-

plified version of the Gothic Revival

Style. These houses can be recognized

by the steep, central gable roofs and

tall narrow windows. The use of a lan-

cet or pointed top window under the

central gable was also quite common.

80

BUILDING DESIGN3

History of CommercialBuilding DesignEarly commercial structures were

simple log construction. As the town

grew, these original rough buildings

were demolished or covered with

wood lap siding. Many had the false

fronts for which Western American

architecture is known.

These buildings were Vernacular style

which indicates that local customs

and materials took precedence over

any particular architectural style. Of-

ten first floor windows were used for

stores, having large display windows,

while the second floor houses offices

or living quarters, and had tall, narrow

windows. Details, such as painted

trim, window and doorway lintels

and brackets, provided architectural

richness. Dentil molding sometime

decorated roof cornices.

During the end of the nineteenth

century, the influence of various

revival styles began to affect commer-

cial structures in Black Hawk. Early

hotels were designed with hipped or

mansard roofs and boasted fine detail-

ing, reflecting the French Second

Empire style.

Brick construction and masonry

detailing brought the Italianate style

into focus on large buildings, while

some Queen Anne style brick pat-

terning appeared in later commercial

structures.

The Italianate style became especially

popular in commercial development,

as evidenced by various stylistic ele-

ments including ornate storefronts

with iron columns, bracketed entab-

latures, tall, slender arched windows,

some with radiating voussoirs and

keystones and some with multi-pane

windows. Italianate iron entabla-

tures were more elaborate, with deep

overhangs atop scrolled brackets. A

stylistic variant with simple, arched

windows and doors also appeared.

These buildings were generally of

masonry construction, two stories tall,

with a cornice. They were similar to

the Italianate style, but less ornate.

HISTORIC CONTEXT

Examples of historic commercial buildings with false fronts.

All these commercial buildings were

largely rectangular buildings of one to

three stories in height. Though some

were freestanding, this type is largely

defined by the historic context of the

core commercial area, where they

stood immediately adjacent to each

other, sometimes sharing masonry

party walls along side lot lines, facing

a front sidewalk or street. Most were

simple flat-roof structures, though

later buildings featured somewhat

more varied roof forms.

Black Hawk’s commercial history is

reflected today in the surviving two to

three story Italianate and Vernacular

style buildings in the downtown core,

primarily along Gregory Street and

somewhat along Main Street towards

Gregory Street.

8�

BUILDING DESIGN 3

History of IndustrialBuilding DesignEarly photos show that the industrial

and mill buildings that dominated the

city were more complex in footprint

and profile than any other historic

structures. They were composed

of multiple massed volumes that

expressed the sequential gravity-fed

processing conducted within. Ore

was delivered to the tallest volume of

the building, rising many stories in

height. A series of sequential vol-

umes then stepped down the hillside,

sheltered by varied combinations of

gabled and/or huge shed roofs. Within

these volumes, a series of crushing

and grinding operations reduced the

ore to a form from which the base

metal could be chemically extracted.

Long rows of windows appeared

below the rooflines where the massed

volumes of the buildings stepped

down. On the end walls of build-

ing volumes, windows appeared in

varied numbers and patterns, probably

reflecting the variation in the light-

ing required for the different work

tasks within. Some walls were almost

entirely blank, some had a scattering

of windows, others were practically

solid glass. At the upper and lower

levels, large doors permitted wagons

and rail cars to enter while pedestrian

doors allowed worker access.

HISTORIC CONTEXT

Sometimes a business office was at-

tached to the mill at the lowest level.

This might be a visual extension of

the mill itself or have the appearance

of a more conventional commercial

structure. The formal entrance to the

mill offices was located here.

Of all Black Hawk’s historic build-

ings, these mill buildings displayed

a contemporary sensibility - simple

designs that directly expressed the in-

dustrial functions within. Their large

scale makes them especially appropri-

ate building types on which to model

larger casino buildings.

Other industrial buildings such as

smelters were smaller and more sim-

ple in form - often one-story, gabled

structures sited on the most level por-

tion of the valley floor. Their chim-

neys rose forty to fifty feet above.

The large unpaved yards surrounding

all these buildings often housed mul-

tiple secondary buildings for storage

or related work tasks.

Examples of historic mill buildings.

8�

BUILDING DESIGN3

Historic Building Existing Conditions



____ Project.

____ Applicant.

____ Prepare a sketch map of the site including any buildings, structures

or site features.

____ Take photographs of the overall site including any buildings,

structures, and other site features, coding the map with directional

arrows to show the position from which each photograph was taken.

____ Contact the Black Hawk city architect or CP&D to locate any

historic photographs or other research documentation that may exist

on the property site and building/s.

____ Take overview photographs of each side of the building/s. Then take

a series of close-up photographs of the buildings, documenting all

the details and materials associated with the foundation, walls, roof,

porch, steps and stairs, doors, storefronts, windows, cornice. Code

the location of each of the close-up photographs on the overview

photographs.

____ Assess the condition of detail and material, stating whether any

damaged features are stable or are actively deteriorating due to

on-going water damage, for example.

____ Assess each detail and material to determine if it is original to the

building, a later addition which may also have historic significance,

particularly if it predates 1917, or if it is a more recent addition of

no historic significance. If necessary, review historic photographs

and work with the city architect to determine the historic status of

details and materials.

Plans for existing historic buildings, additions,

structures, and features will be evaluated

according to the appropriateness of their design

in relation to the original historic resource.

Plans for existing non-historic buildings, additions,

structures and features will be evaluated

according to their appropriate and compatible

design in relation to their building type model, the

nature of the adjoining properties, and the

Zoning District in which they are located.

HISTORIC BUILDING SURVEY

83

BUILDING DESIGN 3

Historic Building Existing Conditions, continued

____ Prepare a project outline indicating all changes and treatments that are

being proposed for the rehabilitation and/or restoration of the historic

building.

____ Identify any details or materials that will be removed.

____ Provide sketches for any details that will be altered or added.

____ Provide specifications and installation details for any materials that will

be used to repair or replace historic details.



Municipal Code.

See pages 36 and 40 for resources on historic photographic and map research for

Black Hawk and other historic mining towns, buildings and structures in the state

of Colorado.

HISTORIC BUILDING SURVEY

84

BUILDING DESIGN3

Historic ResourcesRestoration Historic Black Hawk resources

are those individually identified as

historic, those specifically identified

as contributing to the historic district,

or those over fifty (50) years of age at

any point in time.

Restoration is most appropriate

when undertaking any work on such

buildings. According to the Secretary

of the Interior’s Standards, “restora-

tion” means sustaining the existing

form, integrity, and materials of an

historic property. Work, including ini-

tial measures to protect and stabilize,

focuses on the ongoing maintenance

and repair of historic materials and

features rather than extensive replace-

ment and new construction.

The limited, sensitive upgrading

of mechanical, electrical, and plumb-

ing systems and other code-required

work to make properties functional is

also appropriate in restoration.

Since new exterior additions are

not within the scope of restoration,

restoration guidelines are located in

Section 4 – Details & Materials.

Rehabilitation According to the Secretary of the

Interior’s Standards, “rehabilitation”

is defined as facilitating a compat-

ible use for a property through repair,

alterations, and additions while

preserving those portions or features

which convey its historical, cultural,

or architectural values.

In rehabilitation, historic build-

ing materials and character-defining

features are protected and maintained

as they are in restoration. But when

existing historic fabric has become

damaged or deteriorated over time

and, as a result, more repair and re-

placement is necessary, more latitude

is provided to replace extensively

deteriorated, damaged, or missing

features using either traditional or

substitute materials.

Rehabilitation also includes an

opportunity to facilitate an efficient,

contemporary use for the building

through alterations and additions.

Alterations made during the

course of rehabilitation to a historic

structure cannot include major struc-

tural changes that alter the building

mass, forms and proportions, or the

roof form. Thus the guidelines for the

rehabilitation of historic resources are

also located in Section 4 – Details &

Materials.

Additions Additions must comply with all

district setbacks as defined in Section

2 – Site Design, on page 72.

Additions should be visually sub-

ordinate to the primary, historic build-

ing and should not obscure significant

historic architectural features.

Additions should be compatible

in size, scale and roof form with the

historic building.

Additions should be distinguish-

able from and compatible with the

original building. A change in set-

backs of the addition from the main

building, a subtle change in material,

or a differentiation between his-

toric and more current styles are all

techniques that may be considered to

help define a change from old to new

construction.

Preserve or restore the original

roof form and angles. Any new roof

additions, such as dormers, should be

kept to a minimum and set back from

the primary facade so that the original

roof line is perceived from the street.

A

GUIDELINES

85

BUILDING DESIGN 3

GUIDELINES

If major structural changes are

made that alter the building mass,

forms and proportions, or the roof

form, the project will not be consid-

ered remodelling and will be evalu-

ated under the guidelines for new

building design.

Additions All building additions will require

a complete review as a new building.

When additions to non-historic

buildings are made, any concurrent

remodeling of the original building

must comply with all current building

codes and new building guidelines

in the design of architectural style,

foundations, entrances, and windows,

doors and storefronts.

When the sale of a property re-

sults in a change of corporate iden-

tity, it is an opportunity for the new

property owner to bring the appear-

ance of the building to a higher level.

Renovations to the property will be

subject to the design guidelines for

new buildings and any changes to the

building(s) will be subject to review

by CP&D.

New additions to historic build-

ings or changes to additions that are

less than fifty (50) years of age are not

funded through Black Hawk’s historic

grant program.

Non-Historic ResourcesRemodelling Non-historic Black Hawk build-

ings are those built within the last

fifty (50) years at any point in time,

or those specifically identified as non-

contributing to the historic district.

Their remodelling creates an opportu-

nity to make their exterior appearance

more compatible with the historic

context of the city.

When remodelling a home, com-

mercial or industrial building with no

historic architectural value, new de-

tails and materials can be drawn from

their respective historic models as

outlined in the History of Residential,

Commercial or Industrial Building

Design on pages 78-81.

There should be no attempt to

reproduce or to masquerade as a true

historic building. Rather, using sim-

plified details and historical materials

and colors in a contemporary way,

the appearance of such buildings can

be made more compatible with the

historic context of Black Hawk.

Additions should be distinguished from the original building elements using a change in setback, materials, or with a more current style.

A

Addition

86

BUILDING DESIGN3

Plans for new buildings, structures and

features will be evaluated according to their

appropriate design in relation to their

zoning districtadjacent properties

within a given building type model:building form, mass and proportion 88roof form 90rooftop equipment 9�

exterior elevations including:walls 9�foundations 93entrances and stairs 94windows, doors and storefronts 95porches and arcades 97

with additional guidelines specific to: parking structures 98pedestrian and vehicle circulation 99lighting �00

New Building Design Begin the building design process

by first establishing the form, or basic

three-dimensional shape of the build-

ing. In the case of a new freestanding

garage added to a historic residential

site, the form of the building may be a

simple, single rectangular box. In the

case of a large casino project, mass-

ing, or the combination of multiple

forms will be an important element.

The building form is also strongly

influenced by its roof form or shape.

Because many buildings in Black

Hawk are viewed from above, consid-

eration should be given to the form

and appearance of the roof.

Building dimensions - height,

width and length - will determine the

proportions of the building. In one

District, such as the historic commer-

cial area of Black Hawk, the propor-

tions of the building could be narrow

at the street frontage, long from front

to back, and two stories in height. In

another District, where historic mill

buildings once stood, the resulting

proportions will be entirely different.

Whether the building will be a

small, simple, single form, or a large,

complex composition of multiple

forms massed together, the drawings

and models must also show them in

relationship to the buildings and sites

immediately adjacent to them, and

the built and natural environment of

the District in which they are located.

This will help to evaluate the scale

and volume of the building, or how its

overall size is perceived in relation to

its surroundings.

GUIDELINES

87

BUILDING DESIGN 3

GUIDELINES

The presentation to CP&D must

clearly demonstrate how the build-

ing relates to the pedestrian, who will

walk past, into, and around the build-

ing. A community priority for Black

Hawk is to promote and attract pe-

destrian activity in order to minimize

the use of automobiles throughout

the city. The most important element

in developing pedestrian activity is

creating a streetscape that attracts the

interest of visitors.

Guidelines for the architectural

style of the exterior of the build-

ing, with a focus on the ground floor

streetscape, follow. This includes the

placement and general design of orna-

mental details, foundations, entrances,

windows, doors and storefronts,

porches, and arcades.

Maximum Building Height by DistrictHistoric Residential 27 feet

Rural Residential 27 feet

Environmental Character Preservation 27 feet

Commercial/Business Services 27 feet

Core Gaming 30 feet

Millsite Gaming 40 feet

Transitional Gaming 30 feet

Hillside Development - Mixed Use 27 feet

Low Intensity - Mixed Use 35 feet

Limited Industrial 35 feet

Adjacent Properties Respect the scale, massing and de-

sign of neighboring and adjacent build-

ings in the design of your building.

Use traditional historic relationships

with adjacent properties to site struc-

tures and develop building massing and

footprint.

A separation between large com-

mercial properties is desirable.

Zones between properties are ideal

locations for landscape elements.

Setback the new construction or

addition from the property line to allow

service access to the building from the

back or side.

See Section 2 – Site, page, for ad-

ditional discussion about the relation-

ship of new construction to adjacent

properties.

88

BUILDING DESIGN3

Building Form, Massand Proportion Base the form, massing, and pro-

portions of new buildings on historic

residential, commercial or industrial

mill buildings that serve as models in

the individual Black Hawk District in

which the property is located.

Consider dividing functions

into more than one building where

feasible, following the historic use of

secondary buildings in Black Hawk.

Consider modeling larger projects

on historic mill buildings.

Larger projects might also be de-

signed as a collection of commercial

building forms linked with smaller

connecting spaces.

New buildings should not ap-

pear appreciably larger in scale and

volume than the existing buildings in

the surrounding neighborhood. New

buildings should be subordinate or

equal to historic buildings in their per-

ceived dimensions, especially at the

street edge, where buildings should

appear to be similar in height to those

seen historically.

A

B

C

D

GUIDELINES

Consider modeling larger projects on the historic industrial mill buildings that once dominated Black Hawk.B Divide functions into more than one

building and link with smaller connecting spaces.

A

To reduce the perceived scale of new buildings, consider designing them as a collection of smaller forms.

C New buildings shall not appear appreciably larger in scale and volume than the existing buildings in the surrounding neighborhood.

D

89

BUILDING DESIGN 3

The use of details such as awnings, porches or cornices should be similar in height to those seen historically. Large, unrelieved façades should be avoided, and brought to historic, human scale by second story setbacks and stylistic details.G

Create changes or offsets in wall

planes and setbacks to convey the

impression of a massing of individual

buildings to minimize their perceived

scale.

Historically, buildings in Black

Hawk typically ranged in height from

eighteen (18) to thirty five (35) feet.

New buildings should convey this

range of heights even when its overall

height may exceed thirty-five (35)

feet.

At transition areas between dif-

ferent height zones, new buildings

should moderate between the two

allowable heights.

Similarities in height among street

level details and prominent building

features such as porches and cor-

nices, is equally as important as the

visual similarity of overall building

heights. Align these stylistic features

with other buildings on the block and

utilize facade setbacks to create visual

continuity in the area.

E

F

G

GUIDELINES

At transition areas between different height zones, new buildings should moderate between the two allowable heights.F Changes or offsets in wall planes or

setbacks can be used to minimize a building’s perceived scale.

E

90

BUILDING DESIGN3

In the design of larger projects

permitted in the Millsite and Tran-

sitional Gaming districts, the use of

different historic building types in

the same project or in response to a

different building type on an adjacent

site can add richness to building de-

sign. A large new building may have,

or be modeled on, a historic com-

mercial building on the street frontage

with a historic industrial model for

the portion of the building to the rear.

Create a change in roof ridge

heights to keep form lengths within

the range found historically, increas-

ing the height of buildings to the rear.

When the rear of the building is

on a right-of-way used by pedestrians,

provide pedestrian-scaled elements.

Locate some floor area in base-

ments and in roofs dormers to mini-

mize the height of the building.

The slopes of the surrounding

mountains contribute to the sense of

scale of Black Hawk. The built form

of the community should not obscure

this perception and therefore building

heights should “echo” land contours.

The hillsides form a backdrop for

the taller buildings, minimizing their

perceived height, and therefore it may

be appropriate for taller buildings to

be located on steeper slopes.

The height of buildings adjacent

to the historic core should not appear

to overwhelm the historic buildings.

Because of the mountain terrain,

some areas of the city are prominent

in views from the surrounding areas

of higher elevation. Therefore, how

buildings are perceived at greater

distances will be considered.

Roof Form New roof forms should be mod-

elled on those historic to the building

type model and the district in which

they are located.

On buildings with a historic resi-

dential model, gable and hip roofs are

appropriate as dominant roof forms.

The roof pitch should be similar to

those seen historically, which ranged

from 8:12 to 12:12. Long sloping

roofs that extend beyond two sto-

ries are not appropriate on buildings

incorporating the historic residential

model. Porches and subordinate addi-

tions may have lesser slopes.

A

B

On buildings with a historic

commercial model, flat and gable

roofs may be used only if they are

concealed by a parapet from the

street. Genuine mansard roofs may

be considered, fake mansard roofs are

inappropriate.

Historically, mill buildings had

gable and shed roofs. Long sloping

multi-level shed roofs were a distinc-

tive feature of the mill building. The

largest roof plane was often at the

lowest level, where the crushed ore

was handled and loaded for shipment.

C

GUIDELINES

Historic roof forms include gable, shed, or hip forms, and flat or gable roofs concealed by parapets.

A An example of a historic industrial building roof form. C Make roof pitches on buildings

similar to those seen historically. Additions may have lesser slopes.

B

Primary Building

Subordinate Additions

9�

BUILDING DESIGN 3

Shed roofs are also appropriate

for subordinate portions and additions

of residential and commercial type

structures.

All sloping roofs should have

significant overhangs and eaves.

Gable roofs should be oriented

with the gable end facing the street, as

was commonly seen historically.

D

In all areas, low-pitched gable,

vaulted, domed, free form, A-Frame

and exotic roof forms are inappropri-

ate.

See Section 4 – Detail & Mate-

rial, page 128, for a discussion of

materials and details appropriate for

roofs.

Rooftop Equipment The amount of rooftop equipment

should be reduced by incorporating

as much of the equipment inside the

building as possible.

The maximum allowable per-

centage of the rooftop that may be

allocated to mechanical equipment,

associated circulation spaces, and

screened enclosures varies from 40%

to 75% depending on the district in

which the property is located.

Rooftop equipment should be

low in scale, not exceeding six feet

in height, and must not significantly

increase the perceived height of the

building.

Screened enclosures and rooftop

equipment should be located at least

four (4) feet from all exterior parapet

walls in order to provide adequate

emergency and fire fighting access.

Rooftop mechanical unit screens

should completely conceal the roof

top equipment and should correspond

to the form of the roof or building

facade.




rooftop mechanical and service equip-

ment.

GUIDELINES

Gable roofs should be oriented with the gable end facing the street, as was common historically.

D

9�

BUILDING DESIGN3

Exterior Building Elevations These guidelines should be used

to guide the architectural design of the

entire face of all sides of the building

that will be immediately visible to the

street, or right of way, or seen from

important overviews of the city as

indicated by CP&D staff.

On commercial structures, the fa-

cade treatment of the building should

be consistent with and complementary

to the height and length of the facade.

All new building designs should

be compatible not only with the

immediately adjacent buildings, but

with the entire context in which it

is located, as one would see it when

standing on the street viewing both

sides of the street for the entire length

of the block.

The scale of facade treatment ele-

ments shall be relative to the pedes-

trian when the facade element is at

pedestrian level, and relative to the

height of the building when the build-

ing is viewed from a distance.

A Both vertical and horizontal relief

elements on the facade are encour-

aged.

Where the historical model

dictates that facade treatments, such

as windows, be used, but where it is

not practical or appropriate to use

windows, openings may be created, or

the plane of the wall may be varied to

represent the historic form and pattern

of the window or opening.

The architectural character of new

buildings should be related to, without

exactly imitating, the residential,

commercial or mill building types

found historically in the individual

Black Hawk District in which the

property is located.

Floor-to-floor heights should

appear to be similar in scale to those

seen historically.

Ground floors should be pedes-

trian-friendly and human-scaled.

Pedestrian entries should reflect

the pedestrian scale, and the locations

of primary and secondary pedestrian

entries should be apparent on the

building facade.

Vary the use of adjoining build-

ings or building elements to provide

a rich variety of pedestrian visual

experience.

GUIDELINES

Chimneys and smokestacks are appropriate details related to some historic industrial buildings.

B New buildings should be compatible with their context, as seen from the street for the length of the block.A

93

BUILDING DESIGN 3

Architectural features and details

should be proportional to the scale of

new buildings and should reflect the

human scale of Black Hawk’s historic

built environment.

Contemporary interpretations of

traditional architectural details and

features are encouraged to help to dis-

tinguish new and historic buildings.

Simplicity of detail characterized

most historic Black Hawk buildings,

and a similar restraint should appear

in the use of detail on new buildings.

New construction details should

be simple and respect the scale and

context of nearby historic structures.

If ornamental details or structural

elements similar to those used histori-

cally are used, they should appear to

be functional in the same manner

in which they originally occurred.

Historically, decorative brackets were

used to support overhanging cornices.

When such a detail is applied today, it

B

should function or appear to function

in the same way. Similarly, a smoke-

stack used as a detail on an industrial

type building should be integral to the

structure so it appears functional.

Avoid contemporary or modern

styles that alter the visual continuity

of the city; inaccurate interpretations

of styles that were found historically

in Black Hawk that distort an appre-

ciation for the city’s genuine historic

buildings; styles that never appeared

in Black Hawk that suggest a false

heritage for the community.

Avoid long expanses of blank,

unrelieved walls or opaque windows,

as these do not convey a comfort-

able, pedestrian-oriented scale. Avoid

garage entrances that dominate the

primary building facade.

Accurate interpretations of styles

found historically in an individual

Black Hawk District may be con-

sidered if a marker is placed on the

building indicating its date of con-

struction.

See Section 4 – Detail & Material

Design, page 122, for a discussion of

materials and other details appropriate

for exterior building elevations.

CFoundations Foundation wall heights and mate-

rials shall be similar to those seen his-

torically, and should not overwhelm

the pedestrian.


Design, page 121, for a discussion of

materials and other details appropriate

for foundations.

GUIDELINES

Avoid long expanses of blank, unrelieved walls or opaque windows.C

94

BUILDING DESIGN3

Entrances and Stairs The locations of primary and

secondary entrances were established

in the previous section on site and

overall building position. The follow-

ing are additional entrance guidelines.

The building entry point or points

should lead the pedestrian to the entry

with visual and architectural cues.

Lighting, signage, facade orna-

mentation, arcades, covered walkways

help to identify the sequence of entry

and the entry point to the large scale

building.

Where buildings are sited between

the historic core and the street above,

primary entrances should face both

streets.

A

The building entry should be at or

slightly above the sidewalk elevation.

Building entry should not be below

the elevation of the sidewalk or street.

Place the entry so the pedestri-

ans can easily see the entry. Provide

opportunities for pedestrians to rest

along the way.

The use of appropriate scale and

reinforcing architectural features

should clearly define, not conceal,

building entrances.

Entry should be scaled appropri-

ate to the use of the entry.

B

Clearly define primary building

entrances, orienting them in the same


in the District.

Refer to historic photographs of

mill buildings for suggested entrance

locations.

Defining entrances by the use of

one-story porches or recessed open-

ings is encouraged.

Design entrances to attract pedes-

trians from the street.

Plan rear or secondary entrances

for shared public and service access.

When sites abut Clear Creek,

provide a second orientation to the

creek path.

Entrances should be located at

grade or made fully ADA accessible.

GUIDELINES

Entrances should be scaled appropriately and reinforced by building elements.B Where buildings are sited between the historic core and the street above or below, primary entrances should face both streets.

A

95

BUILDING DESIGN 3

The scale, proportion, and amount of area devoted to windows should be consistent with the historic character of the neighborhood.C

In new buildings based on the his-

toric commercial model, entry doors

shall be recessed in the facade.

Large service entries should be

remote from the pedestrian and ve-

hicular traffic circulation, and should

be designed so they are safely lit with

shielded lights.

The building materials at the ser-

vice entry should blend with the rest

of the building and be kept clean and

well-maintained.

In new buildings based on the

historic commercial model, consider

the use of stairways of wood or metal

that attach to the side of building.

Steps and stairs should be wood,

concrete, or metal, and should have

closer risers.

Exterior stairs on mill buildings

would tend to be somewhat circu-

itous. Because numerous interior

stairs provided access with the mill

building, the exterior stairs on mill

buildings tended to appear somewhat

random and skirt the edge of the

building mass.

When designing your project,

look for interesting left-over spaces in

which to locate required stairs on the

building exterior.

Steps that are scaled appropriately

to the building entrances will identify

the entry location to the pedestrian

and give presence to the building

entry.


for discussions of lighting, railings,

awnings, signage, ramps, stairs, steps

and other materials and details ap-

propriate for primary and secondary

entrances.

Windows, Doors and Storefronts The scale and proportion of win-

dows and doors should be consistent

with those of the historic buildings in

the neighborhood or district.

When changes in grade alter the

relationship of the buildings interior

spaces to the sidewalk streetscape,

consider stepping the windows and

storefronts in relation to the estab-

lished bays of the building.

Where steep grade changes along

the street make the use of street-level

windows problematic, consider seat-

ing areas, seating niches, or other site

elements to tie the building to the site.

C

When parking structures appear

behind the building front at street

level, consider incorporating the same

type of window penetration from the

building facade into the garage wall.

The openings should be of consistent

size and in a horizontal pattern.

Window treatments, such as mul-

lions, should be incorporated and

be consistent with the street level

windows.

Where appropriate to the historic

model, shutters may be shown as open

or closed, but should be recessed and

should not be applied to the face of a

building in place of an opening.

GUIDELINES

96

BUILDING DESIGN3

Maintain the distinction between

ground floors and upper stories in the

design of windows.

Windows and doors of similar

size, when repeated down the street,

help to establish a rhythm or sense of

visual continuity in the city.

The amount of the building face

devoted to wall surface, as compared

to that devoted to openings, should be

compatible with the historic character

of the neighborhood and the historic

model.

Upper story windows should be

spaced in a rhythm similar to that

seen historically, which emphasizes

the rhythm of the streetscape. Typi-

cally, these windows were vertically

proportioned, evenly spaced in rows

across the building facade, and ap-

peared as openings cut out of larger

solid, wall planes in a characteristic

ratio of glass-to-wall. New building

design should consider using this his-

toric glass-to-wall ratio. At the same

time contemporary interpretations of

traditional windows are welcomed.

A

On commercial-type models, de-

sign ground floor street frontages with

large expanses of glass. The upper

floor should appear to be more solid,

with smaller window openings cut

into the wall plane.

Historic mill buildings had less

glass than commercial buildings.

Punched or framed openings allowed

for a series of smaller windows on

the ground floor. To incorporate

glass into the street level of the mill

building model, vary the plane of the

facade and include more openings

into the plane that sits back. Mill

buildings also had openings for carts

and wagons, and those openings were

directly accessed from the street.

Consider incorporating an interpre-

tation of an historic opening as a

window element.

Windows, doors and storefronts

should be comfortable, inviting, and

pedestrian-scaled.

B

GUIDELINES

Scale and proportion of windows and doors should be consistent with those seen historically.A

Windows, doors, and storefronts should be comfortable, inviting, and pedestrian-scaled.B

97

BUILDING DESIGN

Design of windows and store-

fronts should be based on, though

subtly distinguished from, district-

appropriate historic models found in

Black Hawk. Create simple designs

that respect the scale and context of

any nearby historic structures.

Windows and storefronts incorpo-

rating historic type display windows

help enliven commercial-type build-

ings at street level, provide a comfort-

able, inviting, pedestrian-oriented

scale, and encourage walking and

browsing.

Consider the sparing use of design

elements that are contemporary inter-

pretations of Black Hawk’s historic

windows and storefronts.

Large continuous expanses of

glass, either vertically or horizontally

oriented, are generally inappropriate

on most commercial and residential

buildings.

C

Locating glazing to improve

and enhance energy conservation is

strongly encouraged.


rial, pages 127-128, for discussion of


windows, doors and storefronts.

Porches and Arcades If porches are used, they should

be used to define primary entrances,

and should be in scale with those seen

historically.

Model porch details on historic

originals, matching the original pro-

portions and spacing of balusters.

Avoid the use of wrought iron

posts and railings on porches.

Arcades may be considered in

certain Districts to provide shelter

and direct pedestrians to the building

entry.

D

GUIDELINES

Porches should be associated with primary building entrances and should be in scale with those seen historically.

D

Example of appropriate commercial storefront. Large areas of glazing without casing and framing are not appropriate.

C

3

98

2

Parking Structures All of the general building guide-

lines outlined above also apply to

parking structures. The following are

additional guidelines.

Design parking structures to allow

spaces for active uses at the sidewalk.

This may be accomplished by design-

ing below-grade parking or by having

retail or personal service space along

the street frontage.

Where possible, locate the pri-

mary entrances to parking garages to

the side or rear of buildings.

Minimize the appearance of any

parking structure entrances that ap-

pear on a primary building elevation.

A

B

C

Parking structures may be closed

or open, but light fixtures in the struc-

ture must be shielded and visibility

of the luminaire in the fixture from

the street or pedestrian way should be

minimized. Light should not trespass

beyond the face of the parking struc-

ture at any parking level.

Screen views of cars in parking

structures so they are not visible from

the surrounding streets.

Parking structures should not

dominate the surrounding streetscape.

D

E

GUIDELINES

Where possible, locate primary entrances to parking structures to the side or rear of buildings.

B Screen cars from view so they are not visible from the surrounding streets.E Mount shielded luminaires on the

inside face of parking structures to prevent light trespass.

D

BUILDING DESIGN3

Minimize the appearance of parking structure entrances that are located on a primary building elevation.C

Parking Structure

Entrance Entrance

Design parking structures to allow space for active uses at the sidewalk.A

Parking

Streetlevel

Parking

99

2

High light levels are not required

in parking structures. Excessively lit

parking structures are not acceptable.

Shielding the visibility of bare

bulbs from the street or sidewalk is

highly enforced.

Louvered openings on open park-

ing garages can minimize light tres-

pass in the same way that mini-blinds

regulate light that enters a room.

F

Openings that face a cut hillside

only do not necessarily need to com-

ply with light trespass regulations.

Design parking structures so that

there is quick access and clear, sepa-

rate pedestrian routes to the outside.

Parking structures shall screen

automobiles from view.


rial for a discussion of materials

and details appropriate for parking

structures.

Louvered openings can be used in parking structures to minimize light trespass.

F Setback from property lines to allow service access to building from the back or side.

G Vehicle entries should be distinct and separated from the pedestrian entry.H

Pedestrian and Vehicle Circulation Setbacks should be designed to al-

low service access to the side and rear

of the building.

To minimize the impact of the

parking garage or vehicular entry on

the streetscape, the scale of the garage

entry should be the same scale as the

automobile.

Avoid access paths that cause

conflicts between the pedestrian and

the car.

G

On large commercial buildings

with an entry to the parking garage

from the main pedestrian path, the

entry point of the garage should be in

the middle of the block where pedes-

trians aren’t running to beat a traffic

light walk signal and avoiding cars at

the same time.

The vehicle entry should not be

the same as the pedestrian entry.

See Section 2 – Site Design, and

Section 4 – Detail & Material Design,

for a discussion of pedestrian and ve-

hicle circulation design and detailing.

H

GUIDELINESBUILDING DESIGN 3

�00

BUILDING DESIGN

GUIDELINES

3

Lighting of commercial properties

that has any impact on residences is

not allowed.

When lighting pedestrian areas

or open areas such as surface parking

lots or landscape areas, lighting levels

should be evenly distributed across

the site.




the exterior lighting of all buildings.

Lighting Lighting should create a safe and

secure environment for pedestrians

without generating unnecessary light.

When lighting the pedestrian

way in front of a commercial build-

ing, light trespass will not be allowed

beyond the face of curb parallel to the

building.

Beacons, searchlights, or any type

of lights that shine into the sky are not

permitted.

Up-lighting or backlighting of

canopies or awnings is not permitted.

Lighting accent features of the

primary building elevations is accept-

able

Lighting should be shielded to

prevent unnecessary light trespass.

Familiarity with the principal of Dark

Sky is encouraged.

�0�

BUILDING DESIGN 3

NOTES

�0�

2

NOTESBUILDING DESIGN3

�03

SITE DESIGN 2

SITE DESIGNDETAIL & MATERIAL DESIGN4

�04

DETAIL & MATERIAL DESIGN4

Detail & Material Design Checklist

The detail and material application shall include the following:

____ Complete documentation regarding the design and specification of all

details, materials, finishes and colors on the exterior of all historic,

non-historic and new buildings, structures and landscape features on

the site including plans, shop drawings, product samples and

specification sheets.

____ Documentation of all paving materials outdoor lighting, furnishings,

architectural accents and public art.

____ A photo-isometric lighting plan of the site and 10’ beyond the site in

all directions.

____ Proposed sign plan for the site and the placement of signage in

relationship to the building or structure. Awnings must also be shown if

they include any signage elements.

____ Location of all proposed irrigation systems, location and specifications

for all landscaping and planting materials, and the location of any other

pertinent landscape features.



Municipal Code.

See pages 36 and 40 for resources on historic photographic research for Black

Hawk and other historic mining towns, buildings and structures in the state of

Colorado.

After CP&D determines that building design

is complete and in compliance with the Design

Standards, the applicant should provide detail &

material plans and specifications in concert with

the historic context of Black Hawk.

This section presents guidelines that govern the

evaluation of detail & material specifications.

They must be suitable to the building type model

and City standards for durability and historic ap-

pearance. Detail & material specifications should

be approved for design guideline compliance

by CP&D before they are finalized.

DETAIL & MATERIAL DESIGN CHECKLIST

(previous page) Historic photo of miner at Bobtail Mine, Courtesy Denver Public Library Western History Collection.

�05

DETAIL & MATERIAL DESIGN 4

�06


According to Black Hawk design review

principles, details & materials should protect

and reinforce the historic character of the city,

avoiding examples that do not refer to those

that were present in Black Hawk’s past.

This section presents the historic detail & material

design context for each of the three building type

models in Black Hawk: houses, commercial build-

ings, and industrial buildings.

History of Residential Building Detail & Material DesignOriginally houses in Black Hawk

were very primitive building types

using easily transportable or readily

available materials such as canvas and

logs. None of these structures survive

because of the lack of care and less

permanent materials used in their con-

struction. Though men with families

were motivated to build more durable

houses than the transient prospectors

who constructed the most primitive

shelters, few women and children

lived in Black Hawk during the early

years of settlement. Indian attacks

on the Plains also interrupted supply

lines and sophisticated construction

material was unavailable.

Very soon, however, the initial growth

and prosperity of the town was ac-

companied by the construction of

simple wood-frame houses, which

even began to include simple decora-

tive wood detailing.

Most houses of wood frame construc-

tion had four to six inch exposed

horizontal lap siding. In some cases,

vertical wood board-and-batten siding

was used initially, and was covered

with lap siding as the building owners

prospered.

A notable few houses were construct-

ed of brick. Houses stood directly on

the ground or above masonry foun-

dations. Bay windows, double-hung

windows and simple paneled doors

were cased with wood moldings.

Ornamental details such as pediments

over doors and windows, pilaster cor-

ner-boards, door sidelights, returns,

full entablatures, and the cut-out trim

known as “carpenter’s lace” were

crafted of wood. Functional louvered

wood window shutters also appeared.

HISTORIC CONTEXT

�07


Roofs were largely wood shake,

sometimes with ornamental iron run-

ning the length of the roof ridge. Most

exterior wood surfaces of primary

structures were painted to protect the

materials from deterioration.

As transportation improved and

community stability was established,

better craftsmanship, better materials,

and the elaborative decorative materi-

als brought in by the railroad brought

maturity to the construction trade.

This included such luxuries as carved

ornamentation for houses.

By 1880, most of Black Hawk’s

original log cabins had disappeared

and more substantial buildings began

to dominate the landscape as families

were formed and the affluence of min-

ers and businessmen grew.

After an 1874 fire in neighboring

Central City destroyed 20% of its

residential areas, and in the peak years

of Black Hawk’s prosperity, houses

were more often constructed of brick

or stone masonry, sometimes with

slate roofs. The amount of ornamenta-

tion increased with wrought and cast

iron details joining those constructed

of wood.

The construction of secondary out-

buildings followed the same evolu-

tionary course, but most continued to

be built in the simpler wood materials

of early years.

Fine native stonework with fences

of wood or iron created the terraced

lots on which many homes were

constructed. Yards were dominated

by the natural landscape, with simple

flower and vegetable plantings during

the short growing season.

HISTORIC CONTEXT

�08


Most 1870s commercial buildings in

Black Hawk had a combination of

round arched entries and windows on

the first floor, with segmental arches

on the second story. Corbeled entab-

latures were more elaborate than the

pre-fire period, and many buildings

had wide iron entablatures. Second-

ary entablatures cap most of the full

storefronts, which also have large

plate glass windows with kickplates

and decorative iron columns.

Decorative elements included or-

nate storefronts with iron columns,

bracketed entablatures, and tall

rectangular windows with high round

arches, some with radiating voussoirs

and keystones, some with multi-pane

tracery buildings. Entablatures in cor-

beled brick appeared, along with more

elaborate versions in iron with deep

overhangs and scrolled brackets.

After 1874, the architecture of Black

Hawk began to follow the new archi-

tectural trends that appeared during

the reconstruction after Central City’s

catastrophic fire.

Soon, more sophisticated architectural

styles began to appear. Early hotels

were designed with hipped or mansard

roofs and fine detail. More elaborate

and permanent masonry construc-

tion came with economic prosperity,

and optimism that the town’s further

growth was assured.

Brick construction, often with side

and rear elevations of stone masonry,

began to dominate commercial struc-

tures, often sharing party walls with

adjacent buildings.

HISTORIC CONTEXT

History of Commercial BuildingDetail & Material DesignCommercial structures, as residen-

tial, were first constructed of logs. As

the town grew, these original rough

buildings were either demolished or

covered over by lap-sided wood faces

of the false fronts for which western

architecture is noted.

These were simple structures with

large show windows on the ground

floor for shops and tall, narrow

double-hung windows above for living

quarters or offices.

There was little ornament on these

early buildings except bracketed

entablatures and occasional small

window pediments. Some embellish-

ments were added in the way of paint,

trim, window and doorway lintels, and

brackets and dentils under the cornice

of the shed roof, concealed by the

high front parapet wall.

�09


HISTORIC CONTEXT

History of Industrial BuildingDetail & Material DesignSome of the smaller, earlier mill

buildings were constructed of stone or

brick. As the volume of ore increased,

the mill buildings rapidly increased

in size and capability. Because the

industrial processes located within

were largely mechanical and chemi-

cal, these later, larger mills were

constructed of wood, sometimes with

a foundation and lower building vol-

ume of stone masonry. The exterior

of the buildings were flush wood

siding. This wood was sometimes left

exposed and unpainted on the build-

ing or portions of the building. More

often, it was covered with one or more

siding materials, including tar paper,

sheet metal, or corrugated metal.

Attached business offices were some-

times finished as simple commercial

buildings. They could resemble a

more formal building in the center of

town, built in brick or stone masonry.

Or they resembled an informal build-

ing type such as a livery stable, with

horizontal clapboard or vertical board

and batten.

The majority of windows were six-

over-six double-hung wood windows,

probably reflecting the lower cost of

the production and shipping of the

smaller glass panes. Large double

doors for wagons were sometimes

accessed by ramps of dry laid stone

covered with earth or wood. These

doors, and all pedestrian doors, were

simple and functional in form.

Steep or disturbed slopes adjacent to

the mill buildings were often stabi-

lized by stone walls or wood cribbing.

Smelters, because their industrial

processes involved heat and open fire,

were constructed of brick and stone.

They were largely one story in height

with very tall brick smokestacks.

Steam plants generated the power

necessary to operate the mines and

mills. Large wagons doors, pedes-

trian doors, and small windows were

located as necessary to serve and light

the interior workspaces.

Secondary storage or work buildings

in the same variety of materials as the

primary buildings were common.

��0


Secretary StandardsThe Secretary of the Interior is re-

sponsible for establishing professional

standards and providing advice on

the preservation and protection of all

cultural resources listed in or eligible

for listing in the National Register of

Historic Places.

The treatment of historic building,

structure and feature details and mate-

rials are based on the Secretary of the

Interior’s Standards and Guidelines

for Rehabilitating Historic Buildings:

1. A property shall be used for its

historic purpose or be placed in a

new use that requires minimal change

to the defining characteristics of the

building and its site and environment.

2. The historic character of a property

shall be retained and preserved. The

removal of historic materials or altera-

tion of features and spaces that char-

acterize a property shall be avoided.

Plans and specifications for the detail & material restoration and rehabilitation of existing historic buildings, additions, structures and features will be evaluated according to the Secretary of the Interior’s Standards for the Treatment of Historic Properties:

These Standards guide CP&D’s evaluation of all historic projects, whether a residential, commercial, or industrial building.

secretary standards ��0historic preservation overview ��restoration and rehabilitation of historic grade and retaining walls ��3 historic fences and walls ��3 historic wood details ��3 historic brick and stone masonry ��5 historic windows ��6 historic doors, entrances and porches ��7 historic commercial storefronts ��7 historic roofs ��8

GUIDELINES FOR HISTORIC PRESERVATION

3. Each property shall be recognized

as a physical record of its time, place,

and use. Changes that create a false

sense of historical development,

such as adding conjectural features

or architectural elements from other

buildings, shall not be undertaken.

4. Most properties change over time;

those changes that have acquired

historic significance in their own right

shall be retained and preserved.

5. Distinctive features, finishes, and

construction techniques or examples

of craftsmanship that characterize a

property shall be preserved.

6. Deteriorated historic features shall

be repaired rather than replaced.

Where the severity of deterioration

requires replacement of a distinctive

feature, the new feature shall match

the old in design, color, texture, and

other visual qualities and, where

possible, materials. Replacement of

missing features shall be substantiated

by documentary, physical, or pictorial

evidence.

��


Preserve all original and historic

features in their original condition

including doors, windows, porches,

facade ornament, details and materials

in their original condition.

Historic Preservation Overview On an on-going basis, plan to keep

historic features in good maintenance

to preclude more costly repairs and

material replacement in the future.

In the restoration or rehabilita-

tion of historic buildings, it is im-

portant that preservation-appropriate

materials, processes, techniques and

procedures be used. The City of

Black Hawk Architect, the Colorado

Historical Society, and the National

Park Service can all provide detailed

additional information for appropriate

materials and treatments of historic

buildings and structures.

Preserve original ornament and

detail of the elevations visible from

the public right-of-ways, respecting

the individual historic design char-

acter of the building. Do not try to

change the building’s historic style.

Preserve and maintain significant

original and historic qualities, includ-

ing distinctive stylistic features or

examples of skilled craftsmanship.

In order to encompass as wide a

variety of preservation projects as

possible, the Secretary Standards are

very broadly defined.

For assistance in applying the Stan-

dards to your individual project, plan

to consult with the CP&D, City Archi-

tect, Colorado Historical Society, or

the National Park Service.

Contact CP&D for the most up-to-

date contact names and information

for all these resources.

7. Chemical or physical treatments,

such as sandblasting, that cause

damage to historic materials shall

not be used. The surface cleaning of

structures, if appropriate, shall be

undertaken using the gentlest means

possible.

8. Significant archeological resources

affected by a project shall be protected

and preserved. If such resources must

be disturbed, mitigation measures

shall be undertaken.

9. New additions, exterior alterations,

or related new construction shall

not destroy historic materials that

characterize the property. The new

work shall be differentiated from the

old and shall be compatible with the

massing, size, scale, and architectural

features to protect the historic integ-

rity of the property and its environ-

ment.

10. New additions and adjacent or

related new construction shall be

undertaken in such a manner that if

removed in the future, the essential

form and integrity of the historic

property and its environment would be

unimpaired.


��


More recent materials and altera-

tions that have not achieved historic

significance should be removed. As-

phalt siding that covers original wood

siding, for example, is inappropriate.

In this case, removal of this alteration,

and restoration of the original material

would be encouraged.

Replacement of missing architec-

tural elements should only be made if

substantiated by physical or pictorial

evidence. The CP&D staff can help

you locate older photos that may

document original features of your

building. Avoid decorative elements

that are not known to have been used

on your house or others like it. Such a

replacement should be clearly identifi-

able as being new, so it will not create

a false historical impression.

Use the same kind of material as

the original when feasible. A substi-

tute material is acceptable if the form

and design of the substitute itself

conveys the visual appearance of the

original material.

Consider that early alterations

may be significant and merit preserva-

tion. Many additions to buildings that

have taken place in the course of time

are themselves evidence of the history

of the building and its neighbor-

hood. Most alterations prior to 1917

have achieved historical significance.

Preserve older alterations that have

achieved historic significance in their

own right.

C Preserve historically significant

architectural features such as porches,

turned columns, brackets, jig-saw or-

naments, ornamental caps or cornices

at the top of the facade. When these

cornices are repeated along the street,

they create an important line that

should be reinforced at every oppor-

tunity. Parapets, cornices and window

arches are other examples of decora-

tive elements found on many build-

ings in downtown Black Hawk.

Where exact reconstruction of

details is not feasible, consider devel-

oping a simplified interpretation of the

original in which the proportions and

overall visual effect of the historic

detail is retained.

Repair those features that are

deteriorated. Patch, piece-in, splice,

consolidate, or otherwise upgrade the

existing material, using recognized

preservation methods whenever pos-

sible, rather than removing an ele-

ment. Replace only those features that

are beyond repair.

A

B


Replace only the portions of historic detail that are beyond repair.B

A historic cornice (above) is simplified in the contemporary interpretation (below).

A

Additions, especially those dating prior to 1917, may have historic signficance in their own right.

C

Significant addition

��3


Historic Wood Details Identify, retain, and preserve

historic wood features such as siding,

cornices, brackets, window archi-

traves, and doorway pediments; and

maintain their historic finishes, and

colors.

Protect and maintain historic

wood features by providing proper

drainage so that water is not allowed

to stand on flat, horizontal surfaces or

accumulate in decorative features.

Apply chemical preservatives to

wood features such as beam ends that

are exposed to decay hazards and

which might be traditionally un-

painted.

Historic Fences and Walls Preserve original fences, replacing

only those portions that are deterio-

rated beyond repair.

If fencing is needed for security,

minimize any negative visual impact

by mounting wrought iron fencing, a

traditional historic fencing material,

on top of an original stone wall.

Avoid inappropriate, non-historic

wall materials such as concrete block

and other materials like stockade or

chainlink fencing

D

E

Where wall failure has occurred,

determine the sources of the damage

and make the necessary repairs.

Where necessary, reduce water

pressure behind retaining walls by

providing drains to allow moisture to

pass through or around the wall.

Do not increase the height of his-

toric retaining walls by adding stone

courses.

Historic Grade andRetaining Walls To preclude water damage to the

base of the building, examine the

grade of the surrounding site. Regrade

as necessary to ensure that storm

water and snow-melt drain away from

the building.

Stone retaining walls appear in

some areas where steep slopes oc-

cur. Where It is important that these

historic walls be retained and kept in

good repair.

Stone retaining walls are an

important historic asset and their

general character should be preserved,

especially when they are visually

prominent examples of fine craftsman-

ship; align with retaining walls of

adjacent properties along the edge of

the street, establishing a significant

visual element of the overall neigh-

borhood; or support major terraces or

street structures.

Examine historic stone retaining

walls to ensure that they are in good

condition. Refer to the subsequent

section on Masonry where repairs to

the wall itself prove necessary.


E Examples of inappropriate fence materials that do not respect the historic context of Black Hawk.

D The addition of a wrought iron fence atop a historic stone wall increases security while retaining historic character.

��4


On historic buildings, first con-

sider returning to the original color

scheme, which can be discovered by

carefully cutting back paint layers.

An alternative is to use colors in ways

that were typical of the period, creat-

ing a new color scheme. Use his-

toric color palettes provided by paint

manufacturers for color suggestions.

Preserve material finishes through

regular and appropriate maintenance

such as rust removal, caulking, lim-

ited paint removal and re-application

of paint.

Replace in kind an entire historic

wood feature that is too deteriorated

to repair—if the overall form and

detailing are still evident—using the

physical evidence as a model to repro-

duce the feature. Examples of wood

features include a cornice, entablature

or balustrade. If using the same kind

of material is not technically or eco-

nomically feasible, then a compatible

substitute material may be considered.

The new work should be unobtru-

sively dated to guide future research

and treatment.

Prior to removing existing wood

features from other historic periods,

document the materials and features

with photographs and drawings. If

possible, selected examples of these

features or materials should be stored

to facilitate future research.

Re-create a missing historic wood

feature only based on physical or

documentary evidence.

Evaluate the existing condition of

the wood to determine whether more

than protection and maintenance are

required, that is, if repairs to historic

wood features are necessary.

Repair, stabilize, and conserve

fragile historic wood using well-tested

consolidants, when appropriate.

Repairs should be physically

and visually compatible and identifi-

able upon close inspection for future

research.

Repair wood features from the

restoration period by patching, piec-

ing-in, or otherwise reinforcing the

wood using recognized preservation

methods. Repair may also include

the limited replacement in kind - or

with compatible substitute material

- of those extensively deteriorated

or missing parts of historic features

where there are surviving prototypes

such as brackets, molding, or sections

of siding. The new work should be

unobtrusively dated to guide future

research and treatment.

Retain coatings such as paint that

help protect the wood from moisture

and ultraviolet light. Paint removal

should be considered only where

there is paint surface deterioration

and as part of an overall maintenance

program which involves repainting or

applying other appropriate protective

coatings.

Inspect painted wood surfaces

to determine whether repainting is

necessary or if cleaning is all that is

required.

Removing damaged or deterio-

rated paint to the next sound layer

using the most gentle method possible

(hand scraping and hand sanding),

then repainting.

Apply compatible paint coating

systems following proper surface

preparation.

Repaint with colors that are his-

torically documented.


��5


Masonry sills should be sloped to

allow water to freely flow.

Damaged sills should be repaired

and gaps between dissimilar materials

such as wood and masonry should be

cleaned and sealed with an appropri-

ate exterior sealant.

Avoid the use of penetrating seal-

ers on masonry, which can trap mois-

ture within the masonry and result in

accelerated deterioration and possibly

interior moisture damage.

On parapet caps constructed of

masonry, a metal coping, painted to

match the masonry, should be used

and should overlap a continuous roof

membrane on flat roof buildings. A

reglet-type detail could be integrated

into the existing masonry chimney or

parapet to terminate a roofing system.

A horizontal masonry surface

should be set at a shallow angle to

preclude damage by winter freeze and

thaw cycles. Masonry surfaces that

routinely capture snow and rain are at

risk of damage and breakage.

Lawn and landscape irrigation

should never be consistently watering

the side of a masonry building. Many

historic foundations were constructed

of stone and it is important to always

direct site water away from building

foundations.

Repair or replacement of mortar

should be done by a masonry profes-

sional experienced in historic ma-

sonry repair.

Avoid tuckpointing with a dis-

similar patch material or mortar that

is harder than the historic mortar or

masonry. This can actually increase

deterioration of the existing remaining

mortar and masonry.

AHistoric Brick and Stone Masonry Brick and stone masonry are

porous natural materials that are

constantly affected by surrounding air

temperature and moisture.

Use the gentlest possible solutions

and procedures for cleaning, refinish-

ing, and repairing exterior masonry.

Avoid harsh cleaning and paint re-

moval methods, such as sandblasting,

that can damage a building’s exterior

materials and finishes. Such methods

can actually result in accelerated dete-

rioration or a loss of character.

Any mechanical masonry cleaning

should be done using the lowest pos-

sible pressure. Samples demonstrating

the results of any cleaning methods to

be used on historic buildings must first

be approved by CP&D before pro-

ceeding with the project as a whole.

Many historic bricks and stones

are easily damaged or destroyed over

time by water. Some mortars are

soluble when exposed to excessive

water. Care should be taken to avoid

exposing masonry to water.


Chimneys are especially vulner-

able to deterioration due to their

rooftop exposure. Take special care

to ensure that mortar and flashing

are well-maintained to avoid water

infiltration.

Advice on masonry repair and

restoration from a professional mason

skilled in historic masonry restora-

tion or masonry trade association is

strongly recommended.

When stone or brick have ab-

sorbed moisture and are subjected to

the freeze-thaw cycle, spalling will

sometimes occur. When stone is laid

vertically, spalling can be minimized

by not allowing snow to lie against

the face of the stone or seep through

the mortar and settle in behind the

stone. If moisture is allowed to settle

behind the stone, the stone will even-

tually become loose and fall out.

A Irrigation should never consistently water the sides of stone buildings.

��6


Some stone, such as sandstone, is

fragile and deteriorates quickly when

exposed to water. Damaged, missing,

or poorly located and sized gutters

or downspouts should be replaced or

repaired as soon as possible.

Take care to locate plantings re-

quiring irrigation away from masonry

walls, especially historic masonry.

It can erode mortar and damage the

masonry materials.

Historic Windows Identify, retain, and preserve his-

toric windows and their functional and

decorative features. Such features can

include frames, sash, muntins, glazing,

sills, heads, hoodmolds, panelled or

decorated jambs and moldings, and in-

terior and exterior shutters and blinds.

Conduct an in-depth survey of the

condition of existing historic windows

from the restoration period early in the

planning process so that repair and up-

grading methods and possible replace-

ment options can be fully explored.

Protect and maintain the historic

wood and architectural metals from

the restoration period which comprise

the window frame, sash, muntins, and

surrounds through appropriate sur-

face treatments such as cleaning, rust

removal, limited paint removal, and

re-application of protective coating

systems.

When original windows have been

lost, review historic photographs to

help find the type of window and the

number of window panes that would

be historically correct replacements.

Make windows weather tight by

re-caulking, and replacing or installing

weather-stripping. These actions also

improve thermal efficiency.

Repair historic window frames and

sash by patching, splicing, consolidat-

ing or otherwise reinforcing. Such

repair may also include replacement

in kind - or with compatible substi-

tute material - of those extensively

deteriorated or missing parts when

there are surviving prototypes such as

architraves, hoodmolds, sash, sills, and

interior or exterior shutters and blinds.

The new work should be unobtrusively

dated to guide future research and

treatment.

Remove or alter windows or

window features from other non-his-

toric periods, such as later single-pane

glazing or inappropriate shutters.

Document materials and features dat-

ing from other periods prior to their

alteration or removal. If possible,

selected examples of these features or

materials should be stored to facilitate

future research.

Only re-create a missing historic

window or window feature based on

physical or documentary evidence; for

example, duplicating a hoodmold or

shutter.

Transom windows are not allowed

above doors in the Historic Resi-

dential District where they were not

historically present.

Where used, install storm win-

dows and/or screens on the interior.

Where exterior storm windows and/or

screens are necessary, wood windows

with sash matching that of the original

windows are most appropriate.


Example of historic window features.A

Head

Muntin

Jamb

Molding

Sash

Glazing

Sill

��7


Historic Doors, Entrances, and Porches Identify, retain, and preserve

historic entrances and porches and

their functional and decorative fea-

tures—such as doors, fanlights, side-

lights, pilasters, entablatures, columns,

balustrades, and stairs.

Protect and maintain all materials

associated with entrances and porches

through appropriate surface treatments

such as cleaning, rust removal, limited

paint removal, and re-application of

protective coating systems.

Repair historic entrances and

porches by reinforcing the historic

materials. Repairs will also generally

include the limited replacement in

kind—or with compatible substitute

material—of those extensively dete-

riorated or missing parts of repeated

features where there are surviving pro-

totypes such as balustrades, cornices,

entablatures, columns, sidelights, and

stairs. The new work should be unob-

trusively dated to guide future research

and treatment.

Remove or alter entrances and

porches and their features from other

non-historic periods such as a later

porch railing or balustrade. Document

materials and features dating from

other periods prior to their alteration or

removal. If possible, selected examples

of these features or materials should be

stored to facilitate future research.


entrance or porch or its features based

on physical or documentary evidence;

for example, duplicating a fanlight or

porch column.

Door frames and casings in his-

torical residential buildings should be

painted wood.

CP&D will review all proposed

changes to entrances on historic prop-

erties, including changes meant to

accommodate accessibility needs.

Existing entrances on historic

properties should be reviewed for

convenience and safety. Existing

thresholds, for example, may exceed

the maximum height allowed for ac-

cessibility, and a minor change may

allow the entrance to meet accessibil-

ity guidelines.

Historic Commercial Storefronts Identify, retain, and preserve

historic storefronts and their func-

tional and decorative features—display

windows, signs, doors, transoms, kick

plates, corner posts, and entablatures.

Protect and maintain all materials

associated with historic storefronts

through appropriate treatments such as

cleaning, rust removal, limited paint

removal, and reapplication of protec-

tive coating systems.

Protect historic storefronts against

arson and vandalism before restoration

work begins by fencing the perimeter

of the site, boarding up windows, and

installing alarm systems that are keyed

into local protection agencies.

Repair historic storefronts by rein-

forcing the historic materials. Repairs

will also generally include the limited

replacement in kind—or with compat-

ible substitute materials—of those

extensively deteriorated or missing

parts of storefronts where there are sur-

viving prototypes. New work should

be unobtrusively dated to guide future

research and treatment.

GUIDELINES FOR HISTORIC PRESERVATIONGUIDELINES FOR HISTORIC PRESERVATION

Example of historic porch.B Example of historic storefront features.C

Transom

Sidelight

Kick plate

��8



Remove or alter non-historic store-

fronts and features from other historic

periods such as inappropriate cladding

or signage. Document materials and

features dating from other periods

prior to their alteration or removal. If

possible, selected examples of these

features or materials should be stored

to facilitate future research.


storefront or storefront feature based


for example, duplicating a display

window or transom.

A Boxed-in display windows are

inappropriate.

Historic Roofs Since water damage is the greatest

threat to historic buildings, roofs and

related flashing should be the first ele-

ment to be examined for failure and

repaired.

Protect a leaking roof with ply-

wood and building paper until it can be

properly repaired.

Damaged, missing, or poorly lo-

cated and sized gutters or downspouts

should also be replaced or repaired

immediately. Ensure that all water

drains away from the building, adding

downspout extensions if necessary.

Identify, retain, and preserve

historic roofs and roof features . This

includes the roof’s shape, such as

hipped, gambrel, and mansard; decora-

tive features such as cupolas, cresting,

chimneys, and weather vanes; and

roofing material such as slate, wood,

clay tile, and metal, as well as size,

color, and patterning.

Repair a historic roof by reinforc-

ing the materials which comprise roof

features. Repairs will also generally

include the limited replacement in

kind—or with compatible substitute

material—of those extensively deterio-

rated or missing parts of features when

there are surviving prototypes such as

cupola louvers, dentils, dormer roofing;

or slates, tiles, or wood shingles. New

work should be unobtrusively dated for

future research and treatment.

B

Replace in kind an entire historic

roof feature that is too deteriorated to

repair—if the overall form and detail-

ing are still evident—using the physi-

cal evidence as a model to reproduce

the feature. Examples can include a

large section of roofing, or a dormer

or chimney. If using the same kind of

material is not technically or economi-

cally feasible, then a compatible sub-

stitute material may be considered.

Only re-create missing historic

roofing material or a roof feature based


for example, duplicating a dormer or

cupola.

Protect and maintain a historic roof

by cleaning the gutters and downspouts

and replacing deteriorated flashing.

Roof sheathing should also be

checked for proper venting to prevent

moisture condensation and water pen-

etration; and to insure that materials

are free from insect infestation.

Boxed-in display windows are inappropriate to historic buildings and new construction.

A

��9



Provide adequate anchorage for

roofing material to guard against wind

damage and moisture penetration.

Preserve or restore the original

roof form and angles. Any new roof

additions, such as dormers, should

be kept to a minimum, and should be

set back from the primary facade so

that the original roof line is perceived

from the street.

Remove or alter non-historic roofs

or roof features from other historic

periods such as a later dormers. Docu-

ment materials and features dating

from other periods prior to their altera-

tion or removal. If possible, selected

examples of these features or materials

should be stored to facilitate future

research.

Despite the fact that smooth sawn

wood shingles are historically ap-

propriate, they are not permissible in

Black Hawk due to the increased risk

of fire.

Preserve original roof materials

where possible. Avoid removing roof

material that is in good condition.

When replacement of the roof

materials is necessary, use materials

similar to the original.

Caps, fascias, rafter tails, and

ridges should be similar in appearance

and construction to the original.

On historic residential roofs, roof

vents should be ridge type vents or

long, low stealth-type vents. Avoid

mushroom vents and spinner vents.

All metal roof accessories should

be painted to blend with the roofing

material.

C

Example of cresting (top), cupola with weather vane (middle), and mansard roof with dormers and brackets (bottom).

B Example of metal ridge cap.C

��0


Designing to minimum dimen-

sions is highly discouraged. Use of

natural materials, such as stone, on

the exterior facade of a building can

reduce a 4’ required setback to 3’-8”.

All facade treatments and orna-

ment should be detailed to result

in the appearance of treatment and

ornament that would have been con-

structed by using traditional methods

of construction.

The scale of historical details and

materials was in direct relation to

available materials and an inherent

understanding by builders of what

worked and what was buildable.

Excessively sized or scaled build-

ing elements are not suitable and are

not present on historical models.

GUIDELINES

The detail & material of design of non-historic and new buildings, additions, and structures will be evalu-ated according to their treatment in relation to building type model, adjoining properties, and Zoning District:

integrity of materials ��0foundations ��exterior wall materials, finishes, and colors ��structural supports ��4stairs, steps, ramps, bridges, railings, porches, and patios ��5entrances ��6doors and windows ��7storefronts, roofing, and skylights ��8awnings and canopies ��9exterior lighting, fixtures, bulbs, and lamps �30signage and exterior audio �33paving, pedestrian ways, and roadways �34parking lots and structures �34pedestrian ways and roadways �34fences, walls, and gates �35retaining walls and walls �35fences �37gates and landscaping �38services and rooftop equipment �40 communication equipment �4�

Integrity of Materials Materials shall express the charac-

teristics and construction techniques

of those used traditionally in Black

Hawk.

When combining stone and brick

masonry, assume that stone has a

larger dimension than brick and do

not position them in the same vertical

surface plane.

Stone or concrete caps should be

used to define and separate different

stone and masonry materials.

The use of artificial or cultured

stone is discouraged in Black Hawk.

Thin Brick or artificial materials

detailed to resemble brick are discour-

aged in Black Hawk.

Metal trims, caps, and drip edges

may be used to protect the exposed

top horizontal edges of masonry and

stone.

��


Foundations Exposed foundation walls should

be stone-faced with mortared joints

and as visually inconspicuous as pos-

sible.

National and local codes for

masonry and masonry veneer con-

struction should be understood and

followed.

The maximum exposure of smooth

concrete at the foundation may not

exceed ten inches.

Lawn and landscape irrigation

should never occur closer than five

feet to a building foundation. Always

maintain positive drainage away from

the building and building foundation.

Mill buildings incorporated both

framed and masonry construction,

depending on budget, the part of the

milling process was being enclosed,

and what materials were handy or

readily available. Large enclosed

spaces would probably be framed, and

2-3 story spaces might be framed or

masonry construction.

Traditional masonry and stone

construction dictates that the lowest

level of the building bears the most

weight of the building and is, there-

fore, larger in size and heavier in

appearance.

Walls referencing traditional stone

walls may be ‘battered’ at their base.

Traditional framed buildings such

as homes and most mill buildings

were built with a thinner wall than we

see in new construction today. Fram-

ing was generally 2x4’s with little or

no insulation and enclosed with some

type of sheathing material with a sid-

ing material attached. In the case of

mill-type buildings, the siding might

have been sheet metal, roll roofing,

wood, or a combination of materials.

Because of these thin walls, doors and

windows were set in the plane of the

framing and cased around the edges.

The casing was usually wood.

Most stone buildings of one or

two stories were stacked stone and

mortar. The interior might or might

not have been finished.

Some stone and most brick build-

ings are masonry veneer, whether the

veneer is applied to a construction-

grade of masonry or is supported by

wood framing. Because of this meth-

od of construction, masonry buildings

have thick walls. Windows and doors

were attached to the framing or con-

struction grade masonry, which means

they set back into the wall, and the

finish materials ‘return’ to become the

head, jambs, and sill of the opening.

These openings in masonry buildings

are referred to as punched openings

and they do not have door and window

casing trim. This is also true of stone

buildings.

GUIDELINES

��


Patterned metal siding may be used in

limited amounts. Decorative shingles

are appropriate only in gables and on

dormers.

Stone should be similar in size,

color, and texture to that used histori-

cally or native to the area. When using

sandstone, the bedding plane shall be

laid parallel to the ground to prevent

spalling and rapid deterioration of the

stone.

Wood clapboard siding should

have an exposed lap dimension of four

(4) to six (6) inches.

Avoid imitation or synthetic

materials such as aluminum or vinyl

siding, imitation brick, or imitation

stone, cultured stone and plastic. Oth-

er inappropriate wall finishes include

diagonal board and batten, vertically

or diagonally sawn wood, plywood

panels, lap siding wider than six (6)

exposed inches, rough wood shakes,

concrete block, stucco, “rustic,” or

used brick, asphalt shingles or panels,

cementitious siding, plastic and large

module brick.

D

Exterior Wall Materials The materials outlined in these

guidelines should be used on all vis-

ible elevations of buildings, secondary

structures, additions, and service and

mechanical enclosures.

A sense of human scale is estab-

lished by using materials and build-

ing components in historic sizes.

Brick units, in historic size, color and

texture, are perceived in relation to

the size of a person and help convey

a sense of human scale. Oversized

materials such as jumbo brick are

inappropriate.

The limited palette of historic

building materials is one of the most

distinctive features of the individual

Districts in Black Hawk. New build-

ing materials should be similar to

those seen historically so they will

continue to contribute to the visual

continuity of a district.

Depending on the District and the

historical building type model, the

following natural materials may be

appropriate as primary building mate-

rials: vertical board and batten siding,

wood clapboard siding, native stone,

brick, and sheet metal siding.

A

B

C

GUIDELINES

Example of historic building materials used appropriately.B Materials used historically include

(clockwise from upper left) brick masonry, board & batten siding, wood clapboard siding, ship-lap siding and native stone masonry.

C

Establish human scale by using materials and building components in historically used sizes.A

��3


Sheet metal siding should be of

a heavy gauge. Light gauge material

will have a shorter life span. Even

when sealed, metal will continue to

rust. Location and exposure will has-

ten or slow the rusting process.

Exposed metal trim must have a

painted finish. A shiny metal finish is

not allowed as a permanent finish.

Colors and paint schemes are

reviewed as a part of building design

to ensure that one building’s color

scheme does not dominate the street,

impeding the historic continuity in the

individual districts.

Be consistent in color usage

throughout the exterior of the building

so that the building will be perceived

as a whole.

Carefully design color schemes to

highlight, not diminish, the character

of the architecture.

Finishes and Colors All proposed colors and finishes

must be presented on 4’x4’ sample

boards and reviewed and approved on

site by CP&D.

All exposed wood surfaces, in-

cluding siding, railing and ornamental

trim, must be painted. On mill-type

buildings in the Millsite Gambling

and Light Industrial Districts only,

wood may be left natural or stained

and covered with a weather-protective

finish.

Wood should be milled. Hewn

wood is not acceptable.

Natural masonry must be left

unpainted.

Sheet metal siding should be

painted or treated to rust to a weath-

ered, matte finish within two years

of installation. Metal that has not

achieved this finish within two years

shall be painted at the instruction of

the city.

Install materials using historically

accurate details and material relation-

ships.

Masonry sills should be sloped

away from the building.

E

F

GUIDELINES

When using sandstone, the bedding plane shall be laid parallel to the ground.

D

Install materials using historically accurate details and material relationships.

E Masonry sills should be sloped away from the building.F

��4


Avoid the decorative use of mas-

sive or over-sized columns or other

structural elements where they have

no logical structural role. Clustered or

grouped columns bound with column

straps are not appropriate in Black

Hawk.

In the historic commercial build-

ings, structure was expressed on

building facades in the form of pilas-

ters clad with metal or masonry.

Oversized supports, plates, and

connections are not appropriate.

AStructural Supports, Columns, Pilasters, Plates and Connectors Building structure was generally

concealed by building facade material

in the historic mills that were promi-

nent in Black Hawk.

Design elements that express

structure as a significant feature rather

than an engineering necessity are not

appropriate.

Historically, structural elements

and rhythm of the structure would

extend beyond the building and be

exposed on porches, arcades, and

covered walkways.

Preserve material finishes through

regular and appropriate maintenance

such as rust removal, caulking, limited

paint removal and re-application of

paint.

All rooftop equipment shall be

painted or pre-finished a uniform gray

color or tan to match the surrounding

surface.

All exposed hardware, frames and

piping or mechanical systems shall

be finished to be non-reflective and

consistent with the color scheme of

the building.

Gutters and downspouts will be

painted to match the color of the

building behind them or, in the case

of gutters, to match the fascia.

Colors should be muted and should

be coordinated with the color scheme

of the entire property. Choose a base

color that will link elements of the

entire building face together.

Reserve the use of strong, bright

colors for accents, such as ornamenta-

tion, window sashes, entrances, and

doors. In most cases only one or two

accent colors should be used in addi-

tion to the base color. The use of bright

colors on large surfaces is discouraged.

Brilliant luminescent of day-glow

colors are not appropriate.

Light colors should not be used

against a backdrop of landscape or sky.

Large buildings of any type should

blend with the natural background and

not stand out against it.

Reflective materials or high gloss

finishes are inappropriate.

Doors may be painted an accent

color, stained, or left a natural wood

finish.

GUIDELINES

Oversized, clustered and bound, or grouped columns are not appropriate.A

��5


Bridges should be metal or wood

construction, and the design should

be expressive of the structure of the

bridge. Refer to photographs of lost

historic examples of bridges and tres-

tles for design and material details.

Bridges that connect buildings

may incorporate elements and facade

materials from the building(s), or they

may be more distinct in design.

The bridge surface, when exposed

to the elements, must be slip resistant,

and can be metal, wood, or concrete.

B Exterior stairs may be painted

steel or wood, or natural or colored

concrete.

Ramps, because they are gener-

ally used in place of stairs or steps for

accessibility, should be constructed of

concrete or wood, or may be part of

a sidewalk circulation system. Metal

ramps may also be used.

All ramps should have a slip-resis-

tant finish or surface.

Bridges include any structure

spanning a river, creek, walkway,

road, or other natural or created route

or course.

Stairs, Steps, Ramps, Bridges, Railings, Porches and Patios Exterior railings should be de-

signed to be similar in character to

those seen historically.

Balusters should be a minimum of

one inch square; top rails a minimum

depth of three inches; and bottom rails

a minimum depth of two inches.

On new construction, refer to cur-

rent building codes.

Steps should be concrete or wood.

Stone may be used but is difficult to

control and may not meet code or ac-

cessibility requirements.

Connections and plates on natural

or stained wood should be painted to

blend with the color of the wood.

Connections, plates and supports

on painted wood should be painted to

match the color of the material they

are attached to.

Structural supports of elements

such as awnings should be scaled ap-

propriately for the actual size of the

element they are supporting.

Columns should be sized for the

element they are supporting, and may

be clad with finish materials. Over-

sized columns or pilasters are not

appropriate in Black Hawk.

Consult historical models for

clues on historic structural elements

such as braces, ties, rods and straps,

and the detailing of those elements.

GUIDELINES

Bridges should be of metal or wood and expressive of their structure.B

��6


Handrails and guardrails shall be

smooth and free of obstructions that

might injure the public and must com-

ply with all applicable building codes.

When incorporated into entrance

elements, corporate logos or images

will be reviewed by CP&D.

The detailing and materials of ac-

cessible entrances should be consid-

erate of the user. Excessively heavy

doors, while they may be allowed by

code, should be avoided.

Entrances Primary pedestrian entrances also

serve as exits, and the area must be

appropriately sized.

Primary and secondary entrances

should be clearly identified and easy

for pedestrians to negotiate.

Ramps must be provided on acces-

sible commercial entrances, and auto

operators are highly recommended on

gaming establishments because of the

elderly population.

Exotic forms or poorly-designed

door hardware may not meet code and

will create difficulty for the user.

Porches and patios on residential

structures in historic districts should

be designed to blend with the charac-

ter and materials present on the home.

Patios on large commercial proj-

ects such as hotels should be recessed

into the facade of the building, and

the guardrail elements should be of a

similar material to other architectural

features on the building.

Patios are not allowed on the

street facade of historic commercial

buildings.

Ramps at the building entry

should blend into the design of the

entry and not appear to be an addition.

Start the ramp where the least eleva-

tion change would be negotiated.

Additions, modification and

replacement of all stairs, steps, ramps,

bridges, railings, porches and patios

must be reviewed by CP&D.

A

GUIDELINES

Simple paneled doors were used historically, very ornate doors are discouraged.

B Recess patios into the facade of large commercial buildings.A Door frames should inset within the

surrounding wall to visually simulate the appropriate depth for a historic masonry or wood-frame wall.

C

Inset simulating depth of historic masonry wall

Inset simulating depth of historic wood-frame wall with lap siding

��7


Windows New windows should express the

traditional dimensions, proportions,

and scale of historic windows seen

historically in the historic build-

ing type upon which the building is

modelled.

Historic windows were defined by

their individual components: frames,

sash, muntins, mullions, glazing,

sills, heads, jambs and moldings.

Some windows also had ornamental

surrounds, window hoods or keyed

arches on the adjacent wall plane.

Where multi-pane windows are

appropriate, true divided lights are

preferred. Do not use “internal”

muntins that are sandwiched between

two layers of glass. Snap-in muntins

may be used on larger areas of glass

in new construction, provided they are

installed on both sides of the glass.

D

E

GUIDELINES

Doors New doors should be similar in

height and width to those seen histori-

cally. They may reflect the range in

size seen historically in the historic

building type upon which the building

is modelled.

Simple paneled doors were typi-

cal. Very ornate doors are discour-

aged.

Door materials should appear

similar to wood that was used his-

torically. They should have a reveal,

transom, wood frame and a bottom

panel similar in scale to those used

historically. The center panel should

be genuine, transparent glass.

Front doors in residential con-

struction should be wood. Metal is

discouraged.

Use doors with large areas of

glass and a solid panel at the bottom.

Door frames should inset within

the surrounding wall to visually

simulate the appropriate depth for a

historic masonry or wood-frame wall.

B

C

Example of true divided lights, internal with snap-in muntins, and internal muntin.E

Windows should express the traditional scale, dimensions, and proportions of those used historically.D

��8


Skylights mounted flush with

the roof or of minimum height may

be considered if they meet Building

Department height guidelines. Domed

skylights are discouraged. When look-

ing at the primary facades of build-

ings, skylights should not be visible.

Roof vents should be low in

profile.

Locate roof-mounted solar panels

so they are not visible from the street.

Standing seam, corrugated, and

sheet steel roofs may be considered.

On very small accessory buildings

in historic residential districts, roll

asphalt roofing may be used.

Despite the fact that smooth sawn

wood shingles are historically appro-

priate, they are discouraged in Black

Hawk due to the fire risk.

A

B

C

Roofing and Skylights Respect the importance of historic

and natural scenic views in Black

Hawk by designing and detailing all

roofs with the assumption that they

are visible from above.

Roof materials visible from the

ground area of the lot should be simi-

lar to those seen historically including

wood or asphalt shingles, flat tile or

natural stone, or standing-seam metal.

Roof materials not visible from a

public way may include rolled roof-

ing, built-up tar and gravel, rubber,

plastic or fiberglass roofing materials.

Brown and gray were dominant

roofing colors in the past because of

the predominant use of wood shingles

and sheet metal. Although other

materials may now be used, brown,

copper, and gray are still the preferred

colors, though other neutral or muted

roofing colors, such as forest or dark

green, that blend with the hillside and

minimize their visual impact as seen

from above may be considered.

Metal roofs may be used on small

accessory structures.

Storefronts Storefronts should express the

traditional dimensions, proportions,

and scale of historic storefronts seen

traditionally on the commercial build-

ing types in the District in which the

building is located.

Kickplates may be wood, mason-

ry, tile, or decorative stamped metal.

Wood windows are preferred.

Metal or vinyl clad windows may be

considered if the dimension of their

frame elements, and that of their fin-

ishes, appear similar to that of wood.

Genuine, transparent glass must

be used in all windows. Plastic and

acrylic glazing are inappropriate, as

are opaque or reflective surfaces that

hide indoor activities, create glare

on the sidewalk, and do not provide

pedestrian interest.

Low-E glazing is encouraged to

enhance energy efficiency.

GUIDELINES

Example of “Mushroom” type vent.B

Example of a low profile,“Stealth” type roof vent.

Example of “Domed” skylight.A

Example of a low-profile skylight.

��9


Awnings like those seen historically may be used on both commercial and industrial building types.

D

Awnings and canopies similar to

those used historically may be used

on commercial and industrial mill

building types to provide weather

protection and create interest for

pedestrians.

On commercial-type buildings

only, cloth or canvas and flexible

coated awning material is allowed.

Metal shed awnings may be consid-

ered on side or rear entrances.

DAwnings and Canopies Refer to the Black Hawk Sign

Code for additional information and

guidelines related to awnings and

canopies.

Awnings and canopies are permit-

ted in the Millsite Gaming District,

Core Gaming District, Commercial/

Business Services District, and Lim-

ited Industrial Districts and in other

districts as allowed by code. They

are subject to review and approval by

HARC and the City Council.

GUIDELINES

Use awnings to reinforce building design. Horizontal awnings are inappropriate on arched openings.

E

Historic-looking soft awnings

should incorporate color and rigid

awnings should follow the building

color scheme.

An awning should reinforce the

design of the building behind it.

Horizontal awnings are not appropri-

ate in front of arched openings.

Awnings should be subordinate

to the overall character of the project

and proportional to the architectural

design of the facade.

Maintenance plans should include

the regular replacement of flexible

awning materials, which normally

deteriorate in several years due to

weather.

Damaged awnings must be re-

placed immediately.

Awnings may not be backlit and

cannot use cut-out, transparent letter-

ing, which tend to overpower the fa-

cade at night, detracting from display

windows rather than drawing attention

to the activity within.

E

F

Example of asphalt shingles (above) and standing seam metal roofing. C

Awnings should be proportional to other building elements.F

�30


Exterior Lighting Lighting should create a safe and

secure environment for pedestrians

without generating any unnecessary or

vagrant lighting that spreads exces-

sively into adjacent areas.

When lighting the pedestrian

way in front of a commercial build-

ing, light trespass will not be allowed

beyond the face of curb parallel to the

building.

Beacons, searchlights, or any type

of lights that shine into the sky are not

permitted.

Up-lighting or backlighting of

canopies or awnings is not permitted.

They may only be lit from above.

Lighting accent features of prima-

ry building elevations is acceptable.

Lighting should be shielded to

prevent unnecessary light trespass.

Familiarity with the principal of Dark

Sky is encouraged.

Simple lettering and images may

be applied to awnings or canopies but

cannot exceed two square feet of the

surface.

Awnings should fit the dimensions

of the storefront openings, to empha-

size these proportions.

Awnings can only be located on

the first floor facade.

Awnings should not obscure or-

namental details. Mount the top edge

to align with the top of the transom or

to align with framing that separates

the transom from the main display

window to help strengthen the visual

continuity of store fronts.

Awnings should be used in limited

amounts and have a demonstrated

function.

Canopies should appear as light-

weight additions to a building.

The mounting height and dimen-

sion of a canopy or awning should be

appropriate to their function.

B

Rough-sawn wood, plastic, fiber-

glass, shake or asphalt shingles are not

appropriate materials for canopies.

Shed awning and canopy forms

must be used except over arched win-

dow openings, where rounded forms

may be appropriate.

Coordinate the color of the awning

with the color scheme for the entire

building.

Awnings may be lit from fixtures

mounted to the building above the

awning, however, those fixtures are

not a substitute for safe lighting of the

pedestrian way.

Flexible awnings shall be oper-

able. Rigid frames supporting flexible

awnings are not allowed.

On industrial mill building types

only, rigid canopies or arcades using

metal or flexible materials may be

used in limited amounts.

A

GUIDELINES

Rigid arcades or canopies may be used in limited amounts.A Dimensions of the canopy should be

appropriate to the function.B

�3�


When lighting pedestrian areas

or open areas such as surface parking

lots or landscaping, lighting levels

should be evenly distributed across

the site.

The emphasis in lighting should

be at the street level, to encourage a

pedestrian-oriented environment.

All exterior lighting should be

shielded and designed to minimize

glare into the street and onto adja-

cent properties, especially adjoining

residential properties. Avoid lighting

which illuminates more than the area

for which it was specifically installed.

Lighting should be used to pro-

vide emphasis on special architectural

ornamentation, signs, and entrances,

rather than creating a uniform light

level across a building front. Avoid

lighting upper levels of buildings,

except to emphasize architectural

features of the building.

Up-lights are inappropriate when

not shielded and directed to the facade

of the building, and create glare in the

night-time sky.

Lighting for parking and service

areas should be shielded and designed

to minimize glare into the street and

onto adjacent properties.

C Lighting that washes extensive

amounts of wall surface is inappropri-

ate.

Light from building facade

lighting will not, in any case, extend

beyond the edges of the building.

Minimize the visual impact of site

lighting.

Where there are no street lights

at walkway areas, bollards that direct

light down to the pedestrian way are

appropriate.

Recessed step lighting is appropri-

ate on exterior steps.

Necessary security lighting shall

be directed down and away from ad-

jacent properties or right-of-ways and

will be considered on an individual

case-by-case basis.

D

E

GUIDELINES

Recessed step lighting is appropriate on exterior steps.E

Where there are no streetlights, bollards that direct light to the pedestrian way are appropriate.

D

Use lighting to emphasize building entrances, ornamentation, and signs. Up-lights are inappropriate when not lighting an architectural feature of the building.C

�3�


The source of light, including the

fixture lens, should be screened from

view from adjacent premises or right-

of-ways.

Use lighting to integrate the build-

ing with other structures in the block

at night.

Window display lighting should

also be designed to minimize glare

onto the street.

Provide lighting at the rear, or sec-

ondary, entrance that is similar to that

in the front, or primary, entrance.

Refer to IES guidelines minimum

required lighting and IES RP-20

guidelines for parking structures.

Exterior Light Fixtures Use lamp fixtures that are compat-

ible with the character of the building.

Use light fixtures that provide

focused, shielded lighting.

All building mounted fixtures

should be a cut-off to full cut-off

fixtures.

Light fixtures should be simple in

character.

Pole lights should not be more

than sixteen (16) feet tall.

A All pole mounted fixtures should

have “Night Sky/Dark Sky” optics.

Reduce glare onto adjacent prop-

erties by using shielded and focused

light sources.

Light fixtures should have an

opaque hood or other feature to direct

light downward.

Fixtures should be controlled by

photo-cells or time clocks.

GUIDELINES

Exterior Light Bulbs and Lamps Light bulbs (lamps) should be

shielded from visibility from the

street or sidewalk as much as pos-

sible.

Avoid mercury vapor and low

pressure sodium lamps.

Avoid excessively bright lighting.

Low wattage systems are recom-

mended.

Neon, gas-filled, fluorescent or

other tube lighting is permitted only

as an accent on signage.

At the pedestrian level, use a lamp

color that complements pedestrian

activity.

Submit examples of and specifica-

tions for lamping to CP&D for review.

LED tube lights should be shield-

ed where it is necessary to reduce

footcandles on the ground.

Use fixtures that are compatible with the character of the building.A

�33


LED technology should be used

where it provides adequate illumina-

tion.

Energy efficient lighting is en-

couraged.

Brick and stone buildings respond

well to the yellow light of high pres-

sure sodium lamps. The light from

high pressure sodium lamps also

looks good in a snowy environment.

High pressure sodium lamps will

wash out colors, so other spectrum

colors won’t show up. Cars or colored

architectural details, will lose their

true color under these lamps. These

lamps are discouraged where colors

need to remain distinct, such as at a

hospital emergency drive entry, or

when lighting an entry canopy that

should remain true to its color.

Metal halide lamps are white or

blue-white. The light can be too stark

for areas where light is meant as a

building accent. Metal halide lamps

work well to light feature areas, such

as an entry canopy. Because metal

halide lamps are often desirable, ce-

ramic metal halide lamps can be used

in outdoor fixtures. Ceramic metal

halide has a slightly yellow light. In

open parking structures a standard

metal halide lamp is appropriate.

It is appropriate to mix lamping to

achieve layers of light depending on

what is being lighted.

Signage Refer to the Black Hawk Sign

Code for specific information on all

proposed signage.

In historic districts, be sensitive

to historic signage forms, referring to

historic photographs for reference.

Signage should complement the

architecture of the building.

Signage should not clutter the

face of the building. One or two

larger signs are preferable to several

smaller signs.

Refer to historic photos for

research on period signage lettering.

Contemporary models of historic

“olde tyme” lettering are not accept-

able.

Signage may be illuminated by

bulb lighting, directed lighting, or

from the interior.

LED signs are limited in their

dimensions by Municipal Code and

are subject to approval by HARC and

City Council.

LED signs must be programmable

to allow for appropriate variation in

brightness between day and night.

LED signs that face residential ar-

eas will not be allowed, nor will LED

signs be allowed that are a nuisance or

a safety hazard.

A total of two illuminated signs

only will be allowed for each prop-

erty.

Signage illuminated on the

sidewalk at the building entry is ac-

ceptable. Illuminated signage will

not trespass off the sidewalk or the

property; will not be displayed on

the building wall, or go beyond 8’ in

either direction from the centerline of

the main entry door.

GUIDELINES

�34


Exterior Audio Exterior audio systems, exterior

speakers, and sound projected beyond

the building interior are discouraged

in Black Hawk.

Paving and Pedestrian Ways Use paving that meets standards

for ADA accessibility and all city

standards as determined by the De-

partment of Public Works.

Decorative paving materials are

encouraged for pedestrian areas.

Use paving materials that blend

with natural colors and textures of

the hillsides, as well as with adjacent

buildings. Refer to city standards for

paving colors - Baja Red in gaming

areas and Omaha Tan in non-gaming.

Varied paving materials can em-

phasize a building entry, emphasize

an area where plantscaping is not

desirable, or reinforce a pattern on the

building facade.

Pedestrian ways will be continu-

ous along the property where a right-

of-way exists.

Pedestrian ways that separate two

properties should be complete in their

design and should terminate at a fully

developed site or landscape element.

Avoid stairways, steps, and path-

ways that lead to nowhere.

Roadways Impacts to roadways will be

subject to local, regional and state

guidelines.

Do not use any lighting, sign, or

building element that would diminish

safe use of the roadway.

Do not construct or place any

site element so that the pedestrian is

forced into the roadway to avoid the

site element.

GUIDELINES

Surface Parking Lots Refer to Chapter 16 of the Black

Hawk Municipal Code for additional

information and guidelines related to

surface parking lots.

Surface parking lots should be

separated from the pedestrian way by

a low wall or a wall with fencing on

the top of the wall.

Where surface parking and park-

ing structures or other structures are

adjacent, incorporate design elements,

forms and materials from the structure

into walls, stairs, steps, fences and

kiosks that are associated with the

surface parking lot.

Secure surface parking lots should

provide walls or fencing material that

is in keeping with the design stan-

dards for all vertical elements and

building walls in the district in which

the secure surface lot is located.

�35


Log and railroad ties may be considered on a limited basis as horizontal cribbing.B

Parking Structures Refer to Chapter 16 of the Black



parking structures.

Use materials and design elements

that are consistent with these design

guidelines for buildings and site con-

struction in the district in which the

parking structure is located.

Poorly scaled or excessive orna-

ment is not appropriate.

Representations of structural

details that are not necessary on the

parking structure will be reviewed

closely by CP&D.

Retaining Walls Reduce water pressure behind

retaining walls by providing drains to

allow moisture to pass through.

Use retaining walls to define prop-

erty edges.

Where necessary to avoid site

erosion, portions of the site may be

terraced using concrete retaining walls

faced with native stone or appropriate

wood cribbing.

Un-faced concrete, Jersey Barriers

and concrete block are not appropriate

for use as retaining walls.

A Log and railroad ties may be con-

sidered on a limited basis as horizon-

tal cribbing.

Sculpted gunite, concrete or

“shotcrete” surfaces are acceptable

for retaining large newly-exposed

hillsides, subject to CP&D review and

approval of an 8’x8’ mockup of the

proposed finished and color.

Retaining walls should be of dry-

stack stone or stone masonry, similar

to those used historically.

B

C

The same stone used in different

scales and laid up in different ways

can add interest to a series of retain-

ing walls.

No concrete finishes on barriers or

walls may be visible from a public way.

GUIDELINES

A drain prevents water build-up behind a concrete retaining wall with stone facing of dry-stack appearance.

A Retaining walls should be of dry-stack stone or stone masonry.C

�36


Walls Use wall materials that are

architecturally compatible with the

primary building on the site or with

the streetscape and landscaping of the

site.

Walls will have the same treat-

ment on all exposed sides.

Public art, historical markers, and

other similar elements may be incor-

porated into wall design.

A

B

Stone cap elements should be used

on top of stone or masonry walls. The

cap should be sloped and extend 1”-2”

beyond the edge of the wall to allow

water to drip off the cap rather than

run down the face of the wall.

Inappropriate materials include

artificial brick or stone, smooth block

or concrete, slump block, stucco and

rustic brick.

C Stone walls should be similar in

appearance to those seen historically,

including finishing and joining.

Stone used in stone walls should

reflect the scale and height of the wall.

Tall and expansive walls should be

constructed of larger stone and short

and low walls should be constructed

of small stone.

Face stone or dry stack stone is

appropriate on low walls.

Adhesive materials with photo-

graphs of natural materials on their

surface are not appropriate surface

treatments for any wall.

Walls that have something of

interest beyond, such as the creek or

a view of some kind, should allow for

visibility thru the wall in both direc-

tions.

GUIDELINES

Wall materials should be architecturally compatible with adjacent buildings, streetscape, and landscaping.A Stone caps should be sloped to drain

beyond the edge of the wall.C Art and historical markers can be

incorporated into walls.B

�37


Fences Use fences to define property

edges.

Materials which are architectural-

ly compatible with the primary build-

ing on the site or with the streetscape

and landscaping of the site should be

used.

Fences should transition smoothly

with the grade or wall on which they

are located.

Fences shall be similar to those

seen historically.

The use of metal fencing may be

permitted on a limited basis.

Avoid using solid fences with no

spacing between boards.

Fences should have a modest, low

key, appearance to support the sense

of a natural setting.

Chain link, metal mesh, plastic,

fiberglass or plywood fencing are not

acceptable in any setting. Other inap-

propriate materials include layered or

composite materials such as masonite,

particle board, pressed board, ammo-

nite, and plastic.

Solid privacy or stockade wood

fences are discouraged.

Painted wood picket or wrought

iron fences are appropriate in residen-

tial areas.

Fences should not exceed 42

inches in height in the front yard and

should not be less than 34 inches in

height except variation may occur at

grade changes.

Trellises can be of the same mate-

rial as the attached fence. One trellis

per right-of-way is allowed.

The gap at the bottom of the fence

should be minimized. A 4” gap,

maximum, is recommended.

D

Long walls, fences or structures

should incorporate design details

which prevent a long flat, consistent

appearance. The following are ex-

amples of details which may be used:

cap treatments, use of accentuated

columns, texture or elements provid-

ing relief to the surface, set back por-

tions of the wall, planters incorporated

into the wall, combination materials,

public art, etc.

The height and design of fences

should relate to the intended use and

should be appropriate to the neighbor-

hood, zoning district and the architec-

ture of the principle structure on the

lot.

GUIDELINES

Painted wood picket or wrought iron fences are appropriate in residential areas. D

�38


Gates Gates should be of metal or wood,

or of the same material and design as

the fence of which they are a part.

Access gates for mechanical

equipment, trash enclosures and

storage areas should fully screen the

equipment or area and be the same

height as the enclosing wall.

All walls, fences and structures

should be maintained in good condi-

tion to remain in compliance with

approved plans.

Landscape Refer to Chapter 16 of the Black



landscaping.

Landscaping should reflect

historic patterns of use. Generally

speaking the landscaping was simple

and modest, reflecting the economy

and climate of early Black Hawk.

Contemporary landscape concepts

that convey this same simple character

are encouraged.

Public art and furniture are accept-

able and encouraged in areas where

landscape materials may not survive

because of site conditions. Proposed

art, furniture, and site furnishings may

be reviewed by CP&D.

Advertising is not allowed on

public or private benches, or on any

site furnishings.

Soil may need to be amended for

proper plant growth.

Since landscaped areas serve as

temporary snow storage during winter

months, select plant materials that can

sustain heavy snow pack.

Use hedges to buffer property

edges.

Clustering of trees and shrubbery

shall be encouraged to provide variety

and a more free form appearance to

the streetscape. Landscaping should

accent focal points and landmarks.

Care should be taken to select

plants appropriate to the specific land-

scaping requirement (shade, screen-

ing, color, soil, location, etc.) and

which will thrive in the extreme Black

Hawk climate.

Incorporate native plant materials

in new landscape designs.

Limit turf areas and use turf alter-

natives.

Appropriate plant selection and

placement should optimize solar ac-

cess in the winter while offering shade

in the summer.

GUIDELINES

Temporary planters and hanging baskets are encouraged.A

�39


Use of materials which provide a

balance of seasonal color and ever-

greens is encouraged.

Where the natural site remains

exposed, consider native plantings.

Gravel and rock alone do not

constitute an adequate landscape treat-

ment.

Temporary planters and hanging

baskets are encouraged. The mini-

mum required width of the pedes-

trian way must be maintained. All

temporary planters and baskets must

be removed at the end of the grow-

ing season and should be maintained

throughout the season.

Artificial plants and flowers are

not allowed.

Within plant bed areas, a mini-

mum of 60% should be covered with

vegetative cover with the remaining

area covered with an approved organic

mulch.

A

A minimum of 75% of required

street frontage landscape areas should

be covered with living plants which

may consist of native grass or grasses

with low water requirements, grass

and wildflower mixes, trees and

shrubs or other living plant materials.

The remaining 25% may be covered

with mulch or approved ground cover.

Use plant materials large enough

in size to have an appreciable impact

in early years of the project.

Plants should be installed at a size

that will maximize their chance of

survival for the circumstances.

For most applications trees should

have a minimum trunk height of six

(6) feet, with a minimum half (1/2)

inch caliper measured four (4) feet

above the ground. Multi-trunk trees

may have smaller average caliper

measurements. This size of tree is

generally referred to as five-gallon in

the landscaping industry.

Mature trees should be used

adjacent to walkways, particularly in

areas of heavy use. These trees should

be full-bodied trees with a shape

characteristic of the species and with

a minimum size of ten (10) to twelve

(12) feet in height, six (6) to eight (8)

foot canopy width with a two (2) inch

single trunk caliper or one (1) inch

average trunk caliper for multiple

trunk trees.

Shrubbery with a minimum size

of five (5) gallons should be planted

in appropriate numbers to comple-

ment the placement of trees, but there

should be no less than three (3) shrubs

per 350 square feet of landscaped

area.

Trees should be planted at the rate

of one (1) tree per 350 square feet of

landscaped area.

Use water-conserving plants and

other measures in landscape design .

To reduce evaporation, use

organic mulches consisting of pole

peelings or other approved materi-

als. Tree bark and wood chips are not

acceptable; they attract rodents and

carpenter ants, both of which are very

destructive.

Any required plant materials that

die are required to be replaced.

In selecting plants, consideration

should be given to the amount of care

and maintenance required.

GUIDELINES

�40


GUIDELINES

Services at Grade Mechanical, electrical, telephone

or HVAC equipment on the ground

not housed in a structure should be

screened with a fence or wall. The

fence or wall will be tall enough on

all sides to conceal the equipment

from the pedestrian view.

All trash collection and service

areas shall be enclosed by a six (6)

foot masonry wall.

Materials for service enclosures

and mechanical screens should be

compatible with those of the buildings

on the site and related to those used

historically, including wood clapboard

and board-and batten siding.

A screening device should blend

into the landscaping and not be

painted as to call attention to itself.

Muted earth tones should be used as

opposed to bright colors.

All screening devices should be

constructed of materials which are

completely opaque so that it is not

possible to seen any portion nor sil-

houette of the items being screened.

A

Screening walls, fences or struc-

tures shall be constructed of durable

materials which will require low

maintenance and are suited to Black

Hawk’s climate. Appropriate materi-

als for screening may include mason-

ry walls constructed of brick or native

stone with an accepted indigenous

pattern or finish.

Rooftop Equipment Screened enclosures should be

low in scale, not exceeding six (6) feet

in height, and must not significantly

increase the perceived height of the

building.

Screened enclosures should be

located at least four (4) feet from

all exterior parapet walls in order to

provide adequate emergency and fire

fighting access.

Screening enclosures should

be constructed of materials that are

visually compatible with the building

exterior.

A long continuous screen which

aligns with the form and edge of the

adjacent building is preferable to a

screen with multiple surface planes.

B

The color of the screening should

blend with the roof or building facade

when viewed from the street or right-

of-way and the sidewalk across the

street. The screening material should

be dull and not reflective.

Adhesive materials with photo-

graphs of natural materials on their

surface are discouraged as surface

treatments to conceal any building or

site element.

Required safety devices for ac-

cess to rooftop equipment, if visible

from the street or sidewalk, must be

compatible with the other facade ele-

ments.

Rooftop mechanical screens should align with building form and edges.B Screening enclosure materials should

be compatible with the primary building on the site.

A

�4�


Communication Equipment Refer to Chapter 16 of the Black



communication equipment.

Cell towers are not allowed on the

primary facade of any structure, nor

the secondary facade if that facade

fronts a right-of-way.

Cell towers and satellite dishes

may not extent beyond the property

line.

All proposed cell tower installa-

tions must be reviewed by CP&D.

Cell towers must be painted to

match the facade of the building in the

area where they are attached.

All proposed free-standing cell

tower structures must be reviewed by

CP&D.

Satellite dishes are not allowed to

be mounted to the primary facade of a

building.

Satellite dishes mounted to the

roof of a commercial structure should

not be visible from the street or side-

walk across the street

GUIDELINES

�4�


NOTES

�43

APPENDIX

Document Methodology and Credits 144

Acknowledgments 144

Glossary 145

�44

Methodology and CreditsThis document integrates informa-

tion that originally appeared in three

primary documents: the 1994 Design

Standards for the City of Black Hawk

Colorado, the 2004 City of Black

Hawk Comprehensive Plan, and the

Zoning Ordinance of the City of Black

Hawk, Colorado.

The Design Standards presented

information to assist owners in the

preservation of historic resources and

in the design of new sites and buildings

to reinforce the historic character of

Black Hawk. The Comprehensive Plan

provided the broadest descriptions of

the desired direction of development

in the community. The Zoning Ordi-

nance defined the Black Hawk Zoning

Districts in detail and provided a more

detailed, regulatory level of informa-

tion.

This new version of the Design Stan-

dards also drew on these Black Hawk

Municipal Codes and documents that

guide development review in the city:

• Comprehensive Plans

• Building Codes

• Transportation Plans

• Streetscape Guidelines

• Signage Guidelines

• Public Art Guidelines

• Heritage Open Space Plan

• Historic and Architectural Review

Commission Submittal Handbook

• Community Restoration and

Preservation Fund Program Guide

• Secretary of the Interior’s Standards

and Guidelines for Rehabilitating

Historic Buildings

All of these provide important infor-

mation to guide compliance with de-

sign and development review. Consult

with the Community Planning and

Development staff (CP&D) to deter-

mine the most current available version

of each of these documents.

DOCUMENT METHODOLOGY AND CREDITS

Finally, this document includes new

text that expands and completes design

review guidelines based on the last

twelve years of experience of the City

Council, Historic and Architectural

Review Commission (HARC), and de-

partment of Community Development

and Planning in applying the original

Design Standards to project develop-

ment in the city.

This edition of the Black Hawk Design

Standards was created in 2006 by OZ

Architecture with the assistance of

Diane Wray Tomasso, historic preser-

vation consultant.

AcknowledgmentsThe City of Black Hawk CP&D would

like to acknowledge the City of Black

Hawk Mayor, Board of Aldermen,

Historic and Architectural Review

Commission (HARC), and the Public

Works Department for their contribu-

tions to this document.

�45

GLOSSARY

GlossaryThe following words, terms and

phrases, when used in this chapter,

shall have the meanings ascribed to

them in this section, except where

the context clearly indicates a differ-

ent meaning. Where terms are not

defined, they shall have their ordinar-

ily accepted meaning, or such as the

context may imply.

The words “used for” include “de-

signed for,” and vice versa; the word

“building” includes the word “struc-

ture”; the word “dwelling” includes

the word “residence”; and the word

“lot” includes the word “plot.”

Any words pertaining to gender shall

be interchangeable. The word “he”

shall mean “she,” and “she” shall

mean “he.”

The word “shall” is mandatory; the

word “may” or should” is permissive.

Illustrations in the preceeding docu-

ment are provided for purposes of

describing, clarifying or providing

examples; such illustrations are not

to scale and do not replace, limit or

expand the meaning of the text. In

case of any difference of meaning or

implication between the text of this

code and any caption or illustration,

the text shall control.

In the case of any difference of mean-

ing between this glossary and the

Municipal Codes and Ordinances of

the City of Black Hawk, those codes

and ordinances shall control.

accessoryuse

An activity incidental to and located

on the same premises as a principal

use conducted by the same person or

his or her agent. No use other than

parking shall be considered acces-

sory unless functionally dependent on

and occupying less land area than the

principal use to which it is related and

occupying less than one-quarter (1/4)

as much habitable floor area as that

principal use.

acreage,gross

Area of land measured in acres.

arterialThose roads which provide for inter-

regional travel and are normally given

state or federal highway designation.

basement That portion of a building as defined

in the latest edition of the Internation-

al Building Code, adopted by the City.

batter

When used to describe a wall, a wall

that becomes thicker the nearer it gets

to the ground. An inclined face of

wall; hence battered

beddingplane

Any of the division planes which

separate the individual strata or beds

in sedimentary or stratified rock.

buildingfaçade

The most prominent of the exterior

sides, faces or elevations of a build-

ing, that traditionally includes the

front entrance.

cementitious

Containing, or having the characteris-

tics of, cement.

character-definingfeatureCharacter refers to all those visual as-

pects and physical features that com-

prise the appearance of a building.

Character-defining features include

the overall shape of the building, its

materials, craftsmanship, decorative

details, interior spaces and features, as

well as the various aspects of its site

and environment.

cornice

The cornice is the uppermost section

of moldings along the top of a wall or

just below a roof.

�46

cribbing

A framework of timbers and plank

backing for retaining earth and rock,

to prevent caving, percolation of

water, etc.

curbreturnradii Radius measured at the face of curb

extending from the point where the

curve begins to the point where the

curve is tangent to the perpendicular

curb.

DarkSky

Shortened name referring to Interna-

tional Dark-Sky Association (IDA)

whose mission it is to preserve and

protect the nighttime environment

and the heritage of dark skies through

quality outdoor lighting so viewing of

stars can be seen.

density

Refers to the number of structures or

dwelling units allowed on a site. The

more allowed, the greater the density.

detention

An area that holds water for a limited

period of time from a larger basin area

to prevent flooding and releases all

the water contained in a short period

of time.

drainageswale

See ‘swale.’

drystackstone

Built to look like it was constructed

without mortar and in some cases,

historic walls existing that were built

without mortar.

easement A grant of land by the owner for the

specified use of the land to the public

in general.

egress

Exit or exit route.

environmentalinvestigation

All applicants for an excavation

permit or a site development plan

shall prepare a sample collection plan

including a chemical characterization

of the metals content of the soils on

the property sought to be excavated

or developed. See Chapter 18.255 of

the Black Hawk Building Regulations

for more detailed information on the

required sampling and testing.

facestone

A stone used for the exposed surface

of a wall.

fiftyyearsofageThe National Register of Historic

Places was established in 1966 to

provide official recognition for the

nation’s historic places. To assure

historical perspective, a 50-year

period was established as a guideline

for evaluating resources worthy of

preservation. Generally, buildings or

portions of buildings in Black Hawk

must be over fifty years of age in

order to be considered historic. Build-

ings less than fifty years of age may

be considered historic only if they

display “exceptional” significance.

floorarea

The area included within the sur-

rounding exterior walls of a building,

exclusive of courts.

floorarea,grossThe sum of the gross horizontal areas

of the several floors of a building

measured from the exterior face of

exterior walls, or from the centerline

of a wall separating two (2) buildings,

but not including interior parking

spaces, loading space for motor ve-

hicles, any space where the floor-to-

ceiling height is less than six (6) feet,

or any area more than fifty percent

(50%) below grade.

frame(structures) Structures that are built with milled

wood or metal or steel framing.

frontsetbackA line which is parallel to the front lot

line which establishes the minimum

front yard depth of a zoning lot.

geotechnicalinvestigation

All applicants for an excavation

permit or a site development plan

shall prepare a sample collection plan

including a chemical characterization

of the metals content of the soils on

the property sought to be excavated

or developed. See Chapter 18.255 of

the Black Hawk Building Regulations

for more detailed information on the

required sampling and testing.

glazing

Glass, as in window glazing.

grade(adjacentgroundelevation) The lowest point of elevation of the

finished surface of the ground, paving

or sidewalk within the area between

the building and the property line or,

when the property line is more than

five (5) feet from the building, be-

tween the building and a line five (5)

feet from the building.

GLOSSARY

�47

grading

Changing the ground level to a

smooth horizontal or gently sloping

surface.

graphicscaleA graduated line that indicates the

length of miles or kilometers as they

appear on a map or drawing; the line

has the advantage of remaining true

after the map or drawing is enlarged

or reduced in reproduction. Also

known as bar scale.

gunite

A dry sand/cement mixture that is

pneumatically applied or sprayed in

place using air pressure.

horticulture

The science or art of cultivating fruits,

vegetables, flowers, or ornamental

plants.

hydrologicsoilgroup

Hydrologic Soil Group (HSG) clas-

sifies soil and is assigned by series

based on it’s runoff potential and

infiltration characteristics.

imperviouscover

Material placed over the surface of the

ground, such as pavement, sidewalks,

roofs and driveways, which reduces

below natural amounts the infiltration

of precipitation into the ground.

infill The use of vacant land and property

within a built-up area for further con-

struction or re-development.

ingress

A means or place of entering.

LEDtechnology

LED refers to “light emitting diode,”

a semiconductor diode that converts

applied voltage to light for use in

digital displays.

longitudinalschematicbuildingsections

A section taken through the length-

wise, or long, dimension of a struc-

ture.

lotacreage

The total horizontal acreage within

the lot lines of the lot.

lotarea

The horizontal area of a lot exclusive

of any area in a street or recorded

way open to public use; however, land

within a 100-year floodplain or hav-

ing slope in excess of thirty percent

(30%) or above the elevation service-

able by City water without a sub-area

pumping and storage system shall be

credited at one-tenth (1/10) actual

area in meeting lot area requirements.

low-Eglazing

Coating a glass surface with a low-

emittance material reflects a sig-

nificant amount of radiant heat, thus

lowering the total heat flow through

the window limiting heat loss or solar

gain.

luminaire

Complete lighting unit, consisting of

one or more lamps (bulbs or tubes

that emit light), along with the socket

and other parts that hold the lamp

in place and protect it, wiring that

connects the lamp to a power source,

and a reflector that helps direct and

distribute the light.

majorcollectorThose streets which connect destina-

tions among two (2) or more contigu-

ous planning districts. These streets

serve to collect traffic from local

streets and minor collectors and carry

it to arterial streets or to local traffic

generators. These streets are generally

two-lane roads with some controlled

access as may be required.

masonry

A building material such as stone,

clay, brick, or concrete.

metesandbounds

Territorial limits of property ex-

pressed by measuring distances and

angles from designated landmarks and

in relation to adjoining properties.

non-conforminguse

Use of land or a building that does not

confirm with any use authorized by

the use regulations of the district in

which it is situated. Non-conforming

use also means the use of a structure

or premises conflicting with the regu-

lations and requirements of Chapter

16 of the Municipal Code of Black

Hawk.

GLOSSARY

�48

opaque

Impenetrable by light.

phasingplan

A written or graphic description of the

timing or phases of construction of a

project.

photo-isometric

A site plan describing the light dis-

tribution, efficiency, and zonal lumen

output of a group of luminaires. This

report is generated from laboratory

testing of the proposed luminaires.

plat A map or plan of a parcel of land that

is to be, or has been subdivided.

primaryentrance

In a commercial or residential build-

ing, the main pedestrian entrance

from the street or sidewalk.

primarystructure

A building in which is conducted the

principal use of the zoning lot upon

which it is situated.

retention

A retention basin provides an area to

hold water from a small surrounding

drainage area that would otherwise

flow into other areas. The water re-

mains in the local area in which it was

deposited.

right-of-way

The right to pass over property owned

by another party, and the path or

thoroughfare on which such passage

is made.

roadsideswale

See ‘swale.’

SanbornFireInsuranceMaps

The Sanborn Map® Collection

consists of a uniform series of large-

scale detailed maps, dating from

1867 through 1969 and depicting the

commercial, industrial, and residen-

tial sections of cities. Designed by

surveyor D.A. Sanborn in 1866 these

meticulously detailed, color-keyed

insurance maps assisted fire insurance

agents in determining the degree of

hazard associated with a particular

property. Sanborn Maps of Black

Hawk are available at the Denver Pub-

lic Library / Research Resources / Da-

tabases A-Z. You must be a registered

user of the Denver Public Library

to access this resource, but you may

temporarily register on-line. The sole

individual Black Hawk map is dated

August 1886. Subsequent maps of

Black Hawk (December 1890, August

1895 and November 1900) are incor-

porated into the Central City maps of

those dates, along with Nevadaville

and Russell Gulch.

secondaryentrance

In a commercial building, any public

entrance that is not the primary en-

trance.

secondarystructure

A building in which is conducted a

secondary or supporting use of the

zoning lot upon which it is situated.

shadingstudy

An analysis of the shadows cast on a

site. Study will be the same view of

the site and show shadows at morn-

ing, noon, and afternoon for each of

the four seasons.

shieldedfixtures

Refers to light fixtures that cast light

downward and/or generally conform

to the specifications endorsed by the

International Dark-Sky Association

(IDA).

silviculture

The care and cultivation of forest

trees; forestry.

sitemap

A drawing that locates and identi-

fies surface and known underground

features of the project site. The site

map will also show pertinent features

of properties that are immediately

adjacent.

GLOSSARY

�49

spall A chip, fragment, or flake from a

piece of stone or masonry. Occurs

due to moisture freezing inside a ma-

terial causing cracking and flaking of

the outer surfaces.

survey

To determine the boundaries, area, or

elevations of (land or structures on the

earth’s surface) by means of measur-

ing angles and distances, using the

techniques of geometry and trigonom-

etry. A report on or map of what has

been surveyed.

swaleA low tract of land. The term can

refer to a natural landscape feature or

a human-created one. When created

by humans, this open drain system is

designed to manage water runoff.

thinbrick

An adhered masonry veneer product

with the same face dimensions as

brick, but with a minimal thickness.

Secured by adhesion to a backing.

transverseschematicbuildingsectionA section taken through the crosswise,

or short, dimension of a structure.

usebyright The principal purpose for which land

or a building is being occupied as

allowed by zoning for that piece of

property.

USGSdatum

United States Geological Survey

reference point on the earth’s surface

against which position measurements

are made.

vagrantlight Excessive light escaping onto adjacent

property or upon a public right-of-

way, also called light spillover.

veneer

A decorative facing, as of brick

or stone, constructed with facing

covering a backing wall of frame or

masonry.

vicinitymap

A map showing a specific property in

relation to the familiar area surround-

ing it.

waterabsorbingpolymer

Material used in soil around plantings.

Retains water and reduces required

frequency of irrigation.

writtenscale

On a printed drawing, relationship

of drawn distance to actual distance.

i.e., 1” = 100’. Not accurate when

printed drawing is reduced or en-

larged.

yard,front A yard extending the full width of

the lot or parcel, the depth of which

is measured in the least horizontal

distance between the front lot line and

the nearest wall of the principal build-

ing, such distance referred to as the

front yard setback.

yard,rear

A yard extending the full width of the

lot or parcel, the depth of which is

measured in the least horizontal dis-

tance between the rear lot line and the

nearest wall of the principal building,

such distance being referred to as the

rear yard setback.

yard,side

A yard extending from the front yard

to the rear yard, the width of which is

measured in the least horizontal dis-

tance between the side lot line and the

nearest wall of the principal building.

zoningdistrict In a zoning code, area within which

certain regulations and requirements

or various combinations thereof apply.

GLOSSARY

City of Black HawkCommunity Planning and DevelopmentP.O. Box 17Black Hawk, Colorado 80422Phone: (303) 582-0615 Fax: (303) 582-2239

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Documents

Black Hawk Design Standards