Chapter 15.43 GENERAL SITE AND DESIGN REQUIREMENTS
15.43.010 Applicability and purpose.
15.43.040 Pedestrian and bicycle access.
15.43.070 Climatic considerations.
15.43.080 Exterior building design.
15.43.110 Utilities and mechanical equipment.
15.43.120 Trash and recycling facilities.
15.43.130 Loading docks and service areas.
15.43.160 Drainage ways and stormwater facilities.
15.43.010 Applicability and purpose.
A. Applicability. This Chapter shall apply to all development in the City with the exception of single-family homes.
B. Purpose. The intent of this Chapter is to encourage the creation of safe, adequate, and attractive facilities and to minimize views of unattractive uses or activities through use of good design principles and the establishment of minimum requirements. The standards in this Chapter have been conceived to both enhance the compatibility of dissimilar uses and enhance property values.(Ord. 2005-14)
A. Objectives. All development applications shall be designed to accomplish the following objectives, to the greatest extent practicable:
1. Minimize adverse impacts on adjacent uses;
2. Minimize disruption to the existing terrain, vegetation, or other natural site features;
3. Improve pedestrian, bicycle, and vehicular circulation within and across the site;
4. Minimize adverse impacts on views to the mountains and to Cherry Creek Reservoir;
5. Reduce the visual impact of parking areas, screened storage areas and similar accessory areas and structures;
6. Design buildings that are attractive and compatible with surrounding development in terms of forms, colors, materials, and texture; and
7. Provide for more identifiable and functional open space and landscaping.
B. Design elements. The following design elements are encouraged:
1. Public or private outdoor gathering areas;
2. Useable public spaces;
3. Interesting streetscapes;
4. Pedestrian ways to civic uses and amenities;
5. Public art and public plazas; and
6. Inviting street level retail storefronts that are oriented toward pedestrians and provide visually interesting forms or displays for the pedestrian. (Ord 2005-14)
Appropriate vehicular access shall be provided into and across the site as specified in Chapters 15.44 (Parking and Loading) and 15.50 (Access, Approaches, Driveways and Curb Cuts) and shall include the following:
1. Provisions for reducing the number of access points onto an arterial or collector street and consolidating access points with abutting properties through access management techniques, such as joint and cross access easements or other negotiated means;
2. Entrance drives which are readily recognizable to the first time visitor;
3. Entrance drives of a sufficient length and designed so that vehicles entering the property do not block traffic on the public street;
4. Adequate emergency vehicle access to the building; and
5. Reduction of potential points of conflict between service vehicles, private automobiles, bicycles, and pedestrians within the site by distinguishing these areas through changes in paving patterns, landscape design, and signage. (Ord 2005-14)
15.43.040 Pedestrian and bicycle access.
Appropriate pedestrian and bicycle access shall be provided into and across the site, incorporating the following elements to the greatest extent practicable:
1. Detached sidewalks along the street frontages;
2. Connecting walkways across the development to walkways on abutting properties;
3. Sidewalk or trail connections consistent with the City's Parks, Trails and Open Space Master Plan;
4. Sidewalk connections between the street and parking areas, between parking areas and the buildings, and between the street and the buildings;
5. Sidewalk connections between buildings and from buildings to plazas and open spaces areas;
6. Curb cuts and access ramps;
7. Bus shelters and benches adjacent to transit stops;
8. Connections to transit stations; and
9. Benches and other amenities to encourage the creation of activity areas. (Ord. 2005-14)
The City encourages building design and orientation that considers and respects views from other properties of the mountains and of Cherry Creek Reservoir. (Ord. 2005-14)
To the greatest extent practicable, all development shall conform to the existing topography, including:
1. Proper transitions to the adjacent sites and perimeter roadways;
2. Preservation of natural features; and
3. The use of site contouring to provide for screening or buffering and visual interest. (Ord. 2005-14)
15.43.070 Climatic considerations.
A. Areas of sufficient size and convenience for snow storage shall be provided on site. Pushing snow into public rights-of-way or landscape areas is not permitted.
B. Roofs shall be designed to prevent snow shedding onto entryways and pedestrian ways, to the greatest extent practicable.
C. Public spaces, pathways, and entryways shall not be located on the north (shadow) side of a building, if possible. (Ord 2005-14)
15.43.080 Exterior building design.
A. Materials. The City encourages the use of exterior building materials that are compatible with the surrounding area, such as:
1. Office buildings: architecturally treated pre-cast concrete, brick, stone, granite, marble, ceramic tile, architectural metals or non-reflective glass. Except for artwork, highly reflective building materials are discouraged, including stainless steel and polished metals.
2. Retail buildings: brick, masonry, stucco, architectural metals and non-reflective glass.
B. Additional elements. The City encourages the use of the following additional architectural components on the exterior of buildings:
1. Decorative architectural treatments, including brick or stone on a portion or all of the façade, fenestrations, decorative trim and column treatments.
2. Surface coatings with low reflective characteristics and earth tone colors.
3. Consistent architectural design for all façades of the building (360 degree architecture).
C. Neon. The use of neon is generally discouraged, but if it is appropriate given the nature of the surrounding area, it may be used in a limited fashion to subtly reinforce architectural themes and designs. (Ord. 2005-14)
A. Location. Parking structures shall be located away from street frontages, unless the structure incorporates an exterior building with retail, office or residential uses.
B. Design.
1. Parking structures shall be architecturally compatible with and shall utilize the same material finish as the other buildings on the property.
2. Openings for parking structure facades shall be designed and constructed in accordance with all applicable building codes.
3. Exterior ramps shall not appear to be tilted.
4. Full enclosure of any level of a parking structure may be permitted only if all applicable building code requirements are met.
C. Pedestrian considerations. The overall mass of a parking structure shall be designed on a pedestrian scale by:
1. Fragmenting exterior walls to create the appearance of multiple structures;
2. Manipulating the land form;
3. Placing wall texture at eye-level; and
4. Clustering small scale elements such as planter walls and entry features around entry points for people and vehicles.
D. Screening.
1. Mature landscaping shall be required to provide year round concealment of forty percent (40%) of the structure façades from residential or street views.
2. The bottom thirty-six inches (36") of the first floor façade shall be screened from residential and street views architecturally or with landscaping. (Ord. 2005-14)
A. Rooftop equipment. All rooftop mechanical, communication, and similar devices shall be screened from view of adjacent properties and streets. Screening shall be so designed as to be an integral part of the building. The screening material shall match the building's material and color or be another material or color that is compatible with the building exterior. Any new or replacement rooftop equipment shall be screened in addition to all equipment on the roof that is not already screened.
B. Penthouse enclosures. Rooftop mechanical units may be located in a penthouse enclosure. The penthouse enclosure shall be architecturally compatible and predominantly of the same material as the building.
C. Commercial mobile radio service antennae facilities and related communication equipment. All rooftop antennae, communication or electronic antennae and equipment shall be screened from public view in accordance with Chapter 15.72.
D. Vents and vent pipes. All vents and vent pipes located on the roof shall be painted to match the roof color or the color of the equipment screening enclosure, as determined appropriate by the City Manager or designee. (Ord. 2005-14)
15.43.110 Utilities and mechanical equipment.
A. Ground-mounted utilities. Ground-mounted utilities, including but not limited to backflow devices, generators, electrical transformers, telephone boxes, traffic control cabinets, gas valves, utility cabinets, vaults, and similar structures or apparatus shall be located in a utility easement, placed underground when feasible, painted an earth tone color, and screened by vegetation from view of adjacent streets or property.
B. Ground-mounted mechanical equipment. Small air conditioning units shall be screened with landscaping. All other mechanical units shall be in an enclosure of sufficient height to screen the units. The enclosure shall be constructed to match the building design, materials, and colors. The exterior of the enclosure shall be softened with landscape plantings as described in Section 15.45.050.
C. Wall-mounted utilities and equipment. Meters, panels and other similar appurtenances shall be painted to match the building color. Wall-mounted mechanical equipment shall be screened from view of adjacent street or property architecturally or with landscape plantings. (Ord. 2005-14)
15.43.120 Trash and recycling facilities.
A. External trash storage and recycling bins shall be located in an enclosure of sufficient height to conceal dumpsters, bins, or compactors.
B. Enclosures shall be constructed to match the building design, materials, and colors. The gates to the enclosure shall be decorative and coordinate with the enclosure materials and colors. To enhance security, the gates may include narrow gaps allowing individuals to see into the enclosure.
C. The exterior of enclosure shall be softened with landscape plantings as described in Section 15.45.050. (Ord. 2005-14)
15.43.130 Loading docks and service areas.
Loading docks and service areas shall be screened from adjacent streets and properties with landscape and building elements. Such screening shall be established on all sides, except where an opening is required for access. If access is possible only on a side that is visible from a public street, a removable or operable screen shall be provided. (Ord. 2005-14)
Bicycle lockers shall either be enhanced with an architectural design treatment or be screened from street view with a decorative wall of landscaping. (Ord. 2005-14)
A. Materials. Permanent fencing or walls used to separate properties or as a landscape accent shall be constructed of high quality materials, such as:
1. Decorative wood fencing with brick or stone columns;
2. Wrought iron fencing;
3. Masonry;
4. Split face block; or
5. Concrete with an enhanced surface treatment.
B. Retaining walls. Retaining walls shall be constructed of stone, brick, split face block, or concrete with an enhanced surface treatment. Wall segments over four feet (4') in height shall be tiered and landscaped in accordance with Section 15.45.030(D).
C. Chain link fencing is prohibited. (Ord. 2005-14)
15.43.160 Drainage ways and stormwater facilities.
A. Drainage ways and stormwater facilities shall be integrated into the overall site grading and landscaping plans for the development, to the greatest extent practicable.
B. Concentrated flows shall be piped underground unless surface flows are integrated into the site's landscaped areas.
C. Outfall structures shall be designed to minimize their visibility through the use of landscape screening and grading. All remaining exposed surfaces shall have architectural details such as colored patterned concrete or masonry or stone veneers.
D. All trash racks and grates shall have high quality surface treatments in either black or earth tone color. The use of deformed reinforcing steel bars (rebar) shall not be used to fabricate trash racks or grates. (Ord. 2005-14)