Black Hawk Design Standards

Black Hawk
Colorado
DESIGN STANDARDS
Gui del i nes f or Hi st ori c Preservat i on and Desi gn Revi ew
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
New Construction 86
Detail & Material Design 103
Historic Context 106
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 ............................................. 81
Historic Building Existing Conditions

Checklist .............................................. 82
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..... ........................ 91
Exterior Building Elevations.... .......... 92
Foundations..... .................................... 93
Entrances and Stairs.......................... 94
Windows, Doors and Storefronts.... 95
Porches and Arcades..... ................... 97
Parking Structures...... ....................... 98
Pedestrian and Vehicle Circulation.. 99
Lighting.... ............................................. 100
Detail & Material Design
Application Checklist ............................... 104
Historic Context
Residential..... ...................................... 106
Commercial.......................................... 108
Industrial.... .......................................... 109
Guidelines
Integrity of Materials... ...................... 120
Foundations... ...................................... 121
Exterior Wall Materials..... ................. 122
Finishes and Colors.... ........................ 123
Structural Supports, Columns,
Pilasters, Plates and Connectors.. 124
Stairs, Steps, Ramps, Bridges,
Railings, Porches and Patios.... .... 125
Entrances... .......................................... 126
Doors and Windows........................... 127
Storefronts.... ....................................... 128
Roong and Skylights....... ................. 128
Awnings and Canopies.... .................. 129
Exterior Lighting.... .............................. 130
Signage.... ............................................ 133
Exterior Audio...................................... 134
Paving and Pedestrian Ways... ........ 134
Roadways and Parking.... .................. 134
Retaining Walls and Walls... ............. 135
Fences and Gates.... ........................... 137
Landscape..... ...................................... 138
Services at Grade..... .......................... 140
Rooftop Equipment.... ......................... 140
Communication Equipment.... ........... 141
1 2 3 4
Project Design
Application Checklist................................ 12
Zoning District Context............................. 13
Historic Residential ............................ 14
Environmental Character
Preservation................................. 16
Commercial/Business Services ....... 18
Gaming & Entertainment ................... 20
Core Gaming ................................ 22
Millsite Gaming............................ 24
Transitional Gaming .................... 26
Hillside Development Mixed-Use .... 28
Low Intensity Mixed-Use .................. 30
Planned Unit Development ............... 32
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..... ...... 42
Utility Infrastructure... ........................ 45
Other Services.... ................................ 47
Special Studies..... .............................. 47
Adjacent Properties.... ....................... 47
Site Design
Application Checklist................................ 52
Historic Context
Overview .............................................. 54
Residential ........................................... 55
Commercial.......................................... 56
Industrial .............................................. 57
Guidelines
Historic Resources ............................. 58
Natural Resources ............................. 58
Adjacent Properties........ ................... 61
Primary Buildings ............................... 62
Secondary Buildings and
Structures ........................................ 63
Surface Parking Lots.......................... 63
Parking Structures..... ........................ 64
Landscaping ........................................ 65
Transportation Infrastructure ........... 67
Utility Infrastructure ........................... 71
Service Equipment ............................. 71
Other Services .................................... 71

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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 signicance.
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 Citys recent buildings.
These stand in sharp contrast to other recent projects that have mis-interpreted the
citys 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 Citys Architectural and Design Review
Guidelines
This 2006 volume seeks lessons from the citys rst 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 reects the citys 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 ofcials 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 Hawks Frontenac Mine,
courtesy Diane Rittenhouse, from the collection of her father, Norman Blake.
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6
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. Signicant 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 Hawks Main Street, is
located at the conuence of Gregory
Gulch, Chase Gulch and North Clear
Creek Canyon, at elevations of over
8,000 feet. Areas outside the citys core
reach elevations of over 10,000 feet.
The City of Black Hawk originated
with John Gregorys discovery of gold
in 1859. News of his strike spread rap-
idly, and within a year a mining camp
had begun to ourish. 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 Hawks historic image in draw-
ing tourism to expand and diversify the
gambling services that now serve as
the core of the citys economy.
Today, through its design review
process, the city promotes the preser-
vation of the citys 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 citys 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 benets 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 Principles
Black 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
reects their general scale and charac-
ter, without falsely representing Black
Hawks 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 inll. 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 oor along Clear Creek and
three-quarters of the citys commercial
buildings.
In the late 1970s, historic surveys
began to document the signicance of
the area. In 1989, a major portion of
the City of Black Hawk was identied
as part of the Central City and Black
Hawk National Historic Landmark
(NHL) by the U.S. Department of the
Interiors National Park Service. NHL
listing is the highest designation of
signicance afforded properties in the
United States. In October of 1990, as
a result of this classication, Black
Hawk rst 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 nal 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 nal presentation package should
clearly dene how the proposed project
responds to tangible and intangible or
quality of life city and Zoning District-
specic goals.
A public hearing may be scheduled on
the application.
Final project approval must be made
by the City Council. City Councils
approval and issuance of a Certicate
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 Process
Before 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 ofce 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
applicants primary contact throughout
the project design review and approval
process.
All site plans and building design must
rst be submitted by the applicant to
the CP&D for preliminary review and
approval.
Specic guidelines for the submittal,
required documentation, fees and re-
view procedures for all of these review
processes are available through the
ofce 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 projects conception.
In this way, city regulations and
recommendations for the planning
and development of the project can be
clearly dened before the preparation
of site, building, or detail and material
plans begin.
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DESIGN REVIEW NOTES
10
DESIGN REVIEW NOTES
11
PROJECT DESIGN 1
PROJECT DESIGN
1
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PROJECT DESIGN 1
PROJECT DESIGN CHECKLIST
Project Design Checklist
Each 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:
____ applicants 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 certied 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 rst step in the design of any new
building project in Black Hawk is the
submission of informational documents
to Community Planning and Development
that dene 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 dened 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 Districts
The 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
conuence 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
oor.
Most properties in Black Hawk are located in one of eight Zoning Districts
dened by Section 16 / Zoning of the Black Hawk Municipal Code, to help guide
development in the city. Three of the Districts are residential and ve 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 DESIGN 1
HISTORIC RESIDENTIAL DISTRICT
15
PROJECT DESIGN 1
HISTORIC RESIDENTIAL DISTRICT
Historic Residential District
The 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.
Purpose
To 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.
Permitted Principal Uses
Single-family dwelling unit.
Neighborhood playground, park
or common area.
Development Standards
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-ve
percent (35%) of the ground oor
area on the lot.
Garage doors which face toward
a roadway must be set back at
least eighteen (18) feet from the
roadway.
Building Type Model/s
Historic House
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PROJECT DESIGN 1
ENVIRONMENTAL CHARACTER PRESERVATION DISTRICT
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PROJECT DESIGN 1
ENVIRONMENTAL CHARACTER PRESERVATION DISTRICT
Environmental Character Preservation District
The 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.
Purpose
The 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 Citys mining heritage, which are a cultural
amenity to the community.
Avoid development in areas that may be a threat to public health and safety.
Common open space areas.
Agriculture, horticulture,
silviculture and grazing activities.
Public facilities.
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 oor
area on the lot.
Historic House
Contemporary
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PROJECT DESIGN 1
COMMERCIAL/BUSINESS SERVICES DISTRICT
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PROJECT DESIGN 1
COMMERCIAL/BUSINESS SERVICES DISTRICT
Commercial / Business Services District
The Commercial / Business Services land use category is identied 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.
Purpose
To 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 trafc.
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.
Any of the following uses, provided
that the gross oor area of a single
building or structure containing the
use does not exceed fteen thousand
(15,000) square feet.
Retail and services.
Automobile service stations.
Lodging accommodations.
Restaurants.
Indoor recreation and amusement.
Bars and lounges.
Ofces.
Parks and common areas.
Area-wide transportation facilities.
Parking.
Public facilities.
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.
Historic Industrial Building
Contemporary
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PROJECT DESIGN 1
GAMING AND ENTERTAINMENT DISTRICTS
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PROJECT DESIGN 1
GAMING AND ENTERTAINMENT DISTRICTS
Gaming and Entertainment Districts
The 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 dened 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. PUDs (Planned Unit Developments), described on pages 32 and
33, may also include gaming and entertainment as dened here.
Purpose
The 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 Citys 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 trafc and visual impact on the historical character of
the area.
Minimize noise and trafc impacts of gaming and related activities on
residential neighborhoods.
Gaming and entertainment,
including casinos established
pursuant to state statute, provided
that casino activities may not
represent more than thirty-ve
percent (35%) of the gross oor
area of the building or structure
in which they are contained.
Restaurants.
Bars and lounges.
Ofces.
Parking.
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 DESIGN 1
GAMING & ENTERTAINMENT: CORE GAMING DISTRICT
Core Gaming District
The 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 inll 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
See page 21.
Historic Commercial Building
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PROJECT DESIGN 1
GAMING & ENTERTAINMENT: CORE GAMING DISTRICT
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PROJECT DESIGN 1
Millsite Gaming District
The 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 ofces, stores, depots, houses
and stables.
Today, the Millsite Gaming District allows relatively high density uses. Develop-
ment within this district is intended to reect 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 DESIGN 1
GAMING & ENTERTAINMENT: TRANSITIONAL GAMING DISTRICT
Transitional Gaming District
The 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 reect that of the original residential structures seen in the area.
Purpose
Objectives
See page 21.
Historic Houses
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PROJECT DESIGN 1
GAMING & ENTERTAINMENT: TRANSITIONAL GAMING DISTRICT
28
PROJECT DESIGN 1
HILLSIDE DEVELOPMENT MIXED-USE
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PROJECT DESIGN 1
HILLSIDE DEVELOPMENT MIXED-USE
Hillside Development Mixed-Use
The 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 dened.
Historically, the District was sparsely developed, primarily with mining related
structures. Today, some mine shacks and head frames remain. The area remains
largely undeveloped.
Purpose
To 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 difcult to accommodate by
automobile.
The following principal uses are
permitted as a right, except special
review is required if the oor area
associated with any one (1) principal
permitted use will be greater than
sixty-ve percent (65%) of the gross
oor area on the lot.
Residences of all types not
exceeding thirty (30) units per acre.
Restaurants.
Bars and lounges.
Recreation and amusement.
Ofces.
Meeting halls.
Neighborhood parks,
common areas.
Public facilities.
points, grading and other elements of
the development satisfy the require-
ments set forth below to the greatest
extent practicable:
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.
Historic House
Contemporary
30
PROJECT DESIGN 1
LOW-INTENSITY MIXED-USE
31
PROJECT DESIGN 1
LOW-INTENSITY MIXED-USE
Low-Intensity Mixed Use
The lands of the Low Intensity Mixed-Use District are primarily identied in the
Miners 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.
Purpose
To 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 at 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 areas 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 reect the historic character of development
called for in zoning districts which are in visual proximity of the historic
core areas.
that the gross oor 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 ofces.
Ofces.
Neighborhood, community parks.
Outdoor recreational facilities.
Area-wide transportation
and parking facilities.
Restaurants.
Repair and equipment shops.
Automobile service stations and
dealerships.
site features;
Decrease development on slopes of
greater than eight percent (8%);
from it;
and structures;
Reduce the volume of cut and ll;
grades created by new cuts or lls
shall not exceed 3:1; and
Reduce the number of removed
trees measuring four (4) inches in
diameter and taller than ve (5) feet
above ground level.
in scale and location; and
avoid trees, rock outcroppings and
natural drainage patterns.
Historic House
Contemporary
32
PROJECT DESIGN 1
PLANNED UNIT DEVELOPMENT
Planned Unit Development
The PUD Overlay Zoning District exists to facilitate the achievement of the
comprehensive plan when an applicant can demonstrate that exibility 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 efcient use of land and public services
Lessening of the burden of trafc
Conservation of the value of the land
Preservation of the sites 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 benets
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 DESIGN 1
RURAL RESIDENTIAL DISTRICT
Permitted principal uses
Neighborhood playground, park
or common area.
Development standards
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
oor area on the lot.
Historic House
Contemporary
Rural Residential District
Rural Residential Districts may be dened 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.
Purpose
The 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 District
Boundaries dening 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 conict 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.
Purpose
To 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 diversied employment base for the community.
Objectives
To 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
fteen percent (15%) of the lot area:
Repair and trade services.
Warehouse and wholesale activities,
excluding explosives or any
materials that are classied as
toxic or hazardous under state
and federal law.
Utility infrastructure and ofces.
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.
points, grading and other elements of
the development satisfy the require-
ments set forth below to the greatest
extent practicable:
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 ve (5) feet
above ground level.
Contemporary
36
PROJECT DESIGN 1
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-dening 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 identied 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 ofces, or available for purchase
from the Colorado Historical Society Ofce 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 District
The Flood Plain Overlay District exists to protect the general health, safety, and welfare
of area residents and property owners.
Historically, ooding has devastated Black Hawk. Today, the 100-year oodplain still en-
compasses portions of the City, although the City has funded many improvements along
Clear Creek to mitigate ood damage.
The City has proactively made improvements to the storm water drainage system to re-
duce the impacts of a 100-year ood 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 ofces of CP&D, or available for pur-
chase through the National Flood Insurance Program at 800-638-6620.
38
PROJECT DESIGN 1
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 39
historic research 40
natural resources 40
transportation infrastructure 42
utility infrastructure 45
other services 47
special studies 47
adjacent properties 47
Existing Conditions Checklist
After 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:
____ Applicants 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 Resources
Buildings and Structures
To 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.
Transportation Features
In 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 identied
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.
Other Remains of Human Activity
Even historic foundations, refuse
dumps, mine shafts and tailings may
also prove signicant 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 conned
to well-dened 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 DESIGN 1
Historic Research
Contacts and Resources
Photographic 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.
Wildlife Considerations
Black 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.
Scenic Natural Views
The 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 Resources
Vegetation
The established vegetation of Black
Hawk contributes to the visual quality
of the towns 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 r. Gilpin Countys 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.
41
PROJECT DESIGN 1
Topography and Grade
The 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 Miners 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 denition of these slopes pro-
vides the framework for which the
land use boundaries are dened.
The Black Hawk area is rich with
gulches, separated by ridge lines that
dene the areas 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 dene road alignments, settle-
ment locations, property boundaries,
and reservoir locations.
Other prevalent gulches that help
dene 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).
Geology and Soil
Maintaining 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 dened by the Storm Water Master
Plan, the majority of the soils in the
City and the Growth Area are clas-
sied 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.
Water Patterns and Flood Exposure
Detailed 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, ooding has devastated
Black Hawk. Today, the 100-year
oodplain still encompasses por-
tions of the City, though the City has
funded many improvements along
Clear Creek to mitigate ood damage.
42
PROJECT DESIGN 1
Wind Exposure
An 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. Miners 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.
Daily and Seasonal Access to Sun
The 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.
Temperatures and Precipitation
Similarly, 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 inuence a num-
ber of property development issues.
Transportation Infrastructure
The 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.
Highways and Roadways
The 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-ve miles
from Boulder via SH 119, and sixteen
miles from Idaho Springs, located
along I-70 via US 6.
Black Hawks 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-
c 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 trafc volumes
along SH 119 were 22,000 vehicles
per day (vpd) with a 2,000- 6,000 vpd
increase on the weekends.
Daily trafc 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-
c while buses constitute 2%.
The Transportation Plan suggests
that the added parking supply since
gaming inception has reduced trafc
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 Hawks western border.
Between Main Street and the Citys
edge, portions of Gregory Street lack
sidewalks, railings and street light-
ing. The implementation strategy of
the Transportation Plan identies 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
Miners Mesa Road. This street con-
nects the Main Street corridor to the
southern parcels within the City and
in 2000 contained average daily trafc
volumes of 3,800 cars per day.
The street is congured 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 overow
parking, and transit services. At the
intersection of Miners Mesa and
Main, Miners Mesa Road becomes
Mill Street.
Main Street is located at the heart of
the Citys gaming and entertainment
uses. The two-lane roadway cur-
rently extends from Gregory Street
to SH 119 and addresses the street
with active ground oor 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 DESIGN 1
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 Miners 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.
Hike and Bike Trails
A number of informal, interpretive
mountain bike trails exist throughout
the City, the growth area, and the
county. The Citys 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
dened paths on old mining trails and
rail beds in the City as well as den-
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.
Public Transportation
Thirteen 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 ofcial 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 Miners
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.
Pedestrian Ways
Encouraging 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.
Parking
To minimize the impact of vehicu-
lar trafc and parking, Black Hawk
encourages any opportunities for shar-
ing surface parking lots or parking
garages with neighboring properties.
Any such opportunities should be
identied on a site map.
Utility Infrastructure
The 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.
Water System
Black 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 Miners Mesa
holds 1 million gallons of water and
the utilities plant facility (east of Dory
Hill Rd.) accommodates 350,000 gal-
lons of nished water storage.
Sanitary Sewer System
The 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.
Storm Sewer System
The Storm Water Master Plan com-
pleted in 2001 describes stormwater
management improvements.
46
PROJECT DESIGN 1
The North Clear Creek channel
currently can only withstand the
10-year event without overowing
north of Black Hawk Street and SH
119. Similarly, Gregory Gulch is not
suited to withstand the 10-year ood,
while seventy percent of ooding
is discharged onto Main Street. The
primary concern for Chase Gulch is
associated with debris transport and
erosion, although ooding is still
an issue as the gulch is ill suited to
handle oodwaters.
The Storm Water Master Plan identi-
es numerous streets that with im-
provements would reduce the existing
hazardous conditions in the event of
a ood.
The City is in the process of imple-
menting these recommendations
and has completed improvements on
Miners Mesa Road, Horn Street, and
Bobtail Street
Telephone System
Qwest 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 conrm all current conditions and
suppliers.
Electrical Power and Natural Gas
Currently, 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.
Cable and Wireless Services
Currently, 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 Services
Review and present documentation
regarding any services, including
emergency city services, that will be
required for the anticipated project.
Fire Services
The re 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 re department currently has
approximately 28 re ghters/EMTs
and civilian staff. Black Hawk pri-
vately contracts ambulance service
and paramedic support.
Police Services
The 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 ofcers and civilian staff.
The number of sworn ofcers has
increased 30% since 1996.
Waste Removal and Processing
To 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.
Municipal Trash Pickup
Non-hazardous municipal trash
pickup is currently available to all
residential properties within Black
Hawk.

Air Cleaning
Sections of the Black Hawk Zoning
Code specically 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 Studies
If required by the Department of
Public Works or CP&D, you may
also be expected to provide a Trafc
Impact Study, Environmental Report,
or Geotechnical Report and Feasibil-
ity Study.
Adjacent Properties
City 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 DESIGN 1
NOTES
49
PROJECT DESIGN 1
NOTES
50
PROJECT DESIGN 1
NOTES
SITE DESIGN
2
52
SITE DESIGN 2
Site Design Checklist
The proposed site development plan shall be prepared by a qualied 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 fty (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 oor 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 ve (5)
foot intervals and related to United States Geological Survey (USGS)
datum, as well as nished 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 nalized.
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 specic 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 fty (50) feet of the property line shall be identied, 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 identied on one of the photos in the series.
Municipal Code.
SITE DESIGN CHECKLIST
54
SITE DESIGN 2
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 ooding; 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
modied 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
citys original buildings were demol-
ished. As a result, the best way to
understand Black Hawks 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 Residential
Site Design
Early Black Hawk residential areas,
largely located on higher ground,
were scattered on the hillsides out of
the way of ash oods, 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 dened 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 citys 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 connected
vertically with wooden stairways.
56
SITE DESIGN 2
History of Commercial
Site Design
Photos and maps from Black Hawks
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 lled 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 ooding
deposited enormous amounts of silt
and mud onto Black Hawk streets.
In part as a result of this ooding,
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 oors 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 ll the width of their lots.
57
SITE DESIGN 2
HISTORIC CONTEXT
History of Industrial
Site Design
Industrial expansion represented the
greatest growth in Black Hawk during
its 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 oor.
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, rst, 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
oor, 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 DESIGN 2
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 58
natural resources 58
the location and orientation of:
adjacent properties 61
primary buildings 62
secondary buildings and structures 63
surface parking lots 63
parking structures 64
landscaping 65
their successful integration and relationship with:
transportation infrastructure 67
utility infrastructure 71
service equipment 71
other services 71
and their compliance with:
site regulations for specic zoning districts 72

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 signicance 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 rst 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
lls 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
backlling 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 ofcial 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
Topography and Grade
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 lls that would
alter the perceived natural topography
of the site.
AA
On sloped sites, terrace land by
backlling 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
ll 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 nished
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 DESIGN 2
Water Patterns and Flood Exposure
Retain existing natural drainage
patterns and respect and follow the
existing terrain.
Established Vegetation
Retain and respect existing veg-
etation and established native plant-
ings, which shall be identied on the
proposed landscape plan.
Protect established vegetation dur-
ing construction to avoid damage.
Established trees measuring four
inches in diameter and larger than
ve 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 signicant view corridors.
Screen construction sites that will
negatively impact scenic views for
more than one building season.
AA
BB
Access to Sun
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
61
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
62
SITE DESIGN 2
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 reect 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, signicant veg-
etation, signicant 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 exibility
in the siting of a new building is al-
lowed. In areas where buildings did
not exist historically, signicant set-
backs are dened 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, reect-
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 dene 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, signicant 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 DESIGN 2
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, reecting 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 specic
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 efcient 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 specic uses shall be landscaped.
EE
66
SITE DESIGN 2
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 trafc.
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 Infrastructure
Roadways
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 re 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 DESIGN 2
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 dened 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 dene property edges in residential areas.
CC
GUIDELINES
69
SITE DESIGN 2
GUIDELINES
Pedestrian Ways
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
dened 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 DESIGN 2
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
71
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 xtures, transformers, and
terminals away from pedestrian areas
and main entrances.
Do not place mechanical and
electrical equipment on the exterior of
primary, character-dening 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.
EE
Other 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
72
SITE DESIGN 2
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 Wide
Historic 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 Sides Rear
Historic 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 DESIGN 2
NOTES
BUILDING DESIGN
3
76
BUILDING DESIGN 3
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 Checklist
The proposed building design plans and renderings shall be prepared by a quali-
ed 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 fty (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 oor elevations and oor to oor heights.
____ Front, rear and side elevations accurately depicting the nished
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
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 nish 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 identied 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 identied 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 DESIGN 3
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 citys 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 Residential
Building Design
The surviving historic homes in the
city accurately reect 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 dened by a porch. Windows
were vertically oriented, and typically
double-hung.
Four primary building plans appeared.
The rst, 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 replaces, 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 carpenters
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 inuenced by identiable
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 inuence. Houses in Carpenter
Gothic and Italianate styles followed,
and predominated.
Black Hawks 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-
plied 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 DESIGN 3
History of Commercial
Building Design
Early 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 rst oor windows were used for
stores, having large display windows,
while the second oor houses ofces
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 inuence of various
revival styles began to affect commer-
cial structures in Black Hawk. Early
hotels were designed with hipped or
mansard roofs and boasted ne detail-
ing, reecting 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
dened 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 at-roof structures, though
later buildings featured somewhat
more varied roof forms.
Black Hawks commercial history is
reected 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.
81
BUILDING DESIGN 3
History of Industrial
Building Design
Early photos show that the industrial
and mill buildings that dominated the
city were more complex in footprint
and prole 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 rooines 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
reecting 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 ofce 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 ofces was located here.
Of all Black Hawks 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 oor. Their chim-
neys rose forty to fty 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.
82
BUILDING DESIGN 3
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 signicance,
particularly if it predates 1917, or if it is a more recent addition of
no historic signicance. 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 specications 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 DESIGN 3
Historic Resources
Restoration
Historic Black Hawk resources
are those individually identied as
historic, those specically identied
as contributing to the historic district,
or those over fty (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 Interiors 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
Interiors Standards, rehabilitation
is dened 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-dening
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 efcient,
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 dened in Section
2 Site Design, on page 72.
Additions should be visually sub-
ordinate to the primary, historic build-
ing and should not obscure signicant
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 dene 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 fty (50) years of age are not
funded through Black Hawks historic
grant program.
Non-Historic Resources
Remodelling
Non-historic Black Hawk build-
ings are those built within the last
fty (50) years at any point in time,
or those specically identied 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-
plied 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 DESIGN 3
Plans for new buildings, structures and
features will be evaluated according to their
appropriate design in relation to their
zoning district
adjacent properties
within a given building type model:
building form, mass and proportion 88
roof form 90
rooftop equipment 91
exterior elevations including:
walls 92
foundations 93
entrances and stairs 94
windows, doors and storefronts 95
porches and arcades 97
with additional guidelines specic to:
parking structures 98
pedestrian and vehicle circulation 99
lighting 100
New Building Design
Begin the building design process
by rst 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
inuenced 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 oor
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 District
Historic 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 DESIGN 3
Building Form, Mass
and 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 faades 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 ve (35) feet.
New buildings should convey this
range of heights even when its overall
height may exceed thirty-ve (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
buildings perceived scale.
E
90
BUILDING DESIGN 3
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 oor 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, at 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 at 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
91
BUILDING DESIGN 3
Shed roofs are also appropriate
for subordinate portions and additions
of residential and commercial type
structures.
All sloping roofs should have
signicant 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 signicantly
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 re ghting 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
92
BUILDING DESIGN 3
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-oor heights should
appear to be similar in scale to those
seen historically.
Ground oors should be pedes-
trian-friendly and human-scaled.
Pedestrian entries should reect
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 reect the
human scale of Black Hawks 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 citys 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.
C
Foundations
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 DESIGN 3
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.
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 dene, not conceal,
building entrances.
Entry should be scaled appropri-
ate to the use of the entry.
B
Clearly dene primary building
entrances, orienting them in the same
in the District.
Refer to historic photographs of
mill buildings for suggested entrance
locations.

Dening 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
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 trafc 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 DESIGN 3
Maintain the distinction between
ground oors 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 oor street frontages with
large expanses of glass. The upper
oor 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 oor. 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 Hawks 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 dene 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.
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 xtures in the struc-
ture must be shielded and visibility
of the luminaire in the xture 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 DESIGN 3
Minimize the appearance of parking structure entrances that are located on a primary
building elevation.
C
Parking Structure
Entrance Entrance
space for active uses at the sidewalk.
A
Parking
Street
level
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
conicts 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 arent running to beat a trafc
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
GUIDELINES
BUILDING DESIGN
3
100
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.
101
BUILDING DESIGN 3
NOTES
102
2
NOTES
BUILDING DESIGN 3
103
SITE DESIGN 2
SITE DESIGN DETAIL & MATERIAL DESIGN
4
104
DETAIL & MATERIAL DESIGN 4
Detail & Material Design Checklist
The detail and material application shall include the following:
____ Complete documentation regarding the design and specication of all
details, materials, nishes 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
specication 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 specications
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 specications in concert with
the historic context of Black Hawk.
This section presents guidelines that govern the
evaluation of detail & material specications.
They must be suitable to the building type model
and City standards for durability and historic ap-
pearance. Detail & material specications should
be approved for design guideline compliance
by CP&D before they are nalized.
DETAIL & MATERIAL DESIGN CHECKLIST
(previous page) Historic photo of miner at Bobtail Mine, Courtesy Denver Public Library
105
106
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 Hawks 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
Originally 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 carpenters lace were
crafted of wood. Functional louvered
wood window shutters also appeared.
HISTORIC CONTEXT
107
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 Hawks
original log cabins had disappeared
and more substantial buildings began
to dominate the landscape as families
were formed and the afuence of min-
ers and businessmen grew.
After an 1874 re in neighboring
Central City destroyed 20% of its
residential areas, and in the peak years
of Black Hawks 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
ower and vegetable plantings during
the short growing season.
HISTORIC CONTEXT
108
Most 1870s commercial buildings in
Black Hawk had a combination of
round arched entries and windows on
the rst oor, with segmental arches
on the second story. Corbeled entab-
latures were more elaborate than the
pre-re 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 Citys
catastrophic re.
Soon, more sophisticated architectural
styles began to appear. Early hotels
were designed with hipped or mansard
roofs and ne detail. More elaborate
and permanent masonry construc-
tion came with economic prosperity,
and optimism that the towns 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 Building
Commercial structures, as residen-
tial, were rst 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
oor for shops and tall, narrow
double-hung windows above for living
quarters or ofces.
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.
109
HISTORIC CONTEXT
History of Industrial Building
Some 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 ush 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 ofces were some-
times nished 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 reecting 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 re,
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.
110
Secretary Standards
The 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
Interiors 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 dening 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 specications for the detail & material
restoration and rehabilitation of existing historic
buildings, additions, structures and features will be
evaluated according to the Secretary of the Interiors
Standards for the Treatment of Historic Properties:
These Standards guide CP&Ds evaluation of all
historic projects, whether a residential, commercial,
or industrial building.
secretary standards 110
historic preservation overview 111
restoration and rehabilitation of
historic grade and retaining walls 113
historic fences and walls 113
historic wood details 113
historic brick and stone masonry 115
historic windows 116
historic doors, entrances and porches 117
historic commercial storefronts 117
historic roofs 118
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 signicance in their own right
shall be retained and preserved.
5. Distinctive features, nishes, 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.
111
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 buildings historic style.
Preserve and maintain signicant
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 dened.
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. Signicant 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.
112
More recent materials and altera-
tions that have not achieved historic
signicance 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 identi-
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 signicant 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 signicance.
Preserve older alterations that have
achieved historic signicance in their
own right.
C Preserve historically signicant
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 simplied 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
simplied in the contemporary
interpretation (below).
A
Additions, especially those dating
prior to 1917, may have historic
signcance in their own right.
C
Signicant
addition
113
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 nishes, and
colors.
Protect and maintain historic
wood features by providing proper
drainage so that water is not allowed
to stand on at, 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 and
Retaining 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 ne craftsman-
ship; align with retaining walls of
adjacent properties along the edge of
the street, establishing a signicant
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.
114
On historic buildings, rst 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 nishes 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 repairif the overall form and
detailing are still evidentusing 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 identi-
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.
115
Masonry sills should be sloped to
allow water to freely ow.

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 at roof buildings. A
reglet-type detail could be integrated
into the existing masonry chimney or
parapet to terminate a roong 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.
A
Historic 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, renish-
ing, and repairing exterior masonry.
Avoid harsh cleaning and paint re-
moval methods, such as sandblasting,
that can damage a buildings exterior
materials and nishes. 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 rst
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 ashing
are well-maintained to avoid water
inltration.
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.
116
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 nd 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 efciency.
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
117
Historic Doors, Entrances,
and Porches
historic entrances and porches and
their functional and decorative fea-
turessuch 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
kindor with compatible substitute
materialof 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
historic storefronts and their func-
tional and decorative featuresdisplay
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 kindor with compat-
ible substitute materialsof 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 PRESERVATION GUIDELINES FOR HISTORIC PRESERVATION
Example of historic porch.
B
Example of historic storefront features.
C
Transom
Sidelight
Kick plate
118
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 ashing should be the rst 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.
historic roofs and roof features . This
includes the roofs shape, such as
hipped, gambrel, and mansard; decora-
tive features such as cupolas, cresting,
chimneys, and weather vanes; and
roong 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
kindor with compatible substitute
materialof those extensively deterio-
rated or missing parts of features when
there are surviving prototypes such as
cupola louvers, dentils, dormer roong;
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
repairif the overall form and detail-
ing are still evidentusing the physi-
cal evidence as a model to reproduce
the feature. Examples can include a
large section of roong, 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
roong 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 ashing.
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
119
Provide adequate anchorage for
roong 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 re.
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 roong
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
120
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 120
foundations 121
exterior wall materials, nishes, and colors 122
structural supports 124
stairs, steps, ramps, bridges, railings,
porches, and patios 125
entrances 126
doors and windows 127
storefronts, roong, and skylights 128
awnings and canopies 129
exterior lighting, xtures, bulbs, and lamps 130
signage and exterior audio 133
paving, pedestrian ways, and roadways 134
parking lots and structures 134
pedestrian ways and roadways 134
fences, walls, and gates 135
retaining walls and walls 135
fences 137
gates and landscaping 138
services and rooftop equipment 140
communication equipment 141
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 dene and separate different
stone and masonry materials.
The use of articial or cultured
stone is discouraged in Black Hawk.
Thin Brick or articial 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.
121
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 ve
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 2x4s 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 roong,
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 nished.
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
nish 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
122
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 nishes 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
123
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 nish. A shiny metal nish is
not allowed as a permanent nish.
Colors and paint schemes are
reviewed as a part of building design
to ensure that one buildings 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 nishes
must be presented on 4x4 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
nish.
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 nish within two years
of installation. Metal that has not
achieved this nish 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
124
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.
A
Structural 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 signicant 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 nishes 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-nished a uniform gray
color or tan to match the surrounding
surface.
All exposed hardware, frames and
piping or mechanical systems shall
be nished to be non-reective 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.
Reective materials or high gloss
nishes are inappropriate.
Doors may be painted an accent
color, stained, or left a natural wood
nish.
GUIDELINES
Oversized, clustered and bound, or grouped columns are not appropriate.
A
125
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 nish 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 difcult 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 nish 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
126
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 identied 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 difculty 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, modication 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
127
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 dened 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 reect 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
128
Skylights mounted ush 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
prole.
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 roong may be used.
Despite the fact that smooth sawn
wood shingles are historically appro-
priate, they are discouraged in Black
Hawk due to the re risk.
A
B
C
Roong 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, at 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 berglass roong materials.
Brown and gray were dominant
roong 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
roong 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 n-
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 reective surfaces that
hide indoor activities, create glare
on the sidewalk, and do not provide
pedestrian interest.
Low-E glazing is encouraged to
enhance energy efciency.
GUIDELINES
Example of Mushroom type vent.
B
Example of a low prole,Stealth
type roof vent.
Example of Domed skylight.
A
Example of a low-prole skylight.
129
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 exible
coated awning material is allowed.
Metal shed awnings may be consid-
ered on side or rear entrances.
D
Awnings 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 exible
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 roong.
C
Awnings should be proportional to
other building elements.
F
130
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 t the dimensions
of the storefront openings, to empha-
size these proportions.
Awnings can only be located on
the rst oor 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, ber-
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 xtures
mounted to the building above the
awning, however, those xtures are
not a substitute for safe lighting of the
pedestrian way.
Flexible awnings shall be oper-
able. Rigid frames supporting exible
awnings are not allowed.
On industrial mill building types
only, rigid canopies or arcades using
metal or exible 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
131
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 specically 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
132
The source of light, including the
xture 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 xtures that are compat-
ible with the character of the building.
Use light xtures that provide
focused, shielded lighting.
All building mounted xtures
should be a cut-off to full cut-off
xtures.
Light xtures should be simple in
character.
Pole lights should not be more
than sixteen (16) feet tall.
A All pole mounted xtures should
have Night Sky/Dark Sky optics.
Reduce glare onto adjacent prop-
erties by using shielded and focused
light sources.
Light xtures 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-lled, uorescent 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 specica-
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 xtures that are compatible with the character of the building.
A
133
LED technology should be used
where it provides adequate illumina-
tion.
Energy efcient 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 wont 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 xtures. 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 specic 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
134
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.
135
Log and railroad ties may be considered on a limited basis as horizontal cribbing.
B
Parking Structures
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 dene 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 8x8 mockup of the
proposed nished 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 nishes 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
136
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
articial 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 nishing and joining.
Stone used in stone walls should
reect 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
137
Fences
Use fences to dene 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,
berglass 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 at, 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
138
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
landscaping.
Landscaping should reect
historic patterns of use. Generally
speaking the landscaping was simple
and modest, reecting 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 specic 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
139
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.
Articial plants and owers 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 wildower 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 ve-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 ve (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
140
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
Hawks climate. Appropriate materi-
als for screening may include mason-
ry walls constructed of brick or native
stone with an accepted indigenous
pattern or nish.
Rooftop Equipment
Screened enclosures should be
low in scale, not exceeding six (6) feet
in height, and must not signicantly
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 re
ghting 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 reective.
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
141
Communication Equipment
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
142
NOTES
143
APPENDIX
Document Methodology and Credits 144
Acknowledgments 144
Glossary 145
144
Methodology and Credits
This 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 dened 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 Interiors 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.
Acknowledgments
The 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.
145
GLOSSARY
Glossary
The 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
dened, 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.
accessory use
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 oor area as that
principal use.
acreage, gross
Area of land measured in acres.
arterial
Those roads which provide for inter-
regional travel and are normally given
state or federal highway designation.
basement
That portion of a building as dened
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
bedding plane
Any of the division planes which
separate the individual strata or beds
in sedimentary or stratied rock.
building faade
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-dening feature
Character refers to all those visual as-
pects and physical features that com-
prise the appearance of a building.
Character-dening 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.
146
cribbing
A framework of timbers and plank
backing for retaining earth and rock,
to prevent caving, percolation of
water, etc.
curb return radii
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.
Dark Sky
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 ooding and releases all
the water contained in a short period
of time.
drainage swale
See swale.
dry stack stone
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
specied use of the land to the public
in general.
egress
Exit or exit route.
environmental investigation
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.
face stone
A stone used for the exposed surface
of a wall.
fty years of age
The National Register of Historic
Places was established in 1966 to
provide ofcial recognition for the
nations 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 fty years of age in
order to be considered historic. Build-
ings less than fty years of age may
be considered historic only if they
display exceptional signicance.
oor area
The area included within the sur-
rounding exterior walls of a building,
exclusive of courts.
oor area, gross
The sum of the gross horizontal areas
of the several oors 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 oor-to-
ceiling height is less than six (6) feet,
or any area more than fty percent
(50%) below grade.
frame (structures)
Structures that are built with milled
wood or metal or steel framing.
front setback
A line which is parallel to the front lot
line which establishes the minimum
front yard depth of a zoning lot.
geotechnical investigation
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 (adjacent ground elevation)
The lowest point of elevation of the
nished 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
ve (5) feet from the building, be-
tween the building and a line ve (5)
feet from the building.
GLOSSARY
147
grading
Changing the ground level to a
smooth horizontal or gently sloping
surface.
graphic scale
A 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, owers, or ornamental
plants.
hydrologic soil group
Hydrologic Soil Group (HSG) clas-
sies soil and is assigned by series
based on its runoff potential and
inltration characteristics.
impervious cover
Material placed over the surface of the
ground, such as pavement, sidewalks,
roofs and driveways, which reduces
below natural amounts the inltration
of precipitation into the ground.
inll
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.
LED technology
LED refers to light emitting diode,
a semiconductor diode that converts
applied voltage to light for use in
digital displays.
longitudinal schematic building
sections
A section taken through the length-
wise, or long, dimension of a struc-
ture.
lot acreage
The total horizontal acreage within
the lot lines of the lot.
lot area
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 oodplain 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-E glazing
Coating a glass surface with a low-
emittance material reects a sig-
nicant amount of radiant heat, thus
lowering the total heat ow 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 reector that helps direct and
distribute the light.
major collector
Those streets which connect destina-
tions among two (2) or more contigu-
ous planning districts. These streets
serve to collect trafc from local
streets and minor collectors and carry
it to arterial streets or to local trafc
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.
metes and bounds
Territorial limits of property ex-
pressed by measuring distances and
angles from designated landmarks and
in relation to adjoining properties.
non-conforming use
Use of land or a building that does not
conrm 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 conicting with the regu-
lations and requirements of Chapter
16 of the Municipal Code of Black
Hawk.
GLOSSARY
148
opaque
Impenetrable by light.
phasing plan
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, efciency, 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.
primary entrance
In a commercial or residential build-
ing, the main pedestrian entrance
from the street or sidewalk.
primary structure
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
ow 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.
roadside swale
See swale.
Sanborn Fire Insurance Maps
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 re 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.
secondary entrance
In a commercial building, any public
entrance that is not the primary en-
trance.
secondary structure
A building in which is conducted a
secondary or supporting use of the
zoning lot upon which it is situated.
shading study
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.
shielded xtures
Refers to light xtures that cast light
downward and/or generally conform
to the specications endorsed by the
International Dark-Sky Association
(IDA).
silviculture
The care and cultivation of forest
trees; forestry.
site map
A drawing that locates and identi-
es surface and known underground
features of the project site. The site
map will also show pertinent features
of properties that are immediately
adjacent.
GLOSSARY
149
spall
A chip, fragment, or ake from a
piece of stone or masonry. Occurs
due to moisture freezing inside a ma-
terial causing cracking and aking of
the outer surfaces.
survey
To determine the boundaries, area, or
elevations of (land or structures on the
earths 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.
swale
A 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.
thin brick
An adhered masonry veneer product
with the same face dimensions as
brick, but with a minimal thickness.
Secured by adhesion to a backing.
transverse schematic building
section
A section taken through the crosswise,
or short, dimension of a structure.
use by right
The principal purpose for which land
or a building is being occupied as
allowed by zoning for that piece of
property.
USGS datum
United States Geological Survey
reference point on the earths surface
against which position measurements
are made.
vagrant light
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.
vicinity map
A map showing a specic property in
relation to the familiar area surround-
ing it.
water absorbing polymer
Material used in soil around plantings.
Retains water and reduces required
frequency of irrigation.
written scale
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.
zoning district
In a zoning code, area within which
certain regulations and requirements
or various combinations thereof apply.
GLOSSARY
City of Black Hawk
Community Planning and Development
P.O. Box 17
Black Hawk, Colorado 80422
Phone: (303) 582-0615
Fax: (303) 582-2239

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