DIVISION 6. - ARCHITECTURAL AND DESIGN GUIDELINES AND STANDARDS | Land Development Code | Commerce City, CO | Municode Library
  • DIVISION 6. - ARCHITECTURAL AND DESIGN GUIDELINES AND STANDARDS

  • A. - GENERAL GUIDELINES AND STANDARDS


  • Sec. 21-7600. - Guidelines for Development.

    All new principal buildings should strive to meet the following goals.

    (1)

    Environmentally Friendly. The city encourages sustainable development and green building practices to help balance growth with protection of our region's valuable natural resources. Green building, or sustainable building, is defined by the city as design, construction, and operation practices that significantly reduce resource consumption and environmental impacts through:

    (a)

    Sustainable site planning;

    (b)

    Energy efficiency;

    (c)

    Water conservation;

    (d)

    Waste minimization;

    (e)

    Pollution prevention;

    (f)

    Using resource-efficient materials;

    (g)

    Providing enhanced indoor environmental quality for occupants.

    (2)

    Low Impact. Low-impact development (LID) is an approach to land development that focuses on how stormwater runoff enters a site, is stored on-site, and leaves a site. Land development that incorporates LID practices minimizes impervious surface, protects and enhances native vegetation and soils, and manages stormwater at its source. The city encourages LID and can provide a number of tools to make it easier to use an LID approach.

    (3)

    Outdoor Dining. Colorado's mild climate allows individuals to enjoy outdoor areas throughout the year. To maximize the opportunities to enjoy the climate, owners of eating establishments are encouraged to provide outdoor dining areas for their patrons.

    (4)

    Solar. The city encourages all developments to create site designs that are oriented to provide the maximum advantage of sunlight.

    (5)

    Crime Prevention. New development site planning is encouraged to integrate the principles of Crime Prevention through Environmental Design (CPTED) to the maximum extent feasible. Applicants are encouraged to consult with the city's police and planning departments regarding implementation of CPTED principles to developments. These principles include the following:

    (a)

    Territoriality. Space within the development and along the edges should be well defined and delineated to create a sense of ownership, such that intruders and strangers stand out. This may be accomplished through the use of pavement treatments, landscaping, art, signage, screening, fencing, and similar techniques.

    (b)

    Natural Surveillance. Create an environment where it is possible for people engaged in their normal behavior to observe the spaces around them. Maximize a space's visibility through thoughtful design of building orientation, window placement, entrances and exits, landscaping of trees and shrubs, and other physical obstructions. Utilize nighttime illumination of parking lots, walkways, entrances, stairwells, and related areas that promote an environment in which natural surveillance is possible.

    (c)

    Access Control. Plan and implement access control to restrict criminal intrusion, especially in areas where criminal activity cannot be easily observed. Access control may include, but is not limited to, use of fences, walls, landscaping, and lighting to prevent or discourage public access to or from dark or unmonitored areas. In addition, sidewalks, pavement, lighting, and landscaped areas should be used to guide the public to and from primary development entrances and exits.

    (d)

    Activity Support. Create activity support by placing new or existing activities in an area so that individuals engaged in a particular activity become part of the natural surveillance of other areas. For example, picnic areas may be located next to tot lots, not away from such areas, to assist in observation of children at play.

    (e)

    Maintenance. Maintain landscaping, lighting fixtures, and other features to facilitate the principles of CPTED, territorial reinforcement, natural surveillance, graffiti control, and access control.

    (6)

    Universal Design. Wherever possible, primary structures for residential use are strongly encouraged to incorporate elements of "universal design," such that the structure may be accessible to persons of all ages and abilities for the life of the structure. For example, dwelling units may be designed with at least one no-step entrance, wider interior doorways and hallways, wall reinforcement in bathrooms, and accessible environmental controls and light switches.

  • Sec. 21-7601. - General Standards.

    All new principal buildings shall meet the following standards, unless more specific building standards are set forth elsewhere in this land development code.

    (1)

    Visual Interest. All buildings shall create visual interest in ways that are compatible with the architectural character of the surrounding area through the use of similar elements such as rooflines, materials, colors, fenestration. In addition, all sides of a building shall have architectural visual interest (three hundred sixty-degree architecture). This standard shall apply to all new buildings that are part of an existing development, including development in a PUD Zone district.

    (2)

    Texture and Relief. All buildings shall create texture and relief in facades; shall avoid large, flat, unbroken wall planes; and shall take advantage of the sun to bring out changes in plane, material, and detail through light and shadow.

    (3)

    Façade Detail. Facades of buildings that face a street shall incorporate detailing through the use of reveals, belt courses, cornices, expression of structure or architectural bays, recessed windows or doors, material or material module changes, color and/or texture differences, or strongly expressed mullions.

    (4)

    Public Entries. Primary public entries of buildings shall be emphasized through the use of differing colors or materials, arches, arcades, or other architectural treatments.

    (5)

    Materials. All primary buildings shall use materials that are durable, economically maintained, and of a quality that will retain their appearance over time.

    (6)

    Colors. Large wall areas should be subdued in color and not reflective. Bright colors shall be used sparingly and limited to accenting a building, and shall not be used to act as signs or create sign buildings. Deeper, richer shades of colors are preferred. Monotonous color palettes are strongly discouraged. To ensure that there is consistency, color and material palettes must be submitted and reviewed as part of the development review process.

    (7)

    Scale. Development throughout the city should apply architectural principles that emphasize human scale and walkable environments. Buildings within mixed-use developments shall have some scale, size, and proportional differences that contribute toward a unified and attractive neighborhood.

    (8)

    Mass. Buildings should be similar to or complementary in mass and height to neighboring buildings, including side and rear elevations. This ensures continuity of scale, especially pedestrian scale, throughout the development.

    (9)

    Roof Materials. Roofs constructed of clay or concrete tiles, slate, Masonite, or heavy-duty hail-resistant dimensional composition are preferred. Roofs of single-family detached, single-family attached, and multi-family buildings may be constructed of conventional asphalt (three-tab).

    (10)

    Land Use Compatibility. Different land uses shall be designed to assimilate into the neighborhood through integrated architectural design styles and characteristics, similar or compatible colors, building materials, scale, form, and site design. Compatibility also shall include resolving issues relative to lighting, noise, traffic, and other factors that may make land uses incompatible. Solutions to these problems may include, but are not limited to: limiting hours of operation, installing lighting with reflectors to direct lights away from adjacent land uses, limiting the placement of noise-generating activities, designing truck and traffic circulation patterns that lessen the impact on the neighborhood, and providing greater separation from adjacent land uses, landscaping, and/or fencing.

    (11)

    Phasing of Improvements. If a development is to be built in phases, each phase shall include an appropriate share of the proposed streets and circulation system, landscaping and outdoor spaces, screening, and other site and architectural amenities of the entire project. The extent of these improvements shall be determined for each phase of a specific project at the time of project development approval, and may not be based solely upon a proportional or equal share of the entire site. Requirements for a phased project may also include off-site improvements.

  • Sec. 21-7602. - Screening Areas of Low-Visual Interest.

    (1)

    Loading Docks. Loading docks and other service functions shall be incorporated into the overall design theme of the building and the landscape so that the architectural design is continuous and uninterrupted by equipment. These areas shall be located and screened so that the visual and acoustical impacts of these functions are fully contained and out of view from adjacent properties and public streets. Loading docks should not be placed adjacent to residential areas or visible from the public right-of-way.

    (2)

    Mechanical Equipment. For all primary structures except single-family residential uses, rooftop, wall mounted and ground mounted mechanical equipment and appurtenances shall be screened from all sides. Screening enclosures shall use at least one of the predominant materials used in the facades of the primary structure and one of the predominant colors used in the primary structure. All air conditioning compressors shall be completely screened. All rooftop and wall vents and flues that extend above the top of the nearest parapet shall be painted to match the roof. Multi-family residential air-conditioner units shall be screened to the maximum extent feasible. Any rooftop equipment generating off-site noise also shall be baffled or otherwise attenuated to direct unavoidable noise upward.

    (3)

    Trash Receptacles. For all primary structures except single-family residential uses, all trash receptacles shall be enclosed with a screening wall or fence that is a minimum of six feet in height on all sides and designed with a gate facing away from streets or adjacent land uses. All screening materials shall be well maintained at all times.

    (4)

    Miscellaneous Utility Equipment. Utility meters, electric transformers, and similar equipment shall be placed in locations that are not exposed to view from the street, or they should be fully, opaquely screened or painted to match surrounding building surfaces.

    FigureVII.13

    (Ord. No. 2158, December 2018)

  • Sec. 21-7603. - Building Height.

    In order to encourage creativity and diversity of architecture and site design within the context of harmonious neighborhood planning, buildings over 35 feet in height developed next to single-family residential property shall meet the following criteria and requirements:

    (1)

    Light and Shadow. Buildings over 35 feet in height shall be designed so they do not adversely impact the natural and artificial light on adjacent property. Adverse impacts include, but are not limited to, casting shadows on adjacent property that preclude the functional use of solar energy; creating glare, or contributing to the accumulation of ice and snow on adjacent property. Techniques to reduce the shadow impacts of buildings may include, but are not limited to, repositioning a structure on a lot, increasing setbacks, reducing building mass, utilizing building step-backs, or redesigning the shape of the building.

    (2)

    Privacy. Buildings greater than 35 feet in height shall be designed to avoid infringing on the privacy of adjacent property, including parks. Techniques to ensure privacy include, but are not limited to: landscaping, increased setbacks, changing the building orientation, utilizing building step-backs, and/or providing fencing.

    (3)

    Neighborhood Scale. Buildings greater than 35 feet in height shall be compatible with the scale of the neighborhood in terms of mass, relative height, and relationship to human scale. The transition between any building over 35 feet and the abutting neighborhood structures shall not be abrupt, but shall transition from a lower to a higher height, such as utilizing a building step-back technique.

  • B. - STANDARDS FOR SINGLE-FAMILY DEVELOPMENT


  • Sec. 21-7610. - Purpose.

    The purpose of this section is to ensure that the physical appearance and functional characteristics of proposed single-family residential buildings in a development provide an attractive, safe, compatible, and long-lasting design, and that their design qualities encourage and strengthen the sense of community and neighborhood pride.

  • Sec. 21-7611. - Factory-Built Homes.

    No factory-built home may be altered before being placed on a permanent foundation and all factory-built homes must be certified pursuant to the National Manufactured Housing and Construction and Safety Standards Act of 1974, as amended. No variance is permitted.

  • Sec. 21-7612. - Building Materials.

    (1)

    Permitted Materials. Materials that either resemble or are the natural materials of brick, stone, slate, stucco, wood, or textured block are permitted. Alternative materials may be used with the approval of the director where the use of alternative materials promotes design innovation.

    (2)

    Exterior Changes. Exterior material changes should occur at changes in the plane of the building, not at the outside corners.

    (3)

    Materials for Additions. Any addition to an existing residential building shall utilize the same color, style, and materials as the original structure.

  • C. - UNDER EIGHT-ACRE RESIDENTIAL DEVELOPMENT GUIDELINES AND STANDARDS


  • Sec. 21-7620. - Purpose and Applicability.

    The purpose of this section is to provide for a uniform set of standards for the review of single-family detached and attached dwellings proposed for construction on developments of less than eight acres in the city. These standards are designed to assure that new single-family dwellings are planned and developed with the scale and character of the surrounding neighborhood and provide for some aesthetic variation. The regulations contained herein are designed to protect and promote the public health, welfare, and safety of the citizens.

  • Sec. 21-7621. - General Requirements.

    All single-family dwellings shall conform to all applicable requirements of this land development code, as well as applicable requirements of the zone district and city adopted building code requirements in effect at the time of issuance of each building permit for such dwelling.

  • Sec. 21-7622. - Development Standards.

    The following standards apply to single-family dwellings built in developments which are less than eight acres in size. The standards contained in paragraphs (1) through (4) may be waived or varied by the board of adjustments; the standards contained in paragraphs (5) through (11) shall strictly apply and cannot be waived or varied by the board of adjustment.

    (1)

    Placement. Each new dwelling shall be placed on a subdivision lot, and shall meet the minimum lot, setback, landscape/open space, and parking requirements of the underlying zone district.

    (2)

    Materials. The exterior materials of a proposed new single-family dwelling unit(s) shall have a minimum of 50 percent gross masonry including stone, as defined by the building code, on the front side of the exterior of the structure and a minimum of 50 percent masonry on the front and street side of the exterior of structures when located on corner lots. The side exterior of the structure not facing a street shall have a minimum of a 3-foot masonry wrap. Exterior masonry materials shall exclude EIFS and concrete block structures.

    (3)

    Garages. All development shall include a garage, either attached or detached, as part of the new construction or placement.

    (a)

    The garage shall be constructed prior to the issuance of a certificate of occupancy or certificate of completion.

    (b)

    The garage shall be no less than 400 square feet in floor area per residence and shall conform to article V division 4 (Accessory Uses and Accessory Structures) of this land development code and all building code requirements as adopted by the city.

    (c)

    Upon request by a builder, the director may approve a development plan that provides less than 400 square feet of garage floor area per residence, if all of the following criteria are satisfied:

    (i)

    The builder is a nonprofit, 501(c)(3) corporation.

    (ii)

    The development includes at least 200 square feet of enclosed garage space per residence.

    (iii)

    The development plan provides at least 360 square feet of paved, off-street, on-site parking for each residence.

    (iv)

    The development plan includes a storage shed of at least 100 square feet for each residence. Storage sheds may be placed in the rear-yard only.

    (v)

    Applicant demonstrates that at least 50 percent of the existing single-family homes on the block (measured from public street to public street, including both sides of the street) have less than a standard, enclosed two-vehicle garage.

    The placement of the parking and storage shed(s) must comply with the underlying zone district setback requirements without requiring a variance. Any garage floor area less than 200 square feet shall require a variance from the board of adjustment.

    (d)

    For any single-family detached residential structure with a nonshared side-loaded garage that is accessed from a public street, the minimum garage door setback shall be 15 feet measured from the garage door face to the side lot line.

    (4)

    Offset. All single-family attached dwelling structures shall have a minimum of a two-foot offset between dwelling units.

    (5)

    Floor Area. The minimum floor area of new single-family detached dwellings shall be 1,080 square feet (not including basement) for single-story buildings and 1,600 square feet (not including basement) for two-story buildings. Single-family attached dwellings shall be a minimum of 2,160 square feet for both dwellings combined.

    (6)

    Siding. Exterior siding of all dwellings shall be made of nonreflective materials and may include: brick, stone, or other masonry materials defined by the city's adopted building code (excluding concrete block); wood; stucco; or other exterior material allowed by the city's adopted building code or approved by the director of the department of community development. Siding may include a combination of the materials listed in this paragraph.

    (7)

    Roofing. All single-family dwellings shall have a pitched roof with a minimum 4-inch vertical rise for each 12 inches of horizontal run and have a minimum 16-inch eave and rake on each side, unless the structure embodies architectural styles of a historical or unique contemporary nature. For example, a Santa Fe style has a flat roof without any overhang. The roof shall be covered with a nonreflective material and must conform to local snow load requirements.

    (8)

    Construction. All single-family dwellings shall be placed on a permanent poured footing with a foundation wall that is constructed on the perimeter of the dwelling or a slab-on-grade foundation that complies with the city's building code and shall be constructed so that the finished floor elevations of the residential structure are compatible with the elevations of adjacent dwelling units meaning that new development shall locate living areas and front doors at grade level within 30 inches.

    (9)

    Utility Connections. All dwellings must be approved for permanent connection to all required utilities. All utility meters not sited underground shall be enclosed in a meter housing affixed to the exterior of the structure.

    (10)

    Inspections. Prior to move in, all dwellings transported to the site shall be certified by a licensed professional engineer, or professional inspection agency approved by the city building official, as being structurally sound and meeting the construction, health, and safety standards imposed by all building codes adopted by the city. If factory built, the applicant shall submit certification by the appropriate certifying agency.

    (11)

    Building Front. At a minimum, each single-family dwelling shall have on the front side of the structure 1 door entrance into the living area of the structure and 2 windows, with a total of at least 20 square feet facing the public right-of-way. When located on a corner lot, the single-family dwelling shall face the street frontage most dominated by residentially used structures, or as designated by the director.

    (Ord. No. 1810, June 2010; Ord. No. 2073, January 2016; Ord. No. 2158, December 2018)

  • D. - RESIDENTIAL DEVELOPMENT GUIDELINES AND STANDARDS FOR DEVELOPMENTS THAT ARE EIGHT ACRES OR MORE IN SIZE


  • Sec. 21-7630. - Purpose and Applicability.

    The following standards are intended to promote variety and visual interest in the residential and planned unit development zone districts predominately characterized by mass-production residential building development.

    All residential development of eight or more acres shall comply with the standards contained in this division. These standards are common to a broad range of uses and densities. They shall apply to single-family, multi-family, and mixed-use projects within the city unless specifically excepted.

  • Sec. 21-7631. - Housing Composition.

    (1)

    Mixed Housing Required. All new residential subdivisions and new home builders wishing to construct model homes in existing subdivisions shall provide the amount of housing types, housing series, and housing models as set forth in the table below.

    Table VII-20. Mixed Housing Requirements

    Development Filing Size Minimum Number of Housing Types Minimum Number of Housing Series Minimum Number of Single-Family Housing Models
    8—20 acres 1 1 3
    21—40 acres 1 1 6
    41—160 acres 1 2 6
    161—320 acres 2 2 6

     

    (2)

    Table Elements.

    (a)

    Housing types: single-family attached; stacked triplexes and quadplexes; manor homes; townhouses and condos; apartments; live-work units; and single-family detached dwellings.

    (b)

    Housing series variations:

    (i)

    Single-family attached, townhouses, condos, and live-work units:

    a.

    Front loaded.

    b.

    Alley loaded.

    (ii)

    Stacked tri- and quadplexes:

    a.

    Three dwelling units per building.

    b.

    Four dwelling units per building.

    (iii)

    Manor homes and apartments—variations of at least 30 percent in building length or footprint.

    (iv)

    Single-family detached homes.

    a.

    Front loaded.

    b.

    Alley loaded.

    c.

    Lot size under 6,000 square feet.

    d.

    Lot size 6,000 to under 12,000 square feet.

    e.

    Lot size 12,000 to under 40,000 square feet.

    f.

    Lot size 40,000 square feet or more.

    (3)

    Housing Models.

    (a)

    Each housing model shall provide and exhibit at least three features that clearly and obviously distinguish them from other housing models. These features can include any of the following:

    (i)

    Building mass. Building mass is considered to be the outline of the structure. This is determined by the height, width, and depth of the structure.

    (ii)

    Building form. Building form is considered to be the style of the home, including ranch, tri-level or two-story structures.

    FigureVII.14

    (iii)

    Roof type. Roof types consist of mansard, hip (full or clip), flat, gambrel, gable, and front-to-back (shed style). Differentiation may also be achieved through the use of roof dormers, gables, and hips. Flat or A-frame roofs should be avoided unless appropriate to the architectural style.

    (iv)

    Windows and doors. The vertical or horizontal variation in the placement of at least two windows and/or doors on the front façade elevation or window shapes that are substantially different.

    (v)

    Materials. The use of different materials on the front façade elevation (brick vs. stone).

    (vi)

    Garages. Substantial variation in the location and/or proportion of garages and garage doors, such as alley-loaded garages, side-loaded garages, etc. (2-car garage vs. 3-car garage of the same elevation do not meet the intent).

    (vii)

    Porches. Variation in the location, width, and proportion of front porches.

    (b)

    Other distinct and substantial architectural design variations approved by the director. The sole use of minor cosmetic changes such as different paint color, reversing or creating mirrored images of the exterior architectural elevations, shutters, decorative brackets, or using different brick or stone color shall not meet the intent of this section.

    FigureVII.15

    FigureVII.16

    (c)

    Housing model locations.

    (i)

    The same housing model with the identical street elevation design (or nearly identical) shall not be placed directly adjacent to one another or directly across the street from one another. "Across the street" is defined as lots that overlap each other when the side lot lines are extended across the street to the opposite lot. The same housing model used at the end of one block shall not be repeated on the first lot of the neighboring block.

    (ii)

    Identical or nearly identical floor plans mean that the layout, size, and function of the rooms are essentially the same. Identical or nearly identical street elevation design means little or no variation in the articulation of the façade, height or width or the façade, placement of the primary entrances, porches, number and placement of windows, and other major architectural features. It does not mean similar colors, materials, or small details.

    (4)

    Tracking. Upon request, the builder will provide the city with a plat sheet tracking document that maintains a record of home model variety for every development parcel. When required, the builder will demonstrate compliance with this section prior to issuance of a building permit.

    (Ord. No. 1887, July 2012)

  • Sec. 21-7632. - Building Orientation.

    (1)

    Doorways. Each residence shall have at least one primary pedestrian access (doorway) into the dwelling located on the elevation of the dwelling facing the front lot line of the property, and clearly visible from the street or public area adjacent to the front lot line. On corner lots, the primary doorway may be located facing any adjacent street. An exception shall be made for alley-loaded single-family detached units that do not have street frontage but do front onto a park or park-like common open area. In such case where the dwelling unit does not have street frontage, one primary doorway shall be oriented toward a pedestrian walk in the park that connects to a street.

    (2)

    Building to Building Orientation. Unless prohibited by terrain or other site constraints, the orientation of new lots shall repeat the predominant relationship of buildings to building and buildings to street along the same block face or the facing block face.

  • Sec. 21-7633. - Architectural Detail.

    (1)

    Roof Overhang. No roof overhang or soffit shall be less than 12 inches, as measured from the finished side of the siding or premium material of the structure to the inside of the fascia board, unless the structure embodies architectural styles of an historical nature. For example, a Santa Fe style which has a flat roof without any overhang, or a Tudor-style which has a roof pitch of 10-vertical inch rise over a 12-horizontal inch run (10/12) or greater. Requests for such an exemption shall be presented to the city prior to the issuance of a building permit, and documentation may be required.

    (2)

    Housing Facades—General. The appearance of housing units shall be diverse, yet also exhibit design continuity.

    (a)

    Each of the facades of a house shall have a minimum of two differentiated planes to relieve flat, monotonous facades.

    (i)

    Differentiation may include incorporation of a feature such as a bay window, entry, porch, overhang, or chimney.

    (ii)

    All differentiation shall be a minimum of 12 inches.

    (3)

    Housing Facades Facing Public Areas. Each side or rear facade of a single-family dwelling which faces a street, park, open space or golf course shall include at least two of the following:

    (a)

    A change in the vertical or horizontal wall plane within 20 feet above grade;

    (b)

    A change in the color or material of the wall;

    (c)

    An increased masonry return;

    (d)

    A bay window, porch or balcony;

    (e)

    Structured transition from public to private areas using built elements such as arbors, low walls, trellis work, and/or similar elements integrated with plantings;

    (f)

    Detailing the wall with reveals, belt courses, cornices, projections or other devices; or

    (g)

    Shuttered windows or glazed doors to overlook the street, park, open space or golf course.

  • Sec. 21-7634. - Garages.

    (1)

    Preferred Design. At least 50 percent of the dwellings within a subdivision must be flush or recessed behind the front facade of the dwelling, be attached and be accessed from the side or rear, or be detached and recessed from the dwelling and placed in the side or rear yard. The front facade includes the enclosed living portion of the house. They shall be located according to one or more of the following:

    (a)

    Attached and recessed from the front facade of the building by a minimum of three feet, with access from the front;

    (b)

    Attached and in the side or rear yard, with access by either an alley or a driveway from the side. The garage shall be a minimum of three feet behind the front facade;

    (c)

    Detached with front, side, or rear access. The garage shall be a minimum of three feet behind the front facade;

    (d)

    Attached and flush with the front facade, provided that a covered porch extends at least six feet forward from the front facade of the house and is a minimum of 10 feet in width; or

    (e)

    Flush with the front facade and side-loaded with a driveway to the front.

    (2)

    Limited Design. No more than 50 percent of the dwelling units within a subdivision, shall have garage door openings provided in any of the following ways:

    (a)

    Extending from the front facade of the living unit not more than 10 feet, but with an architectural design element such as a bay/box window; covered porch at least six feet in depth across the front facade of the living unit; or a defined outdoor space (such as a patio or courtyard surrounded by a masonry wall or fence no more than 42 inches in height) that is designed to include the entire front yard space between the front facade of the living unit and the front facade of the garage, developed to extend outward to be at least flush with the garage door opening;

    (b)

    Extending from the front facade not more than 10 feet, but with living space directly above the garage. Such living space shall cover a minimum 50 percent of that portion of the garage in front of the front facade of the living unit;

    (c)

    Extending from the front facade not more than 10 feet, but with a complimentary adjoining living space or porch covering five feet of the 10-foot extension, limited to one-car garage door openings; or

    (d)

    Extending from the front facade the width of the garage with the garage door on the side of the garage with side yard or front yard access. All models containing split car garage designs will be categorized in this option.

    (3)

    Garage Doors Perpendicular to the Street.

    (a)

    Garages that are adjacent to the street but that have side-facing garage doors (perpendicular to the street) shall have architectural details, masonry, and/or windows that mimic the features of the living portion of the dwelling on the side of the garage facing the street.

    (b)

    For all single-family detached residential structures with a nonshared side-loaded garage that is accessed from a public street, the minimum garage door setback shall be 15 feet measured from the garage door face to the side lot line

    (4)

    Front Façade of Buildings.

    (a)

    Garage door openings for homes on lots of 50 feet to 70 feet in width shall not comprise more than 50 percent of the front-yard building facade. Three or more car garages may comprise up to 60 percent of the front-yard building façade.

    (b)

    Garage door openings for homes on lots of more than 70 feet in width shall not comprise more than 50 percent of the front-yard building facade.

    (c)

    Garage door openings for homes on lots of less than 50 feet in width shall be handled on a case-by-case basis when elevations and site plans are reviewed. Architectural treatments shall be used to soften the effects of the garage door openings.

    (5)

    Multi-Car Garages. The third or fourth car garage door opening shall be recessed a minimum of 3 feet from the 2-car garage door opening façade or shall not have the same orientation as the first 2 garage doors.

    (Ord. No. 2073, January 2016)

  • Sec. 21-7635. - Alternative Compliance.

    An applicant wishing to propose a site specific plan or model that does not strictly comply with the standards for this division, but which the applicant believes the intent of the standards are met, may seek to use alternative compliance under this section.

    (1)

    Pre-application Meeting and Application. The applicant shall request and attend a pre-application conference prior to submitting the site plan and elevations for the building permit, to determine the preliminary response from the city. If the preliminary response is favorable, an application may be submitted. The application shall include the site plan and elevation, and sufficient explanation and justification, in both written and graphic form, for the alternative compliance requested.

    (2)

    The director may approve the application if:

    (a)

    The proposed alternative achieves the goals and policies of the city's comprehensive plan to the same or better degree than the subject standard;

    (b)

    The proposed design substantially meets the intent of this section to line streets with active living spaces; creates an attractive appearance along the streetscape; reduces the dominance of automobiles, parking, and garages; and provides variety and visual interest to the exterior design of residential buildings; and

    (c)

    One of the following criteria are met:

    (i)

    The proposed alternative results in benefits to the community that are equivalent to, or better than, compliance with the subject design standard; or

    (ii)

    The configuration of the lot, or other existing physical conditions of the lot, make the application of these standards impractical.

    (3)

    No Precedence. Alternative compliance shall apply only to the specific site, lot, or model elevation for which it is requested and shall not establish a precedent for assured approval of other requests.

  • Sec. 21-7636. - Design Criteria—New PUD Residential Development.

    In the PUD zone document for new PUD residential development, the following preferred design criteria shall be considered by the applicant:

    (1)

    Mix of building types within each development to include apartment buildings, townhomes, single-family detached, single-family attached, and accessory dwelling uses oriented toward the street.

    (2)

    Mix of residential housing prices to permit a mix of income levels within the same development.

    (3)

    Mix of densities within each development accommodating a variety of lot sizes within the same development.

    (4)

    Residential building setbacks.

    (a)

    Front setbacks from arterial streets. The minimum front setback for multi-family buildings from any arterial street right-of-way or transportation easement shall be 30 feet.

    (b)

    Front setbacks from non-arterial streets. The minimum front setback for multi-family buildings from any collector, commercial or local street-right-of-way or transportation easement shall be 10 feet. The minimum front setback for single-family detached and single-family attached units shall be 10 feet for any portion of the building including porches, architectural features, and any outdoor spaces such as patios from any collector, commercial or local street right-of-way, or transportation easement. The front setbacks for garages shall be 20 feet measured from the right-of-way, with a maximum 30-foot setback for the living area of the building from the right-of-way for all but large-lot, single-family buildings. Accessory buildings are not allowed in front setbacks.

    (c)

    Side and rear setbacks from arterial streets. For all residential buildings, the minimum side and rear setbacks from any arterial street right-of-way or transportation easement shall be 25 feet. Side and rear setbacks for accessory buildings shall be 15 feet.

    (d)

    Side and rear yard setbacks from non-arterial streets and property lines. The minimum side and rear setbacks for single-family detached buildings shall be 5 feet for a side yard and 20 feet for a rear yard from any collector, commercial, or local street right-of-way, transportation easement, or other property lines. The minimum side and rear setbacks for single-family attached and multi-family buildings shall be 20 feet from any collector, commercial or local street right-of-way, transportation easement or property line. Side and rear setbacks for accessory buildings shall be 5 feet from any collector, commercial or local street right-of-way, transportation easement or property line.

  • E. - MULTI-FAMILY DEVELOPMENT GUIDELINES AND STANDARDS

    In addition to the standards set forth in this article, the following guidelines and standards are applicable to multi-family development.


  • Sec. 21-7640. - Applicability.

    All new construction multi-family residential dwelling developments, as well as any addition to existing multi-family residential buildings, shall be governed by the multi-family development guidelines and standards.

    (Ord. No. 2020, February 2015)

  • Sec. 21-7641. - Building Orientation.

    (1)

    Adjacent to Public Streets. Every front façade with a primary entrance to a dwelling unit(s) shall face the adjacent public street to the maximum extent possible. Every building containing three or more dwelling units shall have at least one building entry or doorway facing each adjacent public street.

    (2)

    Interior Property Lines. Along interior property lines, multi-family structures should be oriented in a more perpendicular direction to adjacent lower-density residential uses or zoning districts, or adjacent commercial or industrial uses or zoning districts. When parallel orientation is necessary, building setback from the adjacent use or district boundary should be increased by at least 50 percent.

    (3)

    Observation onto Public Areas. Primary structures should be located and designed so that residents can easily observe the common open spaces, circulation paths and access points into the development.

    (4)

    Courtyards. A multi-family building may be oriented to a common use courtyard. When an inner courtyard is proposed, the courtyard providing access to double-row dwelling groups should be a minimum of a 1:1 ratio with the building height or a minimum of 20 feet in width, if the building is lower than 20 feet in height.

    FigureVII.17

    (Ord. No. 2020, February 2015)

  • Sec. 21-7642. - Parking Location and Layout.

    In addition to the general parking design standards set forth in section 21-7633 above, the following guidelines and standards exist:

    (1)

    Garage and Parking Guidelines.

    (a)

    Number of Garages. At least 50 percent of required off-street parking should be provided in garages (which may be underground), rather than surface lots. Assisted living facilities and nursing homes are exempt from this guideline.

    (b)

    Garage and Parking Placement. Where surface lots or detached garages are used, they shall be located behind or between buildings, rather than adjacent to public streets.

    (c)

    Guest Parking. Developments shall be designed to have guest parking in a location convenient to the building that the parking is intended to serve. Through access drives may be designed to permit on-street parallel parking for guests, provided the design meets city standards.

    (2)

    Garage and Parking Standards. For attached garages, the door openings shall be:

    (a)

    Recessed behind the front facade of the building;

    (b)

    Flush with the building, or protruding but with a second floor that covers most of the garage; or

    (c)

    Alley loaded.

  • Sec. 21-7643. - Building Height, Massing, and Form.

    (1)

    Context. New building design shall respect the context of adjacent residential and nonresidential neighborhoods, including the height, scale, mass, form and character of surrounding development.

    (2)

    Mass and Form.

    (a)

    Building design should incorporate visually heavier and more massive elements at the building base, and lighter elements above the base.

    (b)

    All buildings shall be designed to provide complex massing configurations with a variety of different wall planes and roof planes.

    (c)

    The façades of town homes shall be articulated to differentiate individual units.

    FigureVII.18

    (3)

    Architectural Detail.

    (a)

    All sides of a multi-family building shall display a similar level of quality and architectural interest.

    (b)

    All facades of a multi-family residential building shall have a minimum of two differentiated planes to relieve flat, monotonous facades. Facades that exceed 65 feet in length shall have a minimum of three differentiated planes. All differentiation shall be a minimum of 12 inches.

    (c)

    In addition to the differentiation required by paragraph (3)(b), every façade facing a public right-of-way shall include two (2) of the following features:

    (i)

    A pedestrian entry;

    (ii)

    A change in vertical or horizontal wall plane not otherwise required by this section;

    (iii)

    A change in color or material of the wall;

    (iv)

    A bay window or balcony;

    (v)

    Detailing the wall with reveals, belt courses, cornices, projections, or other devices;

    (vi)

    Shuttered windows;

    (vii)

    Changes in parapet height.

    (4)

    Entrances.

    (a)

    Pedestrian entry to the site from the fronting street should be emphasized through landscaping, special paving, gateways, arbors, and/or other similar features.

    (b)

    Long, linear, and/or hidden stairways or corridors should be avoided.

    (c)

    Covered entrances should be provided as protection from bad weather and as a transition from indoor to outdoor.

    (Ord. No. 2020, February 2015)

  • F. - COMMERCIAL, PUBLIC/INSTITUTIONAL, AND MIXED USE DEVELOPMENT GUIDELINES AND STANDARDS


  • Sec. 21-7650. - Purpose and Applicability.

    Purpose. These standards are intended to promote the design of an environment that is built to a human scale, to encourage attractive street fronts that accommodate pedestrians in a safe and pleasant manner, and to allow for vehicular movement. These standards are designed to promote a concentrated development pattern that encourages pedestrian use and provides a community environment not dominated by vehicles. Two or more story commercial uses are encouraged and can be used for a wide variety of uses including commercial, office, or residential.

    All new commercial, public/institutional, and mixed-use development applications shall comply with the applicable standards contained herein. In addition, any new additions to existing commercial, public, institutional or mixed uses shall comply with these standards.

  • Sec. 21-7651. - General Layout.

    (1)

    New construction should be built parallel to lot lines to reflect the traditional orientation of nonresidential structures. To the maximum extent feasible, structures shall not be oriented at an angle to lot lines. Multi-lot or multi-building developments shall be designed as unified projects with a sense of place.

    (2)

    New land divisions shall have a block length consistent with the block length standards established in article VI.

  • Sec. 21-7652. - Circulation.

    (1)

    The number of external entrances shall be consistent with existing or anticipated design of external streets.

    (2)

    A sense of entry or arrival shall be created at primary entryways into the development. Building placement landscaping, gates, entry monuments, specialty lighting and other design elements can be used to create this design effect.

    (3)

    Circulation patterns within parking areas shall be defined by curbs and landscaped islands.

    (4)

    Streets should create view corridors that frame public plaza areas, public buildings, parks, and natural features.

    FigureVII.19

  • Sec. 21-7653. - Gateways and Prominent Intersections.

    (1)

    Corner Buildings. Buildings located at the corner of gateways or prominent intersections should be designed to emphasize the gateway or intersection location. This may include major architectural expression in the façade roof form and/or massing, such as:

    (a)

    Larger bulk;

    (b)

    Tower forms;

    (c)

    Peaked roofs; and

    (d)

    Over-sized windows.

    FigureVII.20

  • Sec. 21-7654. - Building Elements.

    (1)

    Building Orientation.

    (a)

    The main entrance of a building should face a pedestrian plaza or space and shall have a direct pedestrian connection to the street, so that pedestrians are not required to walk through parking lots.

    (b)

    Fronts of buildings shall be parallel or perpendicular to the edge of a pedestrian area to create a sense of enclosure.

    (c)

    New developments and buildings should be situated as close to the street to the maximum extent feasible. Parking should be reserved for the sides or rear of the buildings.

    FigureVII.21

    (2)

    Relationship of Buildings to Streets and Walks.

    (a)

    Building setbacks along the street. In a single-building development, the building shall be located no more than 20 feet from the front property line. In a single-building development on a corner lot, the building shall be located no more than 20 feet from either adjacent street property line. In multiple-building developments, at least one building's front or side facade shall be located no more than 20 feet from the right-of-way of the adjoining street. Any building adjacent to a public or private street and adjacent to a sidewalk, plaza, or other public space, shall provide an entry to the building from that sidewalk, plaza, or public space.

    (b)

    Exceptions. The building setbacks above shall not be required in sections of the development where plazas, courtyards, gardens, parks, or other public spaces integral to the development are provided adjacent to a street where these amenities have urban improvements such as paving, benches, landscaping, and other amenities that create an attractive public use area. In a single-building development on a corner lot, this setback exception shall apply to only one of the adjacent streets, not both.

    (Ord. No. 2020, February 2015)

  • Sec. 21-7655. - Architectural Design.

    (1)

    Four-Sided Design.

    (a)

    Buildings shall be aesthetically pleasing from all views and shall include such features as articulated entries, bay windows, or other features. They shall have consistency in terms of materials, colors, and design and shall have a finished appearance. Three hundred sixty degree architecture is required with massing, setbacks, and character that creates a pleasant streetscape and does not overly dominate streets or people.

    (b)

    Façades fronting service or parking areas at the ground level need not have windows, but shall include architectural interest rather than a blank appearance.

    (2)

    Variation in Massing. A single, large, dominant building mass shall be avoided. Horizontal masses shall not exceed a height/width ratio of one to three without substantial variation in massing that includes a change in height and projecting or recessed elements. Changes in mass shall be related to entrances or the integral structure.

    FigureVII.22

    (3)

    Character and Image.

    (a)

    Site-Specific Design. In the case of a multiple-building development, each individual building, including free-standing buildings located on pad sites, shall include predominant characteristics shared by all buildings in the development, so that the development forms a cohesive place within the zone district or community. These shall include the use of similar architectural elements including rooflines, materials, colors, fenestration, and other architectural details.

    (b)

    New primary structures that express a standardized corporate identity may be required to be modified to meet the architectural standards included in this code and to ensure consistent and similar facades and building designs in developments. Changes to prototypical franchise styles to meet these standards may include, but not be limited to, modifications to roofs, windows, doors, building mass, materials, colors, and placement of architectural features and details. Franchise architectural styles found to meet these standards will not require any modifications.

    (4)

    Building Entryways. Each building of any size, whether free-standing or part of a shopping center, shall have a highly visible customer entrance featuring a combination of at least two of the following elements:

    (a)

    Roof overhangs, raised cornice parapets or peaked roof forms;

    (b)

    Recessed or projecting wall sections;

    (c)

    Arcades or arches;

    (d)

    Outdoor patios;

    (e)

    Water features;

    (f)

    Display windows;

    (g)

    Architectural details such as tile work and moldings integrated into the building structure; or

    (h)

    Integral planters or wing walls that incorporate landscaped areas and/or seating areas.

    FigureVII.23

    (5)

    Windows.

    (a)

    Facades of all structures shall incorporate transparent features (windows and doors) over the surface area of street fronting facades.

    (b)

    In cases where a building has more than two facades fronting a street, the transparency requirement shall only be required on two facades based on pedestrian traffic and vehicular visibility.

    (c)

    Windows may be required to be recessed into the building wall to create shadow.

    (6)

    Facade Treatment.

    (a)

    Primary structures having single walls or portions of walls exceeding 65 feet in length shall have architectural treatment wherever they face adjacent streets or adjacent residential areas. At least three of the following elements shall be incorporated into these walls. For walls not fronting adjacent streets or residential uses, a minimum of two of the following elements shall be incorporated.

    (i)

    Concrete or masonry plinth at the base of the wall;

    (ii)

    Recesses and reveals at least 12 inches in depth;

    (iii)

    Windows and fenestration;

    (iv)

    Arcades and pergolas;

    (v)

    Towers;

    (vi)

    Gable projections;

    (vii)

    Horizontal/vertical breaks;

    (viii)

    Belt courses of a different texture and color;

    (ix)

    Projecting cornice;

    (x)

    Projecting metal canopy;

    (xi)

    Decorative tile work;

    (xii)

    Trellis containing planting;

    (xiii)

    Artwork; or

    (xiv)

    Other similar techniques approved by the city.

    FigureVII.24

    (b)

    Facades shall have:

    (i)

    A distinct base at the ground level, using articulation and materials such as, but not limited to:

    a.

    Integrally textured materials such as stone or other masonry;

    b.

    Thicker walls, ledges, or sills;

    c.

    Integrally colored and patterned materials such as smooth-finished stone or tile;

    d.

    Lighter or darker colored materials, mullions, or panels; or

    e.

    Planters.

    (ii)

    A recognizable body or middle section that constitutes a minimum of 50 percent of total building height.

    (iii)

    A clearly identified top or cap that shall be treated with a distinct outline with elements such as:

    a.

    Cornice treatments, other than just colored "stripes" or "bands," with integrally textured materials such as stone or other masonry, or differently colored materials;

    b.

    Sloping roof with overhangs and brackets;

    c.

    Stepped parapets.

    (iv)

    There shall be horizontal elements that separate each of the three sections.

    FigureVII.25

    FigureVII.25.2

    (7)

    Materials.

    (a)

    The predominant exterior building materials shall be materials that are characteristic of Colorado including, but not limited to, brick, sandstone or other native stone, stucco, tilt-up concrete, and glass. The director may approve other high-quality materials.

    (b)

    Architectural metal and concrete masonry units (CMU) may be used as an accent, but should not constitute more than 25 percent of any façade. Further, such metal siding shall be a standing seam type or equivalent quality, not a "corrugated" type. Architectural metals, such as bronze, brass, copper, and wrought iron, may be used and may exceed the 25 percent area limit.

    (8)

    Colors. Brick, concrete, and stone have their own inherent color and should be left in their natural state to weather over time. Paint can be used to complement and accent other exterior building materials.

    (9)

    Roofs.

    (a)

    Roofs shall be designed to reduce the apparent exterior mass of a building, add visual interest and be appropriate to the architectural style of the building. Variations within one architectural style are highly encouraged. Visible roof lines and roofs that project over the exterior wall of a building enough to case a shadow on the ground are highly encouraged. Architectural methods shall be used to conceal flat roof tops, unless specifically required by the architectural style (contemporary). Overhanging eaves, sloped roofs, articulated parapet walls, and multiple-roof elements are highly encouraged. Mansard-style roofs are discouraged.

    (b)

    Metal roofs may be allowed if compatible with the overall architectural design of the building. In no case may a roof material be reflective or cause glare, as determined by the building official.

    (c)

    On all structures exceeding two stories in height, roofs shall internally drain, and external scuppers and wall drains shall be prohibited.

  • Sec. 21-7656. - Large-Scale Buildings and Developments.

    (1)

    Applicability. Individual buildings with more than 50,000 square feet of enclosed ground-floor space (for multi-tenant buildings, the sum of all tenant spaces within the same building shell shall comprise the total square footage) and multiple-building developments with a combined enclosed ground-floor space more than 100,000 square feet (e.g., shopping centers, public/institutional campuses, and similar developments) shall comply with the standards in this section.

    (2)

    Human-Scale Design. All large-scale buildings and developments shall provide human-scale design by conforming to all of the following standards:

    (a)

    Incorporate changes in building direction (i.e., articulation) and divide large masses into varying heights and sizes, as shown below. Such changes may include building offsets, projections, changes in elevation or horizontal direction, sheltering roofs, terraces, a distinct pattern of division of surface materials, windows, screening trees, small-scale lighting (e.g., wall-mounted lighting or up-lighting), and similar features.

    (b)

    The frontage of buildings shall be divided into architecturally distinct sections no more then 65 feet in width. Each section should be taller than it is wide. Windows and storefront glazing should be divided to be either square or vertical in proportion so that each section is taller than it is wide.

    FigureVII.26

    (c)

    Any large-scale building or development that utilizes shopping carts shall provide, at a minimum, 25 feet of linear pedestrian sidewalk or pedestrian plaza from the front door to the nearest automobile drive lane.

    (d)

    Any large-scale building or development that utilizes shopping carts shall provide shopping cart corrals that match and coordinate with the design of the building.

    (e)

    Street amenities. Large-scale buildings and developments shall have pedestrian and street amenities that create an attractive complex that encourages pedestrians, bikers, and other users to enjoy the area. Street amenities may include, but are not limited to: pedestrian lighting, bike racks, pedestrian plazas, seating areas, and outdoors dining areas. The quantity and design of these elements shall be determined specifically for each place.

  • Sec. 21-7657. - Design Criteria—New PUD Commercial Development.

    In the PUD zone document for commercial development, the following preferred design criteria is advised and shall be considered:

    (1)

    Neighborhood commercial uses are encouraged to be located within ¼-mile walking distance of residential uses.

    (2)

    Commercial development should be incorporated with mass transit.

    (3)

    Retail developments in commercial areas could include additional floors of residential and/or office uses.

    (4)

    An architectural character distinguished through specific building materials, architectural features, and building orientation should be incorporated into all developments.

  • Sec. 21-7658. - Design Criteria—New PUD Open Space, Parks, Plazas, and Civic Buildings.

    In the PUD zone document for open space, parks, plazas, and civic buildings, the following preferred design criteria are advised and shall be considered:

    (1)

    Major creeks, riparian habitat, slopes, and other sensitive environmental features shall be conserved as open space amenities and incorporated into the design of neighborhoods.

    (2)

    Parks and plazas should be the focal point for each neighborhood. They should be located next to public streets, commercial areas, and residential areas. Parks should not be formed from residual areas, used as buffers to surrounding developments, or used to separate buildings from streets.

    (3)

    Civic services, such as community buildings, government offices, recreation centers, post offices, libraries, and daycare, should be placed in central locations at highly visible focal points. Where feasible, they should be close to the transit stop.

  • G. - INDUSTRIAL DEVELOPMENT GUIDELINES AND STANDARDS


  • Sec. 21-7660. - Applicability.

    (1)

    New Construction. All new construction of buildings and structures shall comply with the standards contained in this division.

    (2)

    Improvements to Existing Structures and Sites.

    (a)

    These guidelines and standards shall apply to existing buildings only when a proposed building expansion exceeds 25 percent of the existing floor area measured on a cumulative basis starting from the date of the adoption of this land development code. For example, if an owner increases the gross floor area by 5 percent each year, for 5 years beginning on the date of adoption of this Land development code, the provisions of this land development code shall apply when the gross floor area has increased by 25 percent in the fifth year.

    (b)

    It is intended that a building expansion subject to these guidelines and standards be reasonably integrated with the existing structure or site condition consistent with these guidelines and standards.

    (c)

    These guidelines and standards shall not be construed to necessitate improvements to existing buildings or site conditions beyond those necessary to integrate the proposed improvement with existing conditions in a manner consistent with these guidelines and standards.

  • Sec. 21-7661. - Building Orientation.

    (1)

    Single Building. If the proposed development consists of only one building, such building shall be oriented towards the primary abutting street.

    (2)

    Multiple Buildings. Where multiple buildings are proposed on a development parcel, buildings shall be oriented to allow views into the project and shall preserve high-quality views through the project (e.g., views of the mountains). If the proposed development consists of more than one building, all primary and pad site buildings shall be arranged and grouped so that their primary orientation complements adjacent, existing development and:

    (a)

    Frames and encloses a pedestrian and/or vehicle access corridor within the development site; or

    (b)

    Frames and encloses on at least three sides parking areas, public spaces, or other site amenities.

    (3)

    Entrances. All primary structures shall have a clearly defined main pedestrian or employee entrance oriented towards a public street, which should feature at least two of the following elements:

    (a)

    Canopies or porticos;

    (b)

    Overhangs;

    (c)

    Recesses or projections;

    (d)

    Arcades;

    (e)

    Arches;

    (f)

    Peaked roof forms;

    (g)

    Outdoor patios;

    (h)

    Display windows;

    (i)

    Architectural tile work or moldings integrated into the building design; or

    (j)

    Integrated planters or wing walls that incorporate landscaped areas or seating areas.

    (4)

    Parking. To the maximum extent feasible, parking shall be provided at the rear or sides of the building.

    (5)

    Non-public Functions. Building functions that do not directly serve the public should not be placed directly along the street.

    FigureVII.27

  • Sec. 21-7662. - Building Massing and Form.

    (1)

    Structures shall be sited to avoid a wall effect along public rights-of-way and along adjacent property lines. This can be achieved by varying the building setbacks and clustering buildings.

    (2)

    The design of all buildings should employ textured surfaces, projections, recesses, shadow lines, color, window patterns, overhangs, reveals, changes in parapet heights, and similar architectural features to avoid monolithic shapes and surfaces.

    (3)

    If any building is on a lot or tract with frontage on a public park or open space, or is adjacent to a property zoned or used for residential use, it shall have equally detailed facade as the front of building, constructed of equally high quality materials on the facade facing such park, open space, or residential use.

    (4)

    All primary structures with flat roofs shall include a parapet or fascia around all sides of the building.

  • Sec. 21-7663. - Materials.

    (1)

    All front facades of primary structures, all facades that face a public right-of-way, and all side wall facades within 15 feet of the front façade shall contain a minimum of 50% glass, masonry, concrete, or stucco. Acceptable materials include synthetic stucco, block, pre-stressed concrete, precise concrete panels, brick, poured-in-place, tilt-up concrete components, glass and stone.

    (2)

    Walls other than the front façade of a primary building may be clad with architectural metals, but not within 15 feet of the front façade of the building. Metal siding includes any form of metal exterior finish material, including corrugated or standing seam metal siding. The director may permit metals such as bronze, brass, copper, and wrought iron to be located along the front façade if a determination is made that such materials are equal to or superior to the primary building materials.

    (3)

    Facade building materials shall not create excessive glare when viewed from any public street or from any residential area.

    (4)

    All sloping roof areas with a pitch of 3:12 or greater, and visible from any public or private right-of-way, shall be surfaced with attractive and durable materials. Metallic surfaces for roofs are acceptable.

    (5)

    Pole Construction.

    (a)

    Eaves and rakes on structures that are pole construction shall be a minimum of 12 inches.

    (b)

    All facades of structures that are pole construction and are visible from a public or private right-of-way, public space, or residence shall be covered in a minimum of 25% masonry veneer, stucco veneer, or other material as approved by the Director.

    (c)

    All facades of structures that are pole construction and are visible from a public or private right-of-way, public space, or a residence shall have a minimum of 2 windows that are 20 square feet each and each window shall have shutter treatments.

    (d)

    Structures that are made of pole construction shall have a minimum of 2 paint colors that are complimentary to one another.

    FigureVII.28

    (Ord. No. 1887, July 2012)

  • Sec. 21-7664. - Screening.

    (1)

    Outdoor Storage. Outdoor storage and parking areas for vehicles in excess of 15,000 gross vehicle weight (GVW) must be located behind the front yard as defined by the outer wall of the building along a public street.

    (2)

    Tanks and Equipment. All exterior tanks, piping, and equipment, that cannot be housed in a structure or adequately screened by landscaping or fencing, must be painted in a camouflaging earth tone color, or other complimentary development color, and screened to the fullest extent possible.

  • Sec. 21-7665. - Design Criteria—New PUD Industrial Development.

    In the PUD zone document for industrial development, the following preferred design criteria are advised and shall be considered:

    (1)

    Outdoor storage should be located behind the building on no more than 50 percent of the lot and be screened from view of the public right-of-way and adjacent properties.

    (2)

    The front and side setback areas adjacent to the public right-of-way should only be used for landscape area, primary employee/customer parking, and driveways and should not be enclosed with fencing.

    (3)

    Access to industrial lots should be limited to one access point per street frontage. Where possible the curb cut should be combined with the curb cut on an adjacent property.

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