AURORA TOWNHOMES
Aurora, CO
Design Firm | EVStudio
(Site Photos - Street-side Elevations)
This 10-building townhome project marked both my first foray into project management and my initial experience with IRC-driven design.
Tasked by the previous outside Architect of Record, EV assumed responsibility at the 50% CD stage, inheriting a project riddled with coordination issues. Steering it through permitting and into active construction required navigating constant turnover—contracting architects, rotating EVStudio junior designers, and multiple building department reviewers. Weekly out-of-contract requests and mounting supplemental service fees underscored the challenges of scope creep, a lesson learned firsthand on this assignment.
Despite these hurdles, the team delivered a rigorously detailed drawing set exceeding 550 sheets. This was accomplished with a dispersed group of half a dozen designers across multiple EVStudio offices, many contributing on a part-time basis. The result was a coordinated, professional package that advanced the project into construction with clarity and precision.
My contributions to this project were primarily—but not limited to—as follows:
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OUTSOURCED LABOR | Served as AoR since Design-Builder lacked resources to complete project. Provided CD and CA services
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MANAGEMENT | Led a team of novice and experienced designers across multiple Studios and Office Locations while navigating frequent Added Scope and delivering timely submissions
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CLIENT RELATIONS | Acted as the Project Manager and main point of contact to 3 Architects from the Owner / Design-Builder throughout CD’s, Permitting, and 3 phases of Supplemental Services
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ACCESSIBILITY | After 10 building types were reduced to 6, the project did not meet the total accessibility points required by Colorado Revised Statutes' Standards for Accessible Housing. I proposed new plans for accessible entries and Type-A ground level bathrooms.
SETBACKS & ACCESSIBILITY
24 of the 53 total Units were required to meet accessibility points under the Standard for Accessible Housing. Ultimately, 27 units were delivered with visit-able ground levels—defined by an accessible path into the primary entrance and continuous circulation throughout the ground floor. Restrooms and doors were detailed to comply with ANSI and IBC clearance requirements.
Achieving these standards demanded extensive coordination and regrading with civil grading plans originally prepared by the previous Architecture firm. The final selection of 27 units across Sites B, C, and D—shown in dark gray on the site plan—led to revisions in building elevations, replacing framed porches with flush concrete stoops to ensure accessible entries.
Lot Plans were developed to demonstrate compliance with setback requirements from roadways and adjacent structures. Because the City of Aurora issued permits by individual unit and type rather than by building, EVStudio produced plans for all 53 units, ensuring each met zoning and review standards.
Garages were designed with adequate setbacks from alleyways—one-way behind most structures, transitioning to two-way circulation at Sites C and D. Sufficient spacing between units and detached garages eliminated the need for exterior fire-rated walls. Only demising walls, extending from foundation to roof sheathing, required fire-rating.
Visit-able ground-level units are clearly labeled, with FFEs for patios and interior floors documented to confirm compliance. Any exterior steps were coordinated with grading and incorporated into the Lot Plans for review.
OVERALL BUILDINGS
(Overall Building Plan Views - Overall, Enlarged, RCP & Roof)
FLOOR PLANS, POWER PLANS & RCPs
There are (6) total building types used across the Project Site. This information was relevant to the Design-Build contractor—but not the City's plan reviewers—as they wanted to re-use a handful of building footprints and elevation types to create uniform Street-side appearances and reduce the amount of unique and costly conditions during construction.
While this approach aligns with industry norms, contractors prefer to pour foundations, route utilities, and frame walls at the building scale. The City’s insistence on unit-by-unit permitting forced duplication of drawings. As a result, some plans highlight individual unit annotations, while others capture the full building footprint for contractor coordination.
All townhomes rise two stories, with foyers and restrooms positioned at the primary entry. Unit Types 1–3 incorporate an additional ground-level bedroom, while Types 4–6 substitute a detached dining room. Staircases opposite the kitchens lead to upper-level bedrooms, with crawlspace access discreetly tucked beneath.
At the back of each unit, open-plan kitchens, living rooms, and mudrooms spill out to lawns and detached two-car garages. Rear façades integrate utility meters, condensers, and crawlspace ventilation, while picketed fences along lot lines provide privacy and define outdoor stoops and yards.
Despite variations in footprints and exterior elements—gable and shed roofs, shifting volumes, and diverse window placements—the buildings share a unifying language. Jagged rooflines and projecting demising walls are consistently framed with black fascia and trim, creating a cohesive “portrait” across the street elevations.
UNIT TYPE 1
(Unit Type 1 - Plan Views & Site Photos)
FLOOR PLANS, POWER PLANS & RCPs
As a corner unit, Type 1 introduces a fourth bedroom at the ground level. In several of its (5) plan variations, this bedroom is recessed six inches from adjacent bearing walls, adding depth and articulation to exposed corners. A compact switchback stair arrangement accommodates the larger room, shifting the kitchen northward and projecting the dining room to the side.
At the crawlspace level, the sump pump discharge line exits at the front elevation, while the vent fan exhaust is directed through the side wall—an efficient layout that minimizes disruption to primary façades.
The upper floor contains three bedrooms and two full baths. A den overlooking the stairwell offers flexibility as an office or a fifth bedroom, meeting area and window IRC-requirements to be considered an occupied space. A dedicated laundry room and mechanical chase flank the stairway, consolidating service functions at the core.
Per City of Aurora requirements, an unobstructed roof zone was reserved for future solar panel installation. This area was carefully coordinated with anticipated mechanical penetrations outlined in Manual JDS reports, ensuring long-term adaptability without compromising current design intent.
UNIT TYPE 2
(Unit Type 2 - Plan Views & Site Photos)
FLOOR PLANS, POWER PLANS & RCPs
Unit Type 2 introduces a fourth bedroom adjacent to the entry, distinguished from Type 1 by a shorter foyer and an alternate stair arrangement. The coat closet orientation shifts depending on fenestration into the foyer, while the living room is partially enclosed, defined by the stair’s bottom landing.
Here, the dining room sits directly beside the kitchen and a prominent bay window, rather than tucked behind the island as in other unit types. This layout enhances natural light and creates a more immediate connection between dining and kitchen spaces.
The master suite occupies the front of the unit, reversing the placement seen in Type 1. Unlike its counterpart, Type 2 omits the den, reallocating square footage to larger secondary bedrooms.
To maintain clear circulation within the crawlspace, the design team adapted Manual JDS layouts. The air handling unit was repositioned closer to the mechanical chase opening, while utility outlets—including sump drainage, AHU intake, and exhaust fan—were shifted to the sidewall. These adjustments ensure technicians and tenants can access all systems without obstruction.
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UNIT TYPE 3
(Unit Type 3 - Plan Views & Site Photos)
FLOOR PLANS, POWER PLANS & RCPs
At the ground level, Unit Type 3 closely mirrors Type 2, with the primary distinction being its interior placement and lack of side windows. The kitchen, dining area, stair arrangement, living room, and rear mudroom remain consistent, while the fourth bedroom’s fenestration shifts to accommodate the absence of exposed walls. The foyer, bathroom, and bedroom layouts otherwise replicate those of Type 2.
Key differences lie in where the crawlspace utilities exit the building, since their is no exposed side wall in these interior units. The sump pit discharges at the front, below the fourth bedroom. The AHU intake and exhaust vents are positioned at the rear, below the living room.
A unique responsibility on this project involved laying out HVAC services, including floor registers and side-wall vents for the central air system. Registers are documented on the ground-level plan, with ducting shown in the crawlspace drawings. Careful placement ensured circulation paths remained unobstructed for both tenants and technicians.
Like Type 2, the master suite occupies the front of the unit, overlooking the street and porch roof at the entry. Spare bedrooms are located at the rear, while the corridor flanking the stairs is generously sized to accommodate long furniture pieces such as bookcases or futons, enhancing flexibility in furnishing.
UNIT TYPE 4
(Unit Type 4 - Plan Views & Site Photos)
FLOOR PLANS, POWER PLANS & RCPs
Distinct from Types 1–3, Unit Type 4 is the most common configuration, replacing the ground-level bedroom with a full-size dining room and office. The dining space shares an exterior wall and sits directly beside the foyer, which forgoes a dedicated coat room in favor of direct stair access. A small niche at the stair’s bottom landing offers tenants flexibility for furnishing.
The kitchen is generously scaled, allowing circulation around both sides of the island and into an expansive living room. Prioritizing comfort over bedroom count, this layout emphasizes openness. A powder room and mudroom adjoin the living area, reinforcing convenience and flow.
Mechanical systems are carefully integrated: the sump pit and exhaust fan discharge at the front, concealed by landscaping, while intake air and condenser connections are located at the rear. The air handling unit sits beneath the kitchen, consolidating ductwork into a vertical chase. Access is provided through the under-stair closet.
At the stair landing, a coat closet houses the water heater. The master suite occupies the rear, while two spare bedrooms line the front. A full bath and laundry room separate the bedrooms, balancing privacy and utility. As with Type 3, the corridor along the stair’s axis is wide enough to accommodate long furniture, offering tenants adaptable space.
UNIT TYPE 5
(Unit Type 5 - Plan Views & Site Photos)
FLOOR PLANS, POWER PLANS & RCPs
Exclusive to the 7-plex at Site A, Unit Type 5 distinguishes itself with a raised porch and brick planter bed, creating a verdant and elevated entry sequence. Inside, a separated dining room flanks the foyer, while stairs rise directly ahead. A narrow passage leads into a U-shaped kitchen, setting this plan apart from other unit types.
The layout of stairs, powder room, mudroom, and living room closely parallels Unit Type 4. Crawlspace utilities enter at the front elevation, concealed beneath the porch or behind the planter, maintaining a clean façade.
A spacious secondary bathroom and laundry room anchor the center of the plan. As in Unit Type 4, the primary bedroom occupies the rear, while two spare bedrooms line the front, balancing privacy with efficient use of space.
Half of the roof pitch is reserved as a solar-ready, obstruction-free zone, ensuring compliance with future energy requirements and adaptability.
UNIT TYPE 6
(Unit Type 4 - Plan Views & Site Photos)
FLOOR PLANS, POWER PLANS & RCPs
Unlike Unit Type 5, this variation situates the entry beside the kitchen rather than the stairs. Circulation flows around the dining room, guiding occupants toward either the U-shaped kitchen or the stairway. A key distinction lies in the separation of the mudroom and powder room, positioned at opposite corners of the living room to provide privacy from the adjacent kitchen.
This configuration enables direct access to the kitchen from both front and rear entries—a practical design choice given that most tenants enter from the garage. Both the foyer and mudroom are generously scaled, offering ample storage for coats, shoes, and everyday items.
The second floor mirrors Unit Type 5 in overall layout, with one notable difference: the master suite trades a walk-in closet for a reach-in, reallocating space to a larger bathroom. This adjustment balances storage with enhanced comfort in the primary suite.
GARAGES
(Detached Garages - Plan Views & Site Photos)
FLOOR PLANS, POWER PLANS & RCPs
All 53 townhome units are paired with dedicated two-car garages, accessed via alleyways and separated from the residences by fenced backyards.
Each garage is fully finished with drywall on ceilings and both sides of demising walls. Vertical clearance accommodates an 8-foot garage door plus 2 feet of overhead space, anticipating tenant use for outdoor gear—camping supplies, ski equipment, and hiking essentials—reflecting Colorado’s lifestyle.
Three interior walls are equipped with quad receptacles, supporting workshop use. EV-charging outlets are also integrated at the rear, preparing the development for future vehicle needs.
Horizontal lap siding is painted to match the accent color of the associated townhome, creating variation across the site. This interplay of garage and home finishes doubles as a wayfinding device, reinforcing identity and orientation within the community.