ARTICLE 070.150
Commercial Design Standards
070.150.010
Purposes
070.150.020
Applicability
070.150.030 Exemptions
070.150.040 Definitions
070.150.050 Site
Planning
070.150.060
Architectural Design
070.150.070
Parking, Loading and Vehicular Circulation
070.150.080
Landscaping and Screening
070.150.090
Fences and Retaining Walls
070.150.100 Snow
Storage
070.150.110 Lighting
070.150.120 Signage
070.150.010 Purposes.
(a) The City of Glenwood Springs, like many other
communities located throughout the Rocky Mountain west, has experienced, and
will continue to experience substantial pressure from regional population
growth. Because tourists and residents alike value Glenwood Springs for its
scenic beauty and quality of life, the City and its elected officials wish to
preserve and maintain these cherished attributes in the face of a rapidly
expanding commercial environment.
(b) The purpose of this Article is to preserve and
enhance the city’s unique small town character by managing non-residential
development within a framework of design standards that reflect Glenwood
Springs’ historic past –that being compact urban form; tree lined, walkable
streets; and dynamic commercial districts within a unique natural environment.
Additionally, this Article is designed to promote development that addresses
the following design principles:
(1) Context: Understand
the context in which the building will be placed. Consider the location of
neighboring buildings; the character of the neighborhood, landscape,
surrounding architecture, as well as goals and objectives expressed in
Glenwood Springs’ Comprehensive and Land Use plans; and provide a whole-site
design that contributes to the uniqueness of the community and its sense of
place.
(2) Orientation: Place
buildings parallel to public rights-of-way.
(3) Connection: Provide
safe and convenient pedestrian connections from public sidewalks, through
parking areas, to building entrances.
(4) Design: Create
well-balanced and well proportioned buildings with transparent window and door
openings that visually connect the buildings’ interior with the public
exterior.
(5) Quality: Use high
quality, long lasting materials with a visually pleasing color palette that
blends into the natural environment.
(6) Environment: Provide
landscaping as part of the overall site design to add visual interest;
complement building design; shade customer entrances, public walkways and
parking areas; and to screen utility and storage areas.
(Ad 16-08,
§ 2)
070.150.020 Applicability.
(a) These Commercial Design Standards shall apply to
the following:
(1) All non-residential development as defined
in Section 070.020.030(a)(2) and (3), 070.020.030(b) and 070.020.030(c) of the
Municipal Code; and,
(2) All
non-residential development as defined in Article 070.040 of the Municipal
Code that is located within the following zone districts:
a.
R/3.
b.
R/4.
c.
C/1.
d.
C/3.
e.
C/4.
f.
I/1.
g.
I/2.
h.
I/L.
(3) All mixed-use development that is located
within the zone districts enumerated in subsections 070.150.020(a)(2)(a) though
(h).
(4) All non-residential special review uses
located within the zone districts enumerated in subsection 070.150.020(a)(2)
shall comply with these Commercial Design Standards, in addition to any
special review use performance standards of that zone district, and Special
Review Conditions as set forth in Section 070.040.040 of the Municipal Code.
(5) These standards will also be applied to
all exterior, non-residential building modifications that require a building
permit or modifications to exterior finishes on no-residential buildings, such
as but not exclusive of stucco, siding, and trimwork. In cases where
modifications are subject to these standards, it is only the modification that
shall be subject to compliance with these standards. Modifications shall
not include routine maintenance and repair of a buildings, changes to signage,
or general repairs to a surface parking area, changes to landscaping or other
features on the parcel. The Community Development Director shall
determine if a modification shall be subject to these standards. Appeal
of the Community Development Director's decision is set forth in Section
070.010.050 of the Municipal Code. (A 7-09 §2)
(b) General. These Commercial Design Standards shall
be applied in accordance with the provisions of Title 070 of the Municipal
Code.
(c) Review criteria. In
addition to the review criteria specified for each type of development
application as set forth in Article 070.020 of the Municipal Code, each
development plan shall demonstrate compliance with these Commercial Design
Standards.
(d) Alternative methods,
designs and materials. In order to meet unforeseen situations or creative or
avant-garde design solutions, these standards are intended to allow for the
use of alternate materials and colors, designs, or methods of construction not
specifically prescribed herein. Such alternatives shall be considered by the
Planning and Zoning Commission and/or City Council upon a determination by the
Community Development Director that the proposed alternative meets the intent
of these standards as well as other municipal plans, policies, goals and
ordinances. The Community Development Director may require that the applicant
provide additional drawings, material samples or the like, in order to better
understand the need for the proposed alternative.
(e) Design variance. A
variance from the strict application of these Commercial Design Standards may
be granted by the City Council or Planning and Zoning Commission, whichever
body authorizes the development permit or subdivision agreement, where finding
is made that there exists on the property in question exceptional
topographical, soil or other subsurface condition or other extraordinary
conditions peculiar to the size, existing buildings or lot configuration such
that strict application of the requirement of the regulation from which the
variance is requested would result in peculiar and exceptional practical
difficulties to or exceptional and undue hardship upon the applicant or owner
of the property in question and that the public good would be better served by
granting of the variance. Such variance shall not be granted if the same
would be detrimental to the public good or impair the intent and purposes of
this Article. Such design variance request shall be made and reviewed
concurrently with the development plan submittal and review and, if granted,
shall be described and acknowledged in the development permit.
(f) Conflicting provisions. If provisions contained
within these Commercial Design Standards are inconsistent with one another or
if they conflict with other adopted Standards, Ordinances, Policies and
Regulations of the City of Glenwood Springs, the more restrictive shall apply
unless otherwise stated.
(Ad 16-08,
§ 2)
070.150.030 Exemptions.
(a) These Commercial Design Standards shall not apply
to the following:
(1) Non-residential
additions or modifications to an existing structure that constitutes less than
one thousand (1,000) square feet of new construction.
(2) Developments that are
subject to the Downtown Design Standards as set forth in Section 070.030.158
of the Municipal Code.
(3) Properties that are
located within the Glenwood Meadows Subdivision and that are subject to the
Glenwood Meadows Annexation Plat and Agreement.
(4) Properties located
within a future planned unit development whose underlying zoning includes
non-residential land uses and incorporates design standards that, in the
determination of the Community Development Director are at least equal to the
standards set forth herein.
(b) Development not subject to this Article shall
comply with all applicable provisions of the Glenwood Springs Municipal Code.
(Ad 16-08,
§ 2)
070.150.040 Definitions.
The terms, phrases, words and
clauses in this Article, even if defined elsewhere in this Code, shall have
the meaning assigned below. Any terms, phrases, words and clauses not defined
herein shall have the meaning as defined in this Code. Any terms, phrases or
words not defined in this Code shall have meaning assigned in Webster’s Third
New International Dictionary, 1993, Unabridged.
Access way: a driveway of any length and whose purpose is to provide
vehicular access between the public right-of-way and parking areas located on
building parcels.
Alley: A minor public right-of-way that is used primarily for vehicular
service access to the rear or side of properties otherwise abutting on a
street.
Annuals: as related to plants: a type of plant that completes its life
cycle in one season.
Applicant: A person or persons, corporation, company, association,
society, firm, or partnership submitting an application, or having the
intention to submit an application such that review is commenced by the City
of Glenwood Springs.
Area: the total horizontal dimension within a lot or parcel of land,
usually measured in acres or square feet.
Block face: properties abutting one (1) side of a street or public
right-of-way and lying between the two (2) nearest intersecting streets or
rights-of-way, or intersecting right-of-way and railroad right-of-way,
un-subdivided land, watercourse or City boundary.
Building elevation: An external vertical wall plane of a building or
structure; facade.
Building façade: See Façade.
Building front: the exterior elevation of a building that faces the
public right-of-way.
Caliper: a standard measurement for tree sizes. Caliper is the
diameter of a tree trunk as measured six (6) inches above the ground or top of
the root ball for trees that are 4 inches or less in diameter, or 12 inches
above the ground or top of root ball for trees that are more than 4 inches in
diameter. (Figure 1).
Column: a vertical structural element that is detached from, but
supports part of the structure.
Cornice: a crowning, projecting horizontal top of a
building the function of which is to throw rainwater free of the building
wall, i.e. overhang, soffit, fascia. (Figure 2).
Council: City Council of the City of
Glenwood Spring, Colorado.
Deciduous: A plant that drops all leaves once per year.
Development parcel: an area, parcel, lot, site, or piece of land that
is the subject of a development action.
Doors, false: artificial openings on a building elevation often made to
look like doors for the purpose of breaking up the mass of that building
facade.
Downtown Design Standards: a set of standards enumerated in Section
070.030.158 of the Municipal Code.
Drip line: The outermost circumference of a tree canopy.
Entrance, customer: a doorway that is reasonably perceived by the
general public to provide ingress and egress to and from a building.
Evergreen: A plant that retains leaves/needles year-round.
Exterior finish: materials that can be seen and touched on the exterior
of buildings. These materials are designed to be durable and maintainable and
provide the building exterior with color, texture and/or pattern.
Façade: an external vertical wall plane of a building or structure.
Also defined as a building elevation.
False doors: see Doors, false.
False windows: see Windows, false.
Focal point: a box formed from lines extending thirty (30) feet away
from the intersecting property lines of a corner lot where design and or
landscaping treatments are used to visually and physically anchor corner lot
developments.
Gabion: a corrosion resistant wire container filled with stone and used
for structural purposes such as retaining walls, revetments, slope protection,
channel linings and other structures.
Grade: the average elevation of the finished surface of the ground
usually adjacent to the exterior walls of a building or structure.
Grade, existing: the elevation of the ground prior to excavation or
filling.
Grading: Any stripping, cutting, filling or stockpiling of dirt or
soil, including the land in its cut or filled condition, to create new grades.
Ground cover:
any number of low-growing perennial or woody
plants, generally less than twenty-four (24) inches in height and that produce
a dense, continuous cover. Ground covers are used in landscape plantings or as
an alternative to turf.
Guideline: an advisory statement or recommendation.
Hydrocompactive soil: also known as collapsible, hydrocompressible, low
density, shrinking and dispersive soils. A generally unstable soil structure
whereby previously dry soils can compact, settle or collapse when moisture is
added.
Intent: a statement that broadly explains the
overall purpose of a guideline and/or standard. The intent statement is used
to assess the overall appropriateness of a proposed design.
Landscape strip: a landscaped area located within the public
right-of-way between the sidewalk and the edge of curb or pavement. (Figure
3)
Mixed use: a single building containing both non-residential and
residential land uses.
Municipal Code: or “Code”, refers to the “Municipal Code of the
City of Glenwood Springs, Colorado, 1983 Edition”, as amended.
Outdoor display: portable merchandise that is displayed outside of a
building or structure and that is open daily to customers.
Outdoor storage: the storage of materials, refuse, junk and/or other
similar items outside of a building or structure, and that are not generally
open daily to customers.
Parapet: The extension of the main walls of a building above the roof
level.
Parcel: see definition of “Lot” in Section 070.010.010 of the
Municipal Code.
Parking facility: Any lot or structure that is used primarily for the
parking of vehicles (excluding street or alley rights-of-way).
Perennial: Plants that return year after year. For the purpose of
these commercial design standards this classification does not include
varieties of ground covers, trees and shrubs. See also definitions for
“ground cover”, “tree” and “shrub”.
Pilaster: appearing as a column but being attached to a wall.
Principal use: See “Use, principal”.
Public hearing: A meeting announced and advertised in advance in
accordance with applicable notice requirements and which is open to the
public, with the public given an opportunity to address the decision making
body.
Public improvement: Any improvement, facility, or service, together
with its associate site and any right-of-way necessary to provide
transportation, drainage, utilities, or similar essential services and
facilities, that is usually owned and operated by a government entity or
agency.
Setback area: That area between a building or structure and the street
right-of-way line or lot line.
Setback, required: The minimum distance by which any building or
structure must be separated from a street right-of-way or lot line.
Shrub: a woody perennial plant with a framework of branches and no
central or main trunk.
Sight triangle: the area around an intersection where no obstructions
above forty-two (42) inches in height are permitted. The sight triangle is
defined by measuring thirty (30) feet along the intersecting street
rights-of-way or along intersecting street rights-of-way and driveway lines.
(Figure 4)
Standards: regulatory statements indicating mandatory compliance.
Standards may also refer to the Commercial Design Standards.
Tree: a perennial woody plant that generally has a main trunk and a
distinctive crown.
Use, principal: the primary or predominant use of a lot, building or
structure.
Windows, false: artificial openings on a building elevation often made
to look like windows and doors for the purpose of breaking up the mass of that
elevation.
Variance: a departure from one (1) or more regulations contained in the
Municipal Code and granted by the Planning and Zoning Commission and/or City
Council, as applicable, during a public hearing.
(Ad 16-08,
§ 2)
070.150.050 Site Planning.
(a) Intent. The general intent of these site planning
standards is to ensure that site layout and building orientation creates a
sense of place, and that buildings and parking areas relate to the site, the
street, and to neighboring properties. (Figure 5).
(b) Site preparation. For standards specific to
drainage, erosion and sediment control, storm water quality control, slope
stabilization, re-vegetation, flood damage prevention, and geologic hazards
refer to Sections 070.030.040 and 070.030.050, and Articles 070.090 and
070.100 of the Municipal Code.
(c) Building orientation and connectivity.
(1) Intent. Encourage a
sense of place by orienting buildings and walkways so that they have a strong
visual and physical connection to the public street and that take advantage of
significant views and solar access.
(2) Guidelines.
a. Plan site improvements
to respect natural landforms and preserve natural drainage patterns.
b. Avoid deep building
setbacks from the public right-of-way.
c. Orient buildings
parallel to public rights-of-way, as much as practicable.
d. Ensure that buildings
relate to surrounding developments.
e. Site buildings to
preserve significant views.
f. Take advantage of
solar access.
g. Provide a focal point
when developing corner lots.
h. Design building
approaches that are based on a sequence of visual experiences for motorists,
bicyclists and pedestrians; from public right-of-way to parking area; from
parking area to building entrance; from building entrance to interior.
i. Design pedestrian
circulation systems by connecting buildings to existing sidewalks, parks,
trails, parking areas and public rights-of-way.
j. Locate parking on the
side and rear of buildings to minimize the visual impact from adjoining
parcels and public rights-of-way.
k. Locate primary
customer entrances facing principal public rights-of-way.
(3) Standards.
a. Buildings shall be
sited parallel to public rights-of-way, as much as practicable. (Figure 6).
b. To visually and
physically anchor street intersections, buildings located on corner lots shall
provide a focal point within a box formed from lines extending thirty (30)
feet away from intersecting property lines. (Figure 7) The focal point shall
include one (1) or more of the following elements:
i. A primary building.
In the case where a primary building includes drive-in and/or drive-through
lanes, or gasoline pumping bays, the bays and/or queuing lanes shall not be
located within the focal point.
ii. Decorative
architectural wall that is between thirty (30) and thirty-six (36) inches tall
and complies with any other restrictions location within a sight triangle as
defined in Section 070.150.040.
iii. An architectural
feature that is a minimum of the height of the building and a maximum of the
height restriction for the zoning district (e.g., a clock tower, spire or
other decorative roof form). These architectural features shall not contain
signs or logos in any form.
iv. Public art or
sculpture within a landscaped setting. Landscaping at minimum shall include
perennials and shrubs that are of sufficient number to complement the public
art or sculpture. The sufficiency of landscaping shall be determined by the
Planning and Zoning Commission and/or City Council, as applicable.
v. Fountains or other
water feature within a landscaped setting. Landscaping at minimum shall
include perennials and shrubs that are of sufficient number to complement the
fountains or other water features. The sufficiency of landscaping shall be
determined by the Planning and Zoning Commission and/or City Council, as
applicable.
vi. Public plaza or open
space with landscaping. The public plaza must contain a low decorative wall
to visually and physically separate the space from nearby traffic lanes as
well as other pedestrian oriented amenities such as benches.
The low decorative wall shall match or complement the building exterior
in materials and colors and shall conform to Section 070.150.090, as
applicable. Landscaping at minimum shall include perennials and shrubs that
are of sufficient number to complement the public plaza or open space. The
sufficiency of pedestrian oriented amenities and landscaping shall be
determined by the Planning and Zoning Commission and/or City Council, as
applicable.
vii. Another feature that
provides a focal point that meets the intent of this standard as determined by
the Planning and Zoning Commission and/or City Council, as applicable.
viii. Signs may be
located within this focal point area provided that they are incorporated with
another focal point element enumerated in (i) through (vii) above. Signs must
also comply with the provisions of Article 070.060 of the Municipal Code.
c. Parcels with multiple
buildings. Where there are multiple buildings on a development parcel, at
least one (1) building shall be oriented toward the primary, abutting public
right-of-way.
d. Exceptions. Relief
from the requirements of Subsection 070.150.050(c)(3) may be granted by the
Planning and Zoning Commission and/or City Council, as applicable where
compliance with these requirements would result in unsafe or inadequate
access, where the lot has less than fifty (50) linear feet of frontage, and/or
where the site has unique topographical characteristics that make it
infeasible to locate at least one (1) of the focal point elements listed in
Subsection 070.150.050(c)(3)(b)(i) through (viii).
(d) Pedestrian connections.
(1) Intent. Provide a
safe and interconnected circulation system that minimizes bicycle and
pedestrian encounters with automobiles.
(2) Guidelines.
a. Prepare a
comprehensive pedestrian circulation system that provides connections to
existing or planned walkways
b. Integrate pedestrian
walkways with required landscaped areas.
c. Provide safe crossing
zones between parking areas and building entrances through a variety of
traffic calming techniques including raised crosswalks, paving treatments,
center islands, and the like.
d. Locate walkways such
that they connect the building’s public
entrances with points of pedestrian origin rather than aligning walkways based
solely on the outline of a parking lot configuration.
e. Provide benches and
trash receptacles at intervals along walkways for safety and comfort.
(3) Standards.
a. Sidewalks shall be
constructed pursuant to Section 070.030.080 of the Municipal Code and City
Council adopted street standards.
b. Where sidewalks cross
driveways, access aisles or other vehicular travel ways, a pedestrian crossing
zone shall be installed using one (1) or more of the following methods:
i. Raised crosswalks.
ii. Contrasting pavement
treatment that provides both a visual and/or tactile change from the abutting
driveway, access aisle or other vehicular travel way.
iii. Median refuge areas
(Figure 8).
iv. Center landscape
islands.
v. Another design
treatment that meets the intent of this Subsection 070.150.050(d) as
determined by the Planning and Zoning Commission and/or City Council, as
applicable.
c. At least one (1)
walkway within the development shall provide a direct link between the primary
customer entrance and the sidewalk adjacent to the principal public
right-of-way.
d. Walkways shall meet
minimum clear width requirements under the Americans with Disability Act:
Standards for Accessible Design.
e. For the comfort and
convenience of pedestrians and customers, when designing walkways internal to
the development, the City encourages the inclusion of landscaping treatments
such as benches, trash receptacles, shade trees and/or other vegetative
cover. A landscaped walkway will count towards landscaping requirements
enumerated in Section 070.150.080.
(e)
Building setback, height and bulk requirements.
(1) Intent. Provide a
building envelope that allows for creative site planning techniques, but
within parameters that minimize potential impact on neighboring development
and the public right-of-way.
(2) Standards. Buildings
shall comply with the requirements of Municipal Code Section 070.040.030 for
floor area, lot area, building height, and yard setbacks for the zone district
in which the property is located, or shall respond to the contextual building
setback, height and/or bulk of other buildings along the same block face,
whichever is more restrictive.
(Ad 16-08,
§ 2)
070.150.060 Architectural
Design.
(a) Intent.
(1) The general intent of
these architectural design standards is to encourage creative design that:
a. Preserves Glenwood
Springs’ small town atmosphere.
(1) Standards.
a. Building elevations.
i. In order to promote buildings that are
constructed to a human scale, to provide a visual connection to the street and
neighboring properties, and to prevent long expanses of blank walls, no
building elevation, regardless of exterior wall plane setback or the location
of interior walls, shall exceed thirty (30) feet in length without
incorporating at least three (3) of the following elements:
1. Projections, recessions, reveals such as but
not limited to, columns, pilasters, cornices, and bays, and having a minimum
change of wall plane that is a minimum of twenty-four (24) inches in depth and
that has the effect of casting shadows;
3. Change in texture and/or masonry pattern;
4. Change in building, parapet or roofline
height. If used to comply with this standard, the minimum change in roofline
shall be two (2) feet;
5. Awnings, canopies or marquees extending at
least four (4) feet beyond the building face; or
6. An equivalent element that provides
pedestrian interest by dividing the façade into horizontal and vertical planes
and is in proportion to the height and width of the entire building as
determined by the Planning and Zoning Commission and/or City Council, as
applicable. Design elements used to fulfill
this standard shall not solely include color variations.
ii. Building
elevations and/or elements used to comply with these standards shall not
function as signs. (Figure 9 and 10) The incorporation of certain design
elements that are unique or symbolic of a particular business shall be
unobtrusive and secondary to the overall architectural design.
iii.
Where building elevations face public rights-of-way, parking lots or adjacent
residential land uses, said elevations shall include glazed windows and doors
as one (1) of the required elements enumerated in Subsection
070.150.060(b)(1)(a). See also Subsection 070.150.060(b)(1)(b) for additional
window and door design requirements.
iv.
Exceptions.
1.
Building elevations not adjacent to residential land uses, public
rights-of-way, or parking lots, or that do not have a customer entrance, may
utilize false windows/doors to fulfill the requirement in Subsection
070.150.060(b)(1)(a). The windows and/or doors, whether functional, false or a
combination thereof, shall comprise not less than thirty percent (30%) of the
elevation of which they are a part and shall have a minimum six (6) inch
change of wall plane from the primary wall in order to provide shadow or sense
of depth.
2.
For mixed-use projects within the R/3 or R/4 zone districts, the Community
Development Director may recommend for final decision to the Planning and
Zoning Commission and/or City Council, that the requirements under Subsection
070.150.060(b) be reduced or waived provided that the development is found to
be compatible with the residential character of the neighborhood and enhances
or does not affect the aesthetic and historic qualities of the neighborhood.
i. To
reduce the visual impact of roof mass, no roofline along any building
elevation shall exceed thirty (30) feet in length without a visually balanced,
physical variation that incorporates (Figure 13):
1.
Projections, recessions, dormers that alter the vertical or horizontal plane
of the roof by at least two (2) feet; or
2.
Change in roof height of at least two (2) feet; or
3.
Another architectural feature that meets the intent of this standard as
determined by the Planning and Zoning Commission and/or City Council, as
applicable.
ii. The
following roof forms shall not be allowed:
1. Mansard roofs, or roofs having a
mansard-like appearance.
iii. Flat
roofs shall be concealed by parapets that are in proportion to the overall
building design and that are generally of sufficient height to conceal rooftop
mechanical systems that are in view from public rights-of-way, residential
land uses, public parking areas, and/or adjacent properties. In no case can
the parapet exceed the maximum height as established under Subsection
070.040.030(o).
(c) Building materials and
colors.
(1) Intent.
To utilize high quality, long-lasting building
and roofing materials that have a proven ability to withstand Glenwood
Springs’ harsh environment, and to select a color palette that adds visual
interest to the development parcel and that is compatible with the surrounding
natural environment.
(2) Guidelines.
a. Select high quality, long-lasting building
materials, such as natural brick and stone that have a proven ability to
withstand Glenwood Springs’ intense sunlight and temperature extremes.
b. Select building materials and colors that
complement those found in the surrounding natural environment.
c. Select an earth-toned palette such as brown,
forest green, clay-red and other similar colors that coincide with the soils
or geologic conditions found on or near the development parcel.
d. Avoid the use of bright, high-intensity
fluorescent, neon or metallic colors as both primary and accent colors.
e. Reserve the use of bright colors for accent
trim around windows and doorways.
f. Select non-reflective roof colors that
complement or contrast with colors selected for building facades and that when
viewed from neighboring and distant hillsides are subdued in appearance.
(3) Standards.
a. Building materials.
i. The primary exterior building wall material,
consisting of at least seventy percent (70%) of the elevation to which it is
applied, shall be one (1) or more of the following:
2. Natural and cultured stone;
3. Wood;
4. Stucco, including synthetic stucco;
5. Metal,
excluding metal with exposed rivets, seams or fasteners, ribs and batons. See
also the requirements of Subsection 070.150.060(c)(3)(a)(ii) below;
6.
Concrete, excluding smooth-faced gray concrete block, painted concrete block
and pre-cast ribbed concrete panels. See Subsection 070.150.060(c)(3)(a)(ii)
below;
7. Another material that meets the intent of
this standard as determined by the Planning and Zoning Commission and/or City
Council, as applicable. See Subsection 070.150.060(c)(3)(d) below.
ii. Exterior building walls may consist of one
(1) or more of the following materials provided that the sum total of the
materials enumerated below comprise no more than thirty percent (30%) of the
elevation to which it is applied:
1.
Smooth-faced gray concrete block. When used in combination with the provision
of Subsection 070.150.060(c)(3)(a)(i)(6), the concrete in its entirety, cannot
exceed 70% of the elevation to which it is applied.
2. Painted
concrete block. When used in combination with the provisions of Subsection
070.150.060(c)(3)(a)(i)(6), the concrete, in its entirety, cannot exceed 70% of
the elevation to which it is applied.
3.
Pre-cast, ribbed concrete panels. When used in combination with the provisions
of Subsection 070.150.060(c)(3)(a)(i)(6), the concrete in its entirety, cannot
exceed 70% of the elevation to which it is applied.
4.
Plastic.
5. Metal
with exposed seams, rivets or fasteners, ribs and batons. When used in
combination with the provisions of Subsection 070.150.060(c)(3)(a)(i)(5), the
metal, in its entirety, cannot exceed seventy percent (70%) of the elevation
to which it is applied.
6. Glass, when used as a curtain wall or when
designed to span multiple
floors.
iii. All sides of the building shall be
constructed using materials that are compatible with, or of equal or greater
quality as those used on elevations with customer entrances, facing public
rights-of-way, and/or parking fields.
iv. Building materials shall not create
excessive glare. If highly reflective building materials are proposed, the
Planning and Zoning Commission and/or City Council, as applicable
shall evaluate the potential for glare to determine whether or not the
glare would create a significant adverse impact on adjacent property owners,
the neighborhood or community in terms of vehicular safety, outdoor
activities, or enjoyment of views. If so, such material shall not be allowed.
b.
Roofing materials.
i.
Acceptable roofing material includes the following:
1.
Rubber membrane or EPDM (ethylene propylene diene monomer).
2.
Built up or modified bitumen roofing systems.
3.
Asphalt shingles.
4.
Metal, standing seam.
5. Clay
tile.
6.
Another material that meets the intent of this standard as
determined by the Planning and Zoning Commission and/or City Council, as
applicable.
ii.
Roofing materials shall not include corrugated metal panels.
c.
Building and roofing colors.
i.
Color and intensity of color proposed for all exterior building and roofing
materials, including exposed rooftop mechanical systems such as HVAC
equipment, roof vents, air handling/exchange units, and the like, shall be
subject to approval by the Planning and Zoning Commission and/or City Council,
as applicable.
ii.
Exterior building, roofing, and exposed rooftop mechanical equipment shall be
warm or dark earth-toned colors with low reflectivity.
iii. Exterior building and roofing colors shall
not include white, off-white, high-intensity primary colors, and/or
fluorescent colors. See also Subsection 070.150.060(c)(3)(d) below for
exceptions.
iv. Rooftop mechanical systems that are visible
from the public right-of-way, residential land uses, public parking areas, and
adjacent properties shall be screened from view as enumerated in Subsection
070.150.080(e).
d.
Exceptions and alternatives. Alternative materials may be proposed for use if
the overall building design and the use of the alternative materials
are of exemplary or outstanding design, whether or not the proposed
alternative materials are compatible with surrounding buildings. Such
alternatives shall be subject to approval by the Planning and Zoning
Commission and/or City Council, as applicable.
(Ad 16-08,
§ 2)
070.150.070
Parking, Loading and Vehicular Circulation
(a) Intent. To promote efficient traffic flow, to minimize the potential for
vehicular-pedestrian conflicts, and to mitigate any visual impacts parked
vehicles may have when observed from the public right-of-way and surrounding
properties. (Figure 14)
(b)
General guidelines.
(1) Locate parking behind and to the sides of
buildings, away from the public right-of-way.
(2) Design well-functioning, attractive parking
areas that safely serve vehicles, bicycles, and pedestrians.
(3) Share driveways and parking spaces with
neighboring uses, when practical.
(4) Provide driveways that are clearly visible
from the public right-of-way.
(5) Avoid providing parking that far exceeds
that which is required by Code.
(6) Locate handicapped accessible parking
spaces as close to the building entrance as practicable. Include convenient
curb cuts and sidewalks in order to minimize pedestrian and vehicle conflicts.
(c)
Parking lot location and design.
(1) Applicability. The standards contained in this Subsection (c) shall apply
to all non-residential land uses requiring or providing more than ten (10)
parking spaces.
a. Location.
i. Not more than thirty percent (30%) of the
total number of parking spaces provided shall be located between the building
face and the front property line. This includes automobiles that are located
in landscaped display areas.
ii. Parking shall not be
located within the focal point area. See Subsection 070.150.050(c)(3) for
focal point area standards.
iii. All or a portion of the required or
provided off-street parking may be located off-site as long as such parking
complies with 1 through and 5 below, as applicable:
1. The off-site parking shall be located not
more than four hundred (400) feet from the nearest public building entrance.
2. If the proposed development and the off-site
parking area are not in common ownership, the respective owners shall enter
into a binding agreement establishing use of the off-site parking area.
3. Off-site parking areas located adjacent to
arterial or collector streets shall provide a safe pedestrian crossing zone or
provide the Community Development Department with evidence that a safe
crossing zone exists between the off-site parking area and the building’s
public entrance.
4. The off-site parking area shall comply with
all other requirements contained within these Commercial Design Standards,
including Landscaping and Screening.
5. No residentially zoned property shall be
used for off-site non-residential parking.
b. Design.
i. The dimensions of parking
stalls and drive aisles shall comply with the provisions of Subsection
070.050.100(3), (4) and (5).
ii. Parking areas shall be
paved with an impervious surface such as concrete or asphalt unless otherwise
allowed by the Community Development Director. See exceptions in Subsection
070.150.070(c)(1)c. Permanent surfacing shall be installed prior to receiving
a certificate of occupancy. The Community Development Director may authorize
delaying construction of permanent surfacing for up to eight (8) months due to
the lateness of the construction season. In such case the applicant may apply
for a temporary certificate of occupancy. When the parking area has been
completed with approved surfacing the City can issue a final certificate of
occupancy.
iii. Parking spaces shall be
indicated by permanent striping and shall be sized according to requirements
contained in Article 070.050.
iv. Parking spaces shall
extend no more than eight (8) spaces before being interrupted by a landscaped
island. For specific landscaping requirements refer to Subsection
070.150.080(d).
v. Standard traffic control
signs and devices shall be used to direct traffic where necessary within a
parking lot as determined by the Community Development Director or City
Engineer.
vi. Refer to Subsection
070.150.050(d) for requirements regarding establishing pedestrian connections
within parking areas.
vii. Refer to Subsection
070.150.080(e) for landscaping screening requirements for parking lots that
are located in front yard setback areas, or that border a public right-of-way.
c. Exceptions. The Community Development Director and/or City Engineer may
allow the use of permeable pavement surfaces after reviewing and approving
drainage and/or soils reports from a licensed engineer supporting the use of
such pavement surfaces.
(d)
Access ways and entry driveways.
(1) Standards.
a. Location.
i. Driveways shall be located no closer than
fifteen (15) feet from a side lot line except when two adjacent parcels are
sharing a single common driveway. (Figure 15)
ii. In the case of a corner lot, driveways
shall be located no closer than fifty (50) feet from the intersection with the
street right-of-way line. Where the corner lot is less than seventy-five (75)
feet in width along the street frontage, the location of the curb cut shall be
determined by the City Engineer.
b. Design.
i. Driveways specifically designed for one-way traffic
shall be a minimum of ten (10) feet in width.
ii. Driveways specifically designed for two-way
traffic shall be between fifteen (15) feet and thirty-five (35) feet wide.
iii. All driveways greater than twenty-five
(25) feet wide shall provide the following:
1. A raised median that is not less than five (5) feet in
width and contained within a masonry, concrete or other nonporous curb that is
a minimum of six (6) inches in height (Figure 16); and
2. Not more than fifty percent (50%) of the
median’s surface may be non-living ground cover including, but not exclusive
of woody mulch, rock, and concrete; or
3. If in the determination of the Community
Development Director and/or Fire Department, providing a raised, landscaped
median is not possible or practical due to topography, lot configuration, fire
truck and/or delivery access, the requirements
under 1 through 2 above may be reduced or waived.
iv.
Where two adjacent parcels share a single common driveway, the width of the
driveway shall not exceed thirty-five (35) feet and shall comply with all
other provisions under this Section.
v. Driveway curb cuts shall be
separated by a raised curb. The length of curb separation depends upon the
amount of street frontage along the property line according to the
requirements in Subsection 070.050.100(1)(d).
vi. In the case of a corner
lot, driveways shall comply with sight triangle restrictions. Refer to
definitions as set forth in Section 070.150.040 for sight triangle
restrictions.
vii. Development adjacent to
State Highway 82 or US 6 and 24 may require an access permit from the Colorado
Department of Transportation.
(e)
Amount of off-street parking.
(1) Standards.
a. Off-street parking spaces shall be provided
in a number according to Article 070.050 of the Municipal Code.
b. Up to twenty percent (20%) of the total
number of the required off-street parking spaces may be used for compact
parking. Refer to Subsection 070.050.100(4) of the Municipal Code for the
minimum dimensions of a compact vehicle parking space.
c. The City of Glenwood Springs strongly discourages developers from providing
parking over the required minimum. However, should situations arise where the
provision of additional parking is unavoidable, the following process shall be
observed (Table 1):
Table 1
|
Percentage of
parking over required minimum |
Approving
entity |
Approval
process |
Required
documentation |
|
0-10%
|
Community
Development Director
|
None |
None |
|
11-20% |
Community
Development Director
|
Administrative
Review. Appeals of administrative action shall be carried out following
70.010.050 of the Municipal Code.
|
The developer
shall provide:
1. A letter
addressed to the Community Development Director, describing the basis for
parking needs over the required minimum. |
|
21%- 30% |
Community
Development Director
|
Administrative
Review. Appeals of administrative action shall be carried out following
070.010.050 of the Municipal Code. |
The developer
shall provide:
1. A letter
addressed to the Community Development Director describing the basis for
parking needs over the required minimum;
2. A written
analysis from a licensed traffic engineer. The analysis shall be based
upon widely used industry standards such as, but not exclusive of, the
Institute of Transportation Engineers; Urban Land Institute; International
Council of Shopping Centers; or the American Planning Association.
|
|
31% or more |
Planning and
Zoning Commission |
Public hearing
following the design variance process as set forth in Subsection
070.150.020(e). |
The developer
shall provide:
1. Written
justification describing the basis for parking needs over the required
minimum;
2. A written
analysis from a licensed traffic engineer. The analysis shall be based
upon widely used industry standards such as, but not exclusive of, the
Institute of Transportation Engineers; Urban Land Institute; International
Council of Shopping Centers; American Planning Association; and
3. Written
justification for request based on the design variance criteria set forth
in Subsection 070.150.020(e).
|
(f)
Accessible parking.
Accessible parking spaces shall be provided according to Subsection
070.050.100(9).
(g)
Parking lot landscaping.
Refer to Section 070.150.080.
(1) Intent. Provide for the efficient on-site
transfer and distribution of goods in such a manner that minimizes impacts to
neighboring parcels and that is integrated into the overall design of the
development parcel. (Figure 17)
(2) Guidelines.
a. Conduct all loading and unloading at the
side and rear of each lot as much as practicable.
b. Design loading areas, docks, service areas
and accessways such that they do not interfere with customer parking areas, as
much as possible.
c. Separate parking lots and loading service
areas through the use of landscaping treatments where lot sizes allow.
(3) Standards.
a. Loading areas, docks, service areas shall be
provided according to Subsection 070.050.100(5) of this Code.
b.. Where loading/unloading areas are located
in a required front yard setback, a landscape buffer shall be provided between
the loading area and the public right-of-way. See screening requirements in
Subsection 070.150.080(e).
(i)
Bicycle
parking.
(1) Intent. To provide bicycle parking that is secure, conveniently located,
and integrated into the overall design of the development parcel. (Figure 18)
(Figure 18) Showing a typical bicycle rack design.
(2) Guidelines.
b. Locate bicycle parking such that it is highly visible in order to
discourage theft or vandalism.
(3) Standards.
a. Amount. All development subject to these
standards shall provide bicycle parking in an amount based on the number of
vehicle parking spaces as provided in table 2 below. The number of bicycle
parking spaces is calculated based on the number of automobile spaces provided
not the number required. Where fractional number results the number of
bicycle parking spaces shall be rounded to the next highest whole number. See
also exceptions in Subsection 070.150.070(i)(3)(d) below.
Table 2:
|
Amount of Vehicle Parking |
Amount of Required Bicycle Parking |
|
Up to 50 vehicle spaces |
3 spaces |
|
51-100 vehicle spaces |
4 spaces |
|
101- 150 vehicle spaces |
5 spaces |
|
Greater than 150 vehicle spaces |
Five (5) bicycle spaces; plus one (1)
bicycle space per each fifty (50) vehicle spaces thereafter. |
i.
The Community Development Director may recommend
additional bicycle racks for uses that generate significant bicycle traffic.
b. Location. Distribute bicycle parking for
both long and short-term users. The distribution shall be based on the number
of employees, the number of customers and the particular needs of each
development.
i. Locate bicycle parking as follows:
1. Short term parking: Generally intended for
use by customers, locate bicycle parking within fifty (50) feet of the primary
building entrance where customers, shoppers and other visitors are expected to
park for two (2) hours or less.
2. Long term parking: Generally intended for
use by employees, long term bicycle parking shall be located on site, in a
well-lighted area, and should be within view of employee offices and/or
building entrances.
ii. Where there is more than one (1)
building on-site or more than one (1) primary public building entrance,
distribute bicycle parking to serve all buildings and/or primary public
entrances.
iii. No bicycle
parking area shall be used for the display of goods or for required snow
storage.
c. Design.
i. Bicycles shall be parked in one (1) or more
standard bicycle racks that are effective for bicycle storage as well as
compatible with the overall design of the site.
ii. Bicycle racks must be permanently anchored
to a hard surface.
iii. Provide an access aisle that is at least
five (5) feet in width behind all bicycle parking spaces and that is clear of
all obstructions.
d. Exceptions. Automobile dealerships shall
provide bicycle parking at a rate based on the amount of customer, employee
and/or service automobile parking spaces provided. The amount of vehicular
parking spaces used solely for display, storage, and inventory shall be exempt
from these calculations. Customer, employee and/or service automobile parking
spaces shall be clearly identified on the site plan.
(j)
Shopping cart return areas.
(1) Standards. Businesses that utilize shopping carts or other similar
apparatus shall provide at least one (1) cart storage structure for every
thirty (30) automobile parking spaces.
a. Location.
i. Clearly identify shopping cart storage areas
on the development site plan and/or parking plan.
ii. Shopping cart storage structures must be
located within customer parking areas.
iii. Shopping cart storage structures must not
impede drainage or circulation across the development site.
b. Design.
i. Securely affix the structure to a hard
surface.
ii. Integrate shopping cart structures into
overall parking lot landscaping plans. (Figure 19).
iii. Use landscaped islands to screen shopping
cart return structures.
(k)
Parking reduction incentives and alternative design options.
(1) Shared parking. Cumulative parking requirements for mixed use or shared
facilities may be reduced where it can be determined that the peak
requirements of the several occupancies occur at different times (either daily
or seasonally). Prepare a parking demand study that estimates the parking
demand for all uses that are to be included in the shared parking system.
(3) Public transit routes.
a. For a development that is located within
seven hundred fifty (750) feet of an active transit stop, receive a twenty
percent (20%) reduction in the minimum number of required parking spaces.
b. For a development that is located on an
active bus route, a twenty percent (20%) reduction in the required parking may
be available for creating a new bus stop, should the City’s Community
Development Director, the City Engineer, or designee determine that such a bus
stop is warranted; or for improving an existing bus stop. Improvements
include bus pull out, or addition of a bench, trash receptacle, and/or bus
shelter per City standards.
(4) On-street parking.
a. Where development is adjacent to existing
on-street parking, the curbside parking spaces may be counted towards required
off-street parking on a one-for-one basis. The on-street parking shall be
available for general public use, whether or not the user of the on-street
parking is a customer of the adjacent development. In no case shall the
on-street parking space(s) be signed for anything but general public use. In
the event that the on-street spaces are eliminated due to road widening or
other public project, the development may be required to provide replacement
parking spaces.
b. When a development creates an on-street
parking space by eliminating a curb cut and constructing a curb along a public
right-of-way, where on-street parking is permitted, the newly created
on-street parking may be counted towards required off-street parking on a
one-for-one basis. The on-street parking shall be available for general
public use, whether or not the user of the on-street parking is a customer of
the adjacent development. In no case shall on-street parking space(s) be
signed for anything but public use.
(5) Tandem parking. Office uses with ten (10)
or fewer required parking spaces, may utilize tandem parking for employees
and/or business vehicles when lot configuration and topography allow. In no
case shall customer parking be in a tandem configuration
(6) Use of parking facilities in residential
zoning districts. Nothing contained in these standards shall be construed to
allow residentially zoned property to be used for any off-street
non-residential parking purpose.
(7) Compact vehicle parking.
a. Up to twenty percent (20%) of the total
number of the required off-street parking spaces maybe used for compact car
parking.
b. All parallel compact car spaces shall be a
minimum of twenty-two (22) feet in length and eight (8) feet wide.
(Ad 16-08,
§ 2)
070.150.080 Landscaping and
Screening.
(a) Intent. The intent of
this section is to enhance the visual appeal of new development and to protect
and preserve the natural beauty of Glenwood Springs. Landscaping improves air
quality, complements the appearance of buildings, buffers potentially
incompatible neighboring land uses, mitigates the environmental and visual
impacts of surface parking areas, and conserves residential and
commercial property values. (Figure 20)
(b) General guidelines.
(1) Plan landscaping treatments as part of the
overall development design to emphasize building design elements, to frame
buildings, and to provide definition to areas such as property entrances,
pedestrian walkways, drive aisles and building entrances.
(2) Limit to the greatest extent possible the
amount of over-site grading and the amount of land area devoted to impervious
surfaces in order to preserve existing native vegetation and natural
landforms.
(3) Plant trees, shrubs and ground cover as
soon possible after completing grading and construction activities.
(4) Select tree species that will provide shade
to parking areas during the summer and allow solar access for snowmelt during
the winter.
(5) Incorporate water conservation into all
aspects of the design including species selection and plant location and
groupings based on irrigation needs.
(6) Select native species that have a proven
ability to withstand drought and that adapt well to the urban environment.
(7) Maintain landscaped areas free of weeds,
litter and other debris to preserve a neat and attractive appearance.
(8) Replace dead or diseased plants.
(9) Provide irrigation to all landscaped
areas.
(c)
Plant selection and landscape area treatment.
a. Deciduous trees.
i. Each deciduous tree planted in accordance
with these standards shall have a minimum caliper of two and one-half (2
½)-inches, unless otherwise indicated in this Section.
ii. A grouping of trees whose collective
caliper adds up to the required minimum does not meet the intent of these
landscaping requirements. Each tree, whether in a group or standing
individually, must meet the minimum required caliper size.
b. Evergreen trees.
i. Evergreen trees planted in accordance with
these standards shall be a minimum height of six (6) feet, unless otherwise
indicated in this Section.
ii. Evergreen trees shall be limited to a total
of fifty percent (50%) of the total amount of trees required in accordance
with these standards.
iii. At least ten percent (10%) of the
evergreen trees provided shall have a minimum height of ten (10) feet.
c. Shrubs.
i. Shrubs planted in accordance with these
standards shall be a minimum of five (5) gallons in size.
ii. Shrubs shall grow to a minimum height of
one (1) foot at maturity. See also iii below.
iii. Shrubs planted to meet the screening
requirements enumerated in Subsection 070.150.080(e), shall grow to a minimum
height of four (4) feet at maturity.
d. Perennial plants. Perennials, including
grasses, vines and ground covers planted in accordance with these standards
shall be a minimum of one (1) gallon in size.
e. Location.
i. All plantings within a sight triangle shall
comply with height restrictions as defined in Section 070.150.040.
ii. Protect landscaping from overhanging
vehicles. Although not a requirement, the City recommends that trees be
planted at least four (4) feet away from overhanging vehicles. (Figure 21)
f. Existing vegetation.
i. The development may receive credit for
existing trees provided that all of the following criteria are met:
1. The trees are each a minimum of four (4)
inch caliper.
2. Any grading, digging and/or site preparation
activities shall not be permitted within the drip line of the trees intended
for preservation.
3. Trees intended for preservation must be
shown on the landscape plan with caliper size and drip line noted.
ii. The number of trees preserved can be
credited toward the total number of trees required for the development to meet
the landscaping requirements of this Section. Credit shall be applied on a
one-for-one basis.
iii. The Community Development Director, Park
and Recreation Director, or designee shall determine whether or not credit
shall be granted for existing trees. The developer may be required to provide
a written opinion from a qualified arborist.
iv. Tree species that are not acceptable to
receive credit under this standard include, but are not exclusive of Siberian
and Chinese Elm, Russian Olive, Salt Cedar (Tamarix), and other species
that are listed on the Garfield County Vegetation Management Department’s most
current noxious weed list.
g.
Artificial plants. In no case shall artificial trees, shrubs, turf, or plants
be used to satisfy these requirements.
(d)
Location and landscape area requirements.
(1) Use and applicability. All development
subject to these standards shall comply with the landscaping requirements
contained in Subsections 070.150.080(d)(2) through (6) below, unless
specifically exempted. (Figure 22)
(2) Standards: Public
right-of-way landscaping.
a. Amount. Trees shall be
planted at a rate of one (1) tree per fifty (50) lineal feet of lot frontage.
Where fractional numbers result, the next highest whole number of trees shall
be provided.
b. Location. Street trees
shall be planted in accordance with Subsection 070.030.080(e) of the Code and
spaced thirty (30) feet apart, as measured from the center of each tree trunk,
or alternative spacing as approved by the Community Development Director.
Where no planting strip is present or where utilities prevent trees from being
planted in the designated planting strip, trees may be planted on the
development parcel, in an area ranging from three (3) to seven (7) feet behind
the property line nearest to the public right-of-way. (Figure 23)
c. Design and plant
characteristics.
i. Trees planted along the
public sidewalk and/or within the public right-of-way shall be selected from
the City’s approved street tree list. The City’s Community Development
Director and/or Parks and Recreation Director may consider other species
provided that the proposed species have similar growing characteristics as
City-approved trees.
ii. Where overhead utility lines are present,
select a variety of tree that, at maturity, grows no higher than the lowest
utility line.
iii. Not more than forty
percent (40%) of the vegetated planting strip may be hard surfaced, including
driveways and sidewalks. The remaining sixty percent (60 %) of the vegetated
planting strip must include a combination of at least three (3) of the
following:
1. Trees;
2. Shrubs;
3. Grasses, including
ornamental and/or turf; or
4. Annuals and/or perennials.
iv. Acceptable hard surfaced
materials within the vegetated planting strip, excluding driveways, include
concrete, brick, and/or composite pavers, stone or rock type mulch.
(3) Standards: Development
parcel landscaping.
a. Amount.
i. A minimum of twenty percent
(20%) of the total area of the development parcel shall consist of landscaped
areas. Landscaped areas include all areas within the private development
parcel or parcels that are not covered by buildings or structures, paving, or
impervious surfaces, unless otherwise provided for in this Section.
ii. A minimum of one (1) tree
shall be planted for every two thousand five-hundred (2,500) square feet of
total lot area. Where fractional number results, the number of trees required
shall be rounded to the next highest whole number. This requirement is
exclusive of tree planning requirements within surface parking areas. See
Subsection 070.150.080(d)(4) for additional tree planting requirements within
parking areas.
iii. A minimum of one (1)
shrub shall be planted for every one thousand (1,000) square feet of total lot
area. Where fractional number results, the number of trees required shall be
rounded to the next highest whole number.
iv. A minimum of one (1)
perennial shall be planted for every five-hundred (500) square feet of total
lot area. Where fractional number results, the number of trees required shall
be rounded to the next highest whole number.
b. Location.
i. The required trees, shrubs
and perennials at minimum shall be planted in required setbacks, parking
areas, and along building foundations.
ii. When planted in required
setback areas or along building foundations, trees may be uniformly spaced or
placed in irregular groupings.
c. Design and plant
characteristics.
i. To provide year-round
interest, at least twenty percent (20%) of the required shrubs shall be one
(1) or more species of evergreen.
ii. Although it is not
required, large lot developments are encouraged to plant evergreen trees to
provide year-round color and visual interest. See height requirements in
Subsection 070.150.080(c)(1)(b).
(4) Standards: Parking lot landscaping.
a. Intent. In order to shade parking areas and
to mitigate potential environmental and visual impacts of surface parking
areas, including vehicle sales or lease lots, all developments subject to
these Commercial Design Standards shall provide landscaped and terminus
islands within and at the ends of parking rows and blocks.
b. Landscaped islands.
i. Amount.
1. Landscaped islands shall be provided within
parking blocks at a rate of one (1) island per eight (8) parking spaces. No
row, block or grouping of parking spaces can extend more than eight (8) cars
without providing a landscaped island. Where fractional number results, the
total number of required trees shall be rounded to the next highest whole
number. (Figure 24)
2. See Exceptions, exemptions and alternative
designs in Subsection 070.150.080(d)(4)(f) below.
ii. Design and landscaping characteristics.
1.
Landscaped islands shall be raised and contained within a masonry,
concrete or other nonporous curb that is a minimum of six (6) inches in
height. (Figure 25)
2. Each island shall be a minimum of
six (6) feet in width, and generally the
length of a standard-sized parking space, and shall contain a minimum of one
(1) tree, and low growing ground cover of sufficient spread to cover a minimum
of fifty percent (50%) of the island’s surface area within one (1) year of
planting.
3. Where parking spaces are double loaded, each
island shall be a minimum of nine (9) feet in width and generally the length
and width of two, back-to-back or nose-to-nose standard-sized parking stalls,
whichever the configuration may be, and contain a minimum of two (2) trees,
and low growing ground cover of sufficient spread to cover a minimum of fifty
percent (50%) of the island’s surface area within one (1) year of planting.
4. A maximum of fifty percent (50%) of the
landscaped island may be non-living ground cover including, but not exclusive
of, woody mulch, rock, and concrete.
5. In no case shall parking spaces extend more
than eight (8) spaces before being interrupted by a landscaped island.
6. See Exceptions, exemptions and alternative
designs in Subsection 070.150.080(d)(4)(f) below.
c. Terminus islands.
i. Amount.
1. A minimum of fifty percent (50%) of each
parking block, row or group shall terminate in a landscaped island. (Figure
26) Where fractional number results, the total number of required trees shall
be rounded to the next highest whole number. See also Exceptions, exemptions
and alternative designs in Subsection 070.150.080(d)(4)(f) below.
ii. Location.
1. In order to minimize the amount of un-shaded
areas, evenly distribute the required terminus islands throughout parking
lots, as much as possible.
iii. Design.
1.
Terminus islands may be of any configuration but generally shall be no less
than ninety (90) square
feet for single loaded parking spaces or one hundred eighty (180) square feet
for double loaded parking spaces.
d. Setback areas.
i. Where parking areas, including vehicle sales
or lease lots, and/or drive aisles are located in front yard setback areas, or
border public rights-of-way, a landscaped buffer shall be provided according
to screening requirements enumerated in Subsection 070.150.080(e).
e. Tree characteristics.
i. A minimum of seventy-five percent (75%) of
the trees selected for planting within parking lot landscaped islands shall be
one (1) or more variety of trees having a wide spreading growth habit and that
reach a mature height of at least thirty (30)
feet. The intent is to shade parking areas. (Figure 27)
ii. Prohibited tree species. The following
trees shall not be used within parking lot landscaped islands:
1. Cottonwood, all varieties.
2. Trees appearing on the latest edition of the
Garfield County Vegetation Management Department’s Noxious Weed list.
3. Siberian or Chinese elm (Ulmus pumila).
4. Deciduous tree species with columnar growth
habits such as the Lombardy Poplar (Populus nigra ‘Italica’) (Figure
28).
5. Another tree species that does not have the
ability to shade broad areas like trees with widely branching growth habits,
as determined by the Planning and Zoning Commission and/or City Council, as
applicable.
f. Exceptions, exemptions and alternative
designs.
i. Where geography or lot configuration does
not allow parking spaces to be placed in parking blocks, rows, and/or groups
the Planning and Zoning Commission and/or City Council, as applicable, may
grant a design variance to allow an alternative design that meets the intent
of this standard, or may waive or reduce the amount, size and/or location of
landscaped and/or terminus islands.
ii. In cases where parking blocks, rows or
groups border the perimeter of the development parcel the
Planning and Zoning Commission and/or City Council, as applicable, may allow
an exemption from the
required terminus islands in Subsection 070.150.080(d)(4)(c) above.
(5) Standards: Building foundation landscaping.
a. Location. Building elevations that contain
one (1) or more primary customer entrance, or that front onto a public
right-of-way, and/or surface parking lots, shall include foundation
landscaping along at least fifty percent (50%) of such elevation.
b. Design and planting characteristics.
i. To frame buildings and add visual interest
at customer entrances, foundation plantings shall at minimum include trees,
shrubs and perennial plantings and shall include a variety of species to
provide year-round
visual interest.
ii. For buildings constructed on
hydrocompactive soils see also Subsection 070.150.080(i).
ii. Design and materials.
1. Refuse container enclosures shall be of
sufficient height to screen containers and shall be visually compatible with
materials used on the primary building. In no case shall enclosures consist of
chain link with or without lath, metal or plastic woven through the links; and
corrugated metal. (Figure 29 and 30)
2. Refuse containers shall comply with the
provisions set forth in Article 100.010 of the Municipal Code.
(1) Standards. No plantings
or other visual obstructions over forty-two (42) inches in height shall be
placed within the sight triangle area.
(i) Installation,
alternative compliance and exceptions.
(2) Alternative compliance. For developments with
severely hydrocompactive soils, especially those present around building
foundations, the Planning and Zoning Commission and/or City Council may
approve landscaping and related irrigation design alternatives that meet the
overall intent of this subsection but that address the special characteristics
of these soil types. The Community Development Director may require a
statement from a licensed geotechnical engineer that specifically addresses
the hydrocompactive soil issue as it relates to compliance with the
requirements in this Subsection in order for the City to consider an
alternative landscaping design.
(3) Exceptions. If landscape improvements are
required due to an expansion in floor area of an existing building, the
Planning and Zoning Commission and/or City Council may waive certain
requirements of this Subsection if the cost to improve the landscape area
exceeds fifty percent (50%) of the total expansion cost. This waiver may only
be granted if the applicant provides the Community Development Department with
an itemization of costs and materials necessary to meet the requirements of
this Subsection. Said itemization shall be generated from a qualified
landscape architect, or a local/regional landscaping nursery or a garden
center. An itemization of the building expansion costs, as calculated by a
licensed contractor, engineer or architect shall also be provided.
(Ad 16-08,
§ 2)
070.150.090 Fences and
Retaining Walls.
(b) General
guidelines.
(1) Construct fences and retaining walls of high quality materials such as
natural stone, decorative blocks, brick, treated wood and wrought iron.
(2) Provide landscaping adjacent to fences and
walls to visually soften the structure.
(3) Construct fences to screen outdoor display
areas and the like from view of neighboring properties, the public
right-of-way, sidewalks and trails.
(4) Utilize fences as site amenities to
highlight or to add definition to landscaping and other areas of visual
interest.
(5) Use retaining walls to reduce slopes and to
provide terraces or pockets for landscaping and re-vegetation.
(6) Design retaining walls such that they
conform to existing contours or hillside undulations found on the development
parcel.
(7) Design retaining walls such that they do
not adversely impact drainage patterns.
(8) Consider how height and placement of
fencing and walls affects the ability of wildlife to move through the
development parcel.
(c) Fences.
i. Fences designed to provide screening as
required in Subsection 070.150.080(e), shall conform to the following:
1. Be of sufficient opacity to screen the
subject from view of neighboring property and/or the public right-of-way.
2. Be not less than three-and-one-half (3½)
feet nor more than six (6) feet in height.
ii. Fences, not provided for in (c)(1)(a)(i)
above, and that are constructed within the front yard setback, along corner
side lot lines or are adjacent to a public right-of-way, shall be at least
sixty percent (60%) transparent.
iii. Fences constructed in a front yard setback
shall be no more than four (4) feet in height
iv. Fencing shall conform to maximum height
requirements when located within a sight triangle, as defined in Section
070.150.040.
b. Materials and color.
i. Fencing material shall be compatible with
the overall site design, the primary building, and landscaping.
Acceptable materials include but are not exclusive of the following:
1. Natural stone
2. Brick
3. Stucco
4. Wood
5. Decorative concrete block
6. Metal, as in wrought iron
ii. Fences shall not be constructed of the
following materials:
1. Chain link fencing, with or without slats
woven though the links, when located in the front yard or in a side yard that
is adjacent to a public right-of-way, see exceptions in Subsection
070.150.090(c)(1)(c).
2. Corrugated or ribbed metal
3. Corrugated plastic
4. Plastic and vinyl
5. Barbed wire, see exceptions in Subsection
070.150.090(c)(1)(c) below.
iii. Fencing shall be low reflective, and
earth-toned in color.
iv. Fences constructed of metal, wrought iron
or similar material may be black.
v. In no case shall fencing be white, off-white
or other light-toned color, as determined by the Planning and Zoning
Commission and/or City Council, as applicable.
c. Exceptions.
i. If due to reasons of security, topographic
considerations, natural or man made geographic features, lot configuration, or
other unique or unusual circumstances, the Planning and Zoning Commission
and/or City Council may grant a design variance
from the requirements contained in Subsection 070.150.090(c) following
criteria set forth in Subsection 070.150.020(e). However in no case shall
chain link fencing include slats woven through the links.
(d) Retaining walls.
(1) Standards.
a. Location and design.
i. Retaining walls shall not
exceed six (6) feet in height, as measured from natural grade to the top of
the wall, except as provided for in Subsection 070.150.090(d)(1)(c).
Retaining walls that are over four (4) feet in height shall be designed by a
state of Colorado licensed structural engineer.
ii. Retaining walls that are
over thirty (30) feet in length shall incorporate all of the following
elements in order to minimize the overall mass: (Figure 34)
1. Recessions and/or
projections that have a minimum wall plane change of twenty-four (24) inches
and have the effect of casting shadows.
2. Landscaping at a minimum
shall include trees, shrubs and perennials and be of sufficient quantity to
add visual interest and to minimize the impact of the structure as viewed from
neighboring properties or the public right-of-way. See exceptions in
Subsection 070.150.090(d)(1)(c).
iii. Retaining walls shall be
designed such that the structure conforms to the existing natural terrain.
iv. Retaining walls shall not
impede sight triangles, as defined in Section 070.150.040.
b. Materials and color.
i. Retaining walls shall be
compatible with the overall site design, the primary building, and landscaping
and shall coordinate with rock formations or exposed soil from surrounding
hillsides.
ii. Retaining walls shall be
constructed of the following materials:
1. Natural stone; or
2. Concrete keystone blocks
with integral earth-toned color; or
3. Another material that meets
the intent of this standard as determined by the Planning and Zoning
Commission and/or City Council, as applicable.
iii. When located adjacent to
a public right-of-way or when visible from adjacent commercial or residential
land uses, retaining walls shall not be constructed using the following
materials:
1. Railroad ties.
2. Gabion-type systems (Figure
35).
3. Treated timber.
4. See also exceptions in
Subsection 070.150.090(d)(1)(c)(iii).
c. Exceptions.
i. When in the determination
of a licensed engineer, a retaining structure greater than six (6) feet in
height is warranted, the wall structure shall be terraced and conform to the
following standards:
1. Each terraced wall section
is no more than six (6) feet in height. Individual retaining walls that
are over four (4) feet in height will require that they be designed by a state
licensed structural engineer;
2. The overall retaining
structure shall consist of not more than three (3) tiers;
3. There shall be a minimum
six (6) foot wide landscaped area between each tier and the landscape area
shall not exceed a two-to-one (2:1) slope, except as provided for in (c)(ii)
below; (Figure 36)
4. Each terrace shall be
landscaped with trees, shrubs, perennials and ground covers of sufficient
amount as determined by the Community Development Director so as to reduce the
overall mass or the visual impact the retaining structure may have on
neighboring properties and public rights-of-way;
5. Access points, such as
stairs, shall be incorporated into the retaining wall for the purposes of
maintaining landscaping.
ii. The provision for
landscaping in Subsections 070.150.090(d)(1)(a)(ii) and 070.150.090(d)(1)(c)(i)(3)
may be partially or entirely waived by the Planning and Zoning Commission
and/or City Council
if it is determined that
landscaping is not necessary or practical due to topography or soil
conditions, drainage, existing character of the development parcel, the nature
of surrounding development, location of the retaining wall, or other
exceptional site considerations.
iii. The types of retaining
wall materials not allowed in Subsection 070.150.090(d)(1)(b)(iii) may be
allowed if, in the determination of the Planning and Zoning Commission and/or
City Council, there are certain features such as, but not exclusive of rivers
and hillsides, that serve to separate adjacent land uses and that screens
views of the retaining wall.
(Ad 16-08,
§ 2)
070.150.100 Snow Storage.
All non-residential development shall
comply with snow storage requirements enumerated in Subsection 070.050.100(18)
of the Municipal Code.
(Ad 16-08,
§ 2)
(Ad 16-08,
§ 2)
All non-residential
development shall comply with the requirements of Article 070.060 of the
Municipal Code.
(Ad 16-08,
§ 2)
