HomeMy WebLinkAbout20073687.tiff 12/10/07
WELD COUNTY
CODE ORDINANCE 2007-14
IN THE MATTER OF REPEALING AND REENACTING, WITH AMENDMENTS, CHAPTER 23
ZONING, OF THE WELD COUNTY CODE
BE IT ORDAINED BY THE BOARD OF COUNTY COMMISSIONERS OF THE COUNTY OF
WELD, STATE OF COLORADO:
WHEREAS, the Board of County Commissioners of the County of Weld , State of Colorado,
pursuant to Colorado statute and the Weld County Home Rule Charter, is vested with the authority
of administering the affairs of Weld County, Colorado, and
WHEREAS, the Board of County Commissioners, on December 28, 2000, adopted Weld
County Code Ordinance 2000-1 , enacting a comprehensive Code for the County of Weld , including
the codification of all previously adopted ordinances of a general and permanent nature enacted
on or before said date of adoption, and
WHEREAS, the Weld County Code is in need of revision and clarification with regard to
procedures, terms, and requirements therein .
NOW, THEREFORE, BE IT ORDAINED by the Board of County Commissioners of the
County of Weld, State of Colorado, that certain existing Chapters of the Weld County Code be, and
hereby are, repealed and re-enacted , with amendments, and the various Chapters are revised to
read as follows.
CHAPTER 23
ZONING
ARTICLE I
General Provisions
Amend Sec. 23-1 -90. Definitions.
For the purposes of this Chapter, certain terms or words used herein shall be interpreted
as defined in this Section . The following specific words and phrases when appearing in this
Chapter in uppercase letters, shall have the meanings stated in this Section:
FOSTER CARE HOME: A facility certified by the county or a child placement agency for
child care in the residence of a person or family for the purpose of providing twenty-four hour care
for one or more children under the age of twenty-one (21 ), who may or may not be related to the
head of the household. Medical foster care homes, as defined by C. R. S. 26-2-102, are included
in this definition .
GROUP HOME FACILITY: A DWELLING UNIT which is licensed by the state and/or
authorized or regulated by either the state or federal government or both, and which provides
non-institutionalized housing for a group of persons living as a single housekeeping unit, as
determined by reference to C. R. S . 30-28-115, 31 -23-301 , and 31 -23-303, as these provisions may
be amended from time to time. A GROUP HOME FACILIY shall be for one of the following groups:
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a. A group of no more than 8 handicapped persons living in a state-licensed group
home or independent living center, as defined by C. R. S . 26-8. 1 - 102; or
b. A group of no more than 8 persons with developmental disabilities (see C. R. S.
27-10. 5-102 and C. R. S . 30-28-115) living in a state-licensed group home or
community residential home; or
c. A group of not more than 8 persons with a mental illness, as specified and limited
by Section 30-28-115, C. R. S. , living in a state-licensed group home; or
d . A group of not more than 8 persons 60 years of age or older who do not need
nursing facilities.
Group homes that do not meet the conditions listed above, or which are proposed to be located
within 750 feet of an existing GROUP HOME FACILITY or RESIDENTIAL THERAPEUTIC
CENTER, shall be considered RESIDENTIAL THERAPEUTIC CENTERS for purposes of this
Code.
MINING: The act of recovering mineral , sand , gravel, quarry, coal or other resources from
the ground . MINING shall include, but not be limited to . recovery of the resources by processing
on site ( including "in-situ, " solution , and other extractive methods) , open pit excavation , wet or dry
pit excavation , errand subterranean excavation .
RAILROAD FREIGHT DEPOT [RAILYARD]: A heavy rail facility for freight pick-up or
distribution ; may include intermodal distribution facilities and transloading operations for truck or
shipping transport. Ancillary facilities associated with the railyard facility may include warehouses
for freight and supporting office operations.
RESIDENTIAL THERAPEUTIC CENTER: A DWELLING UNIT which is not specifically
designated as a GROUP HOME FACILITY and which provides a community living environment for
individuals requiring custodial care, medical treatment, or specialized social services. This
definition includes any number of people who live together who lack the ability to live independently,
or who have been ordered into the facility by a court of competent jurisdiction , and who require the
support, supervision and care of adults who may not be related . The definition includes, but is not
limited to, the following : specialized group child care home, facility or center; residential child care
facility; residential treatment facility; shelters for the homeless; shelters from domestic violence;
residential facilities for those living together as a result of criminal offenses; and homes for
individuals that are HIV positive or afflicted with the AIDS virus. This definition does not include
correctional facilities.
ARTICLE II
Procedures and Permits
Division 1
Amendments to Zoning Map
Amend Sec. 23-2-20. Duties of Department of Planning Services.
A - No change.
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B. Upon determination that the application submittal is complete, the Department of
Planning Services shall :
1 through 3 - No change.
Delete 4.
cate to hose persons istec in the app ication as owners ane essees
Such notification shall be mailed, first class , not less than ten ( 10)
days before the scheduled public hearing. Such notice is not
f anning Services in sencing suc-i notice sna not create a
:uriscictiona cefect in the nearing process, even if such error resuts
ive such
notification.
Renumber the remaining subparagraphs of Sec. 23-2-20. B.
Remainder of Section - No change.
Amend Sec. 23-2-40. Duties of Board of County Commissioners.
A. The Board of County Commissioners shall:
1 through 4 - No change.
Delete 5.
cate to those persons istec in the app ication as owners and--esse-e-s
and lessees of the mineral estate on or under the parcel .
j-uriscictiona cefect in the nearing process, even if such error results
notification.
Renumber the remaining subparagraphs of Sec. 23-2-40.A.
Remainder of Section - No change.
Amend Sec. 23-2-50. Application requirements for Change of Zone.
A - No change.
B. The following information shall be submitted on an application form which
may be obtained from the Department of Planning Services:
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PAGE 3 ORD2007-14
1 through 9 - No change.
10. An afficavit isting tie names anc actresses of minera owns
Planning Services:The written certification required by Section
24-65. 5-103. 3, C. R.S. , if applicable. Such certification may be submitted on
the date of the initial public hearing referred to in Section 24-65. 5-103( 1 ),
C. R. S.
Division 3
Site Plan Review
Amend Sec. 23-2-150. Intent and applicability.
A through L - No change.
M. The applicant or owner shall submit an improvements agreement agreeing to
construct the required improvements as shown in the application , plans, and other
supporting documents. The agreement shall be made in conformance with the
County policy on collateral for improvements. The agreement shall be approved by
the Board prior to recording the final exhibit or plat, if applicable.
Amend Sec. 23-2-160. Application requirements for site plan review.
Any person wanting to apply for a Site Plan Review shall arrange for a preapplication
conference with the Department of Planning Services. The purpose of the application is to give
the applicant an opportunity to demonstrate, through written and graphic information , how the
proposal complies with the standards of this Chapter. The following supporting documents shall
be submitted as a part of the application:
A through BB - No change.
CC. if applicable, an improvements agreement executed by the applicant. This
agreement shall be in accordance with the County Policy and documents for
collateral for improvements.
Division 4
Uses by Special Review
Amend Sec. 23-2-200. Intent and applicability.
A through F - No change.
G . Any decrease in the land mass occupied by a Use by Special Review shall qualify
the landowner to be able to request a partial vacation of the Use by Special Review
from the Board of County Commissioners, permitting the following :
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1 . The subject property under consideration for a partial vacation of the Use
by Special Review has received permission to release the property from the
permit from applicable County and State agencies. An example would be
the release of a portion of a gravel mining operation from the Division of the
Army Corps of EngineersColorado State Division of Mining Reclamation and
Safety at the completion of the reclamation activities on the subject property.
Evidence of such release shall be provided to the Department of Planning
Services with the request to vacate such portion of the property.
2 through 5 - No change.
H . The applicant or owner shall submit an improvements agreement agreeing to
construct the required improvements as shown in the application , plans, and other
supporting documents. The agreement shall be made in conformance with the
County policy on collateral for improvements. The agreement shall be approved by
the Board prior to recording the final exhibit or plat, if applicable.
Amend Sec. 23-2-210. Duties of Department of Planning Services.
Any person wanting to apply for a Use by Special Review shall arrange for a preapplication
conference with the Department of Planning Services.
A - No change.
B. Upon determination that the application submittal is complete, the Department of
Planning Services shall:
1 through 2 - No change.
Delete 3. Give notice o= tie app ication :or a Specia -Zeview 'ermi : anc tie
pub ic nearing cate 'o hose persons istec in tie app 'cation as
owners and lessees of the mineral estate on or under the parcel
under consideration. Such notification shall be mailed, first class,
not ess than ten ( ' 0) cays before the sciecu ec pub ic nearing.
Sucn notice is not requirec by state statute anc is provicec as a
courtesy to the owners and lessees of the mineral estate on or under
the parce . nacvertent errors by 'ne app icant in supp ying suci ist
or tie Department o' anning Services in sencing suci notice sia
no: create a :uriscic lona ce'ec' in tie nearing process, even iy suci
error resu 's in tie ;al-Lire o; a surrouncing property owner to receive
such notification.
Renumber the remaining subparagraphs of Sec. 23-2-210. B.
Amend Sec. 23-2-230. Duties of Board of County Commissioners.
A. The Board of County Commissioners shall:
1 through 3 - No change.
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PAGE 5 ORD2007-14
Delete 4. Give notice of the application for a special use permit and the public
hearing ca:e :o ?nose persons is:ec in he app ication as owners anc
essees o *ne minera esta•e on or uncer tie parce uncer
cons'cera='on. SJcn no:'-'ca-'on sia be ma' ec, :'rs: c ass, no: ess
than ten ( ' 0) cays be:ore the scnecu ec pubic nearing. Suci novice
is not requirec by state statute anc is provicec as a courtesy to -ne
owners anc essees :ne minera esta:e on or uncer :he parce .
nacvertent errors by tie app icant in supp ying sucn ist or the Boarc
of County Commissioners in sencing sucn notice sia not create a
:uriscictiona cefect in the nearing process, even if sucn error resu is
in tie *ai ure of a surrouncing property owner to receive sucn
notification.
Renumber the remaining subparagraphs of Sec. 23-2-230.A.
Remainder of Section - No change.
Amend Sec. 23-2-240. Design standards.
A. An applicant for a Use by Special Review shall demonstrate compliance with the
following design standards in the application and shall continue to meet these
standards if approved for DEVELOPMENT.
1 through 11 - No change.
12. The design standards set forth in Appendix 23-F shall apply to all Use by
Special Review applications for a RAILROAD FREIGHT DEPOT
[RAILYARD] .
Remainder of Section - No change.
Amend Sec. 23-2-260. Application requirements.
A - No change.
B. The following general information shall be submitted :
1 through 9 - No change.
10. An afficavit fisting tie names anc accresses of a minera owners anc
essees of minera owners on or uncer tie parce of -anc being consicerec.
Tie ist sia be preparec from tie rea property recores by a person
qua ifiec to co the tas<, one sna- be current as of a cate no more than tnirty
(30) cays prior to tie cate the app ication is submittec to tie Department of
Planning Services.The written certification required uy Section
24-65.5-103.3, C. R. S. , if applicable. Such certification may be submitted on
the date of the initial public hearing referred to in Section 24-65.5-103( 1 ),
C. R.S.
Delete 11 . A sign sna be postec for he app icant on tie property uncer
consiceration for a Use by Specia Review permit. Tie sign sia be
2007-3687
PAGE 6 ORD2007-14
postec acjacent to anc visib e from a pub is y maintainec roac
rigntsof-way. n tie event tie property uncer consiceration is not
acjacent to a pub icy maintainec roac rigit-of-way, one ( ' ) sign sha I
be postec in tie most prominent p ace on tie property and a seconc
sign postec at tie point at wiicn the criveway (access drive)
intersects a pub is y maintainec roac rigit-of-way. Tie sign sia be
postec at east ten ( ' 0) cays prior to tie -Baring anc evicencec witn
a pnotograpi. Tne sign wi I inc uce tie fo owing information:
a. Use by Special Review number.
b. Date, time and place of public hearing.
c. Location and telephone number of the public office where additional
information may be obtained.
d. The applicant's name.
e. Size of parcel of land.
f. Type of request.
Renumber the remaining subparagraphs of Sec. 23-2-260. B.
C and D - No change.
E. Supporting Documents. The following supporting documents shall be submitted as
part of the application:
1 through 5 - No change.
6 . If applicable, an improvements agreement executed by the applicant. This
agreement shall be in accordance with the County Policy and documents for
collateral for improvements.
7. For a RESIDENTIAL THERAPEUTIC CENTER, submittal of a report
demonstrating the need for the facility; data about the background ,
experience, and financial capacity of the proposed operator; applicable
licenses; and, analysis of the impact of the facility to the area , and any other
information relevant to evaluating the compatibility of the proposed facility.
The County may waive or modify these requirements, particularly if there is
a risk of harm to the future occupants (e.g . , case of a domestic violence
shelter).
Remainder of Section - No change.
Division 5
Special Review Permits for Major Facilities
of Public Utility or Public Agency
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PAGE 7 ORD2007- 14
Amend Sec. 23-2-330. Duties of Department of Planning Services.
A - No change.
B. Upon determination that a submitted application is complete, the staff of the
Department of Planning Services shall:
1 through 3 - No change.
4. Give notice of tie app ication for a Specia Review Permit anc tie pubic
hearing date to those persons listed in the app 'cation as owners anc
essees o= tie minera estate on or uncer tie parce uncer consiceration .
Suci notification sia be mai ec, first c ass, not ess tian ten CO) cays
before tie sciecu ec pub is searing. Suci notice is not requirec by state
statute anc is provicec as a courtesy to tie owners anc essees of tie
minera estate on or uncer tie parce . nacvertent errors by tie app icant
in supplying such ist or tie Department of Panning Services in sending
such notice shall not create a jurisdictional defect in the hearing process;
receive such notification. I lowever, aApplicants for an electric
TRANSMISSION LINE or gas PIPELINE which is more than one ( 1 ) mile in
length shall advertise the hearing at least once in the newspaper designated
by the Board of County Commissioners for publication of notices a minimum
of ten ( 10) days prior to the hearing date. The advertisement shall contain
a map displaying the proposed alternative routes, along with a description
of the hearing time, date and location. The advertisement for an electric
TRANSMISSION LINE or gas PIPELINE which is more than one ( 1 ) mile in
length shall be the only requirement for notification of mineral rights owners.
Remainder of Section - No change.
Amend Sec. 23-2-370. Application requirements.
Application Requirements. An adequate number of copies of the application for a Special
Review Permit shall be submitted by the applicant to the Department of Planning Services. An
application for a Special Review Permit shall contain the following information in such form as
prescribed by the Department of Planning Services:
A through C - No change.
D. A detailed report shall be submitted which includes information on the following
items:
1 through 13 - No change.
14. Additional information needed for POWER PLANT site proposals:
a through g - No change.
h. An a"icavit fisting tie names anc actresses o= minera owners anc
-essees o' minera owners on or under the parce o' and being
2007-3687
PAGE 8 ORD2007-14
considered. Tie list sha be prepared from the rea property records
by a person qua ifiec to co tie task, anc sha be current as-of a-cate
no more than dirty (30) cays prior to he cate the app ication-is
submitted to the Department of Planning Services:The written
certification required by Section 24-65. 5- 103. 3, C. R. S . , if applicable.
Such certification may be submitted on the date of the initial public
hearing referred to in Section 24-65.5-103( 1 ), C. R.S.
Remainder of Section - No change.
Division 8
Procedures and Requirements of PUD District
Amend Sec. 23-2-690. PUD District application requirements.
The following completed information, data and maps are required for a PUD Change of
Zone District.
A. Written Documents.
1 through 16 - No change.
17. An afficavit isting tie names anc actresses of minera owner
Services. I he written certification required by Section 24-65.5-103.3, C. R.S. ,
if applicable. Such certification may be submitted on the date of the initial
public hearing referred to in Section 24-65.5-103( 1 ), C. R. S.
Remainder of Section - No change.
Amend Sec. 23-2-730. PUD Plan application requirements.
An applicant may submit an application for a PUD Plan , provided that the PUD Plan is
located within an existing PUD District. A PUD Plan may encompass all or part of a PUD District.
The uses shall be identical to those located and described on the PUD District Plat. The following
completed information, data and maps are required unless waived by the Department of Planning
Services.
A through S - No change.
T. An afficavit isting tie names anc accresses of minera owner
minera owners on or under the parcel of land being consicer
.The written
certification required by Section 24-65. 5-103. 3, C. R.S. , if applicable. Such
certification may be submitted on the date of the initial public hearing referred to in
Section 24-65. 5-103( 1 ), C. R.S.
2007-3687
PAGE 9 ORD2007-14
Remainder of Section - No change.
Amend Sec. 23-2-780. Duties of Board of County Commissioners.
After receipt of the Planning Commission's recommendation, the Board of County
Commissioners shall:
A through C - No change.
Delete D.
persons istec in tie app ication as owners anc essees of tn
as a courtesy to the owners and lessees of the mineral estate on or under
the parcel. Inadvertent errors by tie app icant in supp ying such ist or-the
juriscictiona cefect in tie nearing process, even if such error resu is-in-
failure of a surrouncing property owner to receive such notification.
Renumber the remaining subparagraphs of Sec. 23-2-780.
ARTICLE III
Zone Districts
Division 1
A (Agricultural) Zone District
Amend Sec. 23-3-20. Uses allowed by right.
No BUILDING , STRUCTURE or land shall be USED and no BUILDING or STRUCTURE
shall hereafter be erected , structurally altered, enlarged or maintained in the A (Agricultural) Zone
District except for one ( 1 ) or more of the following USES. Land in the A (Agricultural) Zone District
is subject to the schedule of bulk requirements contained in Section 23-3-50 below. USES within
the A (Agricultural) Zone District shall also be subject to the additional requirements contained in
Articles IV and V of this Chapter.
A through N - No change.
O. Asphalt or concrete batch plant used temporarily and exclusively for the completion
of a PUBLIC road improvements project. The 6-month limitation for this
TEMPORARY use may be extended in 6-month increments at the discretion of the
Director of Planning Services.
P through T - No change.
U . Commercial towers subject to the provisions of Section 23-4-800Article IV.
Division 9. However, one ( 1 ) amateur (HAM) radio operator's crank-up antenna
may be extended to a maximum of one hundred fifty ( 150) feet in height, provided
that its resting or "down" position does not exceed seventy (70) feet in height.
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PAGE 10 ORD2007- 14
V through W - No change.
X. TEMPORARY facilities for the sale of fireworks and Christmas trees.
Y. GROUP HOME FACILITY.
Z. FOSTER CARE HOME.
Amend Sec. 23-3-40. Uses by special review.
The following BUILDINGS , STRUCTURES and USES may be constructed , occupied ,
operated and maintained in the A (Agricultural) Zone District upon approval of a permit in
accordance with the requirements and procedures set forth in Article II , Division 4 of this Chapter.
A through BB - No change.
CC. RAILROAD FREIGHT DEPOT [RAILYARD].
DD. RESIDENTIAL THERAPEUTIC CENTER.
Division 2
Residential Zone Districts
Amend Sec. 23-3-110. R-1 (Low-Density Residential) Zone District.
A - No change.
B. Uses Allowed by Right. No BUILDING , STRUCTURE or land shall be USED, and
no BUILDING or STRUCTURE shall hereafter be erected, structurally altered ,
enlarged or maintained in the R-1 Zone District except for one ( 1 ) or more of the
following USES. Land in the R-1 Zone District must be USED in compliance with
the bulk requirements contained in Section 23-3-160 below. USES within the R-1
Zone District are subject to the additional requirements contained in Articles IV and
V of this Chapter.
1 through 5 - No change.
6. GROUP HOME FACILITY.
7 . FOSTER CARE HOME .
C - No change.
D. Uses by Special Review. The following BUILDINGS, STRUCTURES and USES
may be constructed , occupied , operated and maintained in the R-1 Zone District
upon approval of a permit in accordance with the requirements and procedures set
forth in Article II , Division 4 of this Chapter.
1 through 9 - No change.
10. RESIDENTIAL THERAPEUTIC CENTER.
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Amend Sec. 23-3-130. R-3 (Medium-Density Residential) Zone District.
A - No change.
B. Uses Allowed by Right. No BUILDING , STRUCTURE or land shall be used, and no
BUILDING or STRUCTURE shall hereafter be erected , structurally altered , enlarged
or maintained in the R-3 Zone District except for one ( 1 ) or more of the following
USES . Land in the R-3 Zone District must be USED in compliance with the bulk
requirements contained in Section 23-3-160. USES within the R-3 Zone District are
also subject to the additional requirements contained in Articles IV and V of this
Chapter.
1 through 5 - No change.
6. GROUP HOME FACILITY.
7. FOSTER CARE HOME.
Remainder of Section - No change.
Amend Sec. 23-3-140. R-4 (High-Density Residential) Zone District.
A - No change.
B. Uses Allowed by Right. No BUILDING , STRUCTURE or land shall be USED, and
no BUILDING or STRUCTURE shall hereafter be erected , structurally altered ,
enlarged or maintained in the R-4 Zone District except for one ( 1 ) or more of the
following USES . Land in the R-4 Zone District must be used in compliance with the
bulk requirements contained in Section 23-3-160 below. USES within the R-4 Zone
District are also subject to the additional requirements contained in Articles IV and
V of this Chapter.
1 through 5 - No change.
GROUP HOME FACILITY.
7 FOSTER CARE HOME.
Remainder of Section - No change.
Amend Sec. 23-3-150. R-5 (Mobile Home Residential) Zone District.
A - No change.
B. Uses Allowed by Right. No BUILDING , STRUCTURE or land shall be USED and
no BUILDING or STRUCTURE shall be hereafter erected , structurally altered,
enlarged or maintained in the R-5 Zone District, except for one ( 1 ) or more of the
following USES. Land in the R-5 Zone District must be USED in compliance with
the bulk requirements contained in Section 23-3-160 below. USES within the R-5
Zone District are subject to the additional requirements contained in Articles IV and
V of this Chapter.
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PAGE 12 ORD2007-14
1 through 5 - No change.
6. GROUP HOME FACILITY.
7. FOSTER CARE HOME.
Remainder of Section - No change.
Division 3
Commercial Zone Districts
Amend Sec. 23-3-210. C-1 (Neighborhood Commercial) Zone District.
A - No change.
B. Uses Allowed by Right. No BUILDING , STRUCTURE or land shall be USED and
no BUILDING or STRUCTURE shall hereafter be erected , structurally altered ,
enlarged or maintained in the C-1 Zone District except for one ( 1 ) or more of the
following USES, which must be conducted in ENCLOSED BUILDINGS and in
compliance with the performance standards contained in Section 23-3-250 below.
No outside storage will be allowed in the C-1 Zone District. USES within the C-1
Zone District shall also be subject to additional requirements contained in Articles
IV and V of this Chapter.
1 through 8 - No change.
9. TEMPORARY facilities for the sale of fireworks and Christmas trees.
10. Massage parlor, subject to the additional licensing requirements of
Section 12-48. 5- 101 , C. R.S. , et seq .
11 . Asphalt or concrete batch plant used temporarily and exclusively for the
completion of a PUBLIC road improvements project. The 6-month limitation
for this TEMPORARY use may be extended in 6-month increments at the
discretion of the Director of Planning Services.
C - No change.
D. Uses by Special Review. The following BUILDINGS, STRUCTURES and USES
may be constructed , occupied , operated and maintained in the C-1 Zone District
upon approval of a permit in accordance with the requirements and procedures set
forth in Article II , Division 4 of this Chapter.
1 through 8 - No change.
RESIDENTIAL THERAPEUTIC CENTER.
Remainder of Section - No change.
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Amend Sec. 23-3-220. C-2 (General Commercial) Zone District.
A through C - No change.
D. Uses by Special Review. The following BUILDINGS, STRUCTURES and USES
may be constructed, occupied , operated and maintained in the C-2 Zone District
upon approval of a permit in accordance with the requirements of Article II , Division
4 of this Chapter.
1 through 6 - No change.
i RAILROAD FREIGHT DEPOT [RAILYARD].
8. RESIDENTIAL THERAPEUTIC CENTER.
Remainder of Section - No change.
Amend Sec. 23-3-230. C-3 (Business Commercial) Zone District.
A through C - No change.
D. Uses by Special Review. The following BUILDINGS, STRUCTURES and USES
may be constructed , occupied , operated and maintained in the C-3 Zone District
upon approval of a permit in accordance with the requirements of Article II , Division
4 of this Chapter.
1 through 7 - No change.
8. RAILROAD FREIGHT DEPOT [RAILYARD] .
RESIDENTIAL THERAPEUTIC CENTER.
Remainder of Section - No change.
Amend Sec. 23-3-240. C-4 (Highway Commercial) Zone District.
A - No change.
B. Uses by Right. No BUILDINGS, STRUCTURES or land shall be USED and no
BUILDING or STRUCTURE shall hereafter be erected , structurally altered, enlarged
or maintained in the C-4 Zone District except for one ( 1 ) or more of the following
USES which must be conducted in conformance with performance standards
contained in Subsection F below. USES within the C-4 Zone District shall also be
subject to additional requirements contained in Articles IV and V of this Chapter.
1 through 6 - No change.
TEMPORARY facilities for the sale of fireworks and Christmas trees.
8. Asphalt or concrete batch plant used temporarily and exclusively for the
completion of a PUBLIC road improvements project. The 6-month limitation
2007-3687
PAGE 14 ORD2007- 14
for this TEMPORARY use may be extended in 6-month increments at the
discretion of the Director of Planning Services.
C - No change.
D. Uses by Special Review. The following BUILDINGS, STRUCTURES and USES
may be constructed , occupied , operated and maintained in the C-4 Zone District
upon approval of a permit in accordance with the requirements of Article II , Division
4 of this Chapter:
1 through 2 - No change.
RESIDENTIAL THERAPEUTIC CENTER.
Remainder of Section - No change.
Division 4
Industrial Zone Districts
Amend Sec. 23-3-310. I-1 (Industrial) Zone District.
A - No change.
B. Uses Allowed by Right. No BUILDING , STRUCTURE or land shall be used in the
I-1 Zone District, and no BUILDING or STRUCTURE shall hereafter be erected ,
structurally altered , enlarged or maintained , except for one ( 1 ) or more of the
following USES. The USES must be conducted in compliance with the
Performance Standards contained in Sections 23-3-340, 23-3-350 and 23-3-360
below.
1 through 7 - No change.
TEMPORARY facilities for the sale of fireworks and Christmas trees.
9. Asphalt or concrete batch plant used temporarily and exclusively for the
completion of a PUBLIC road improvements project. The 6-month limitation
for this TEMPORARY use may be extended in 6-month increments at the
discretion of the Director of Planning Services.
C - No change.
D. Uses by Special Review. The following BUILDINGS, STRUCTURES and USES
may be constructed , occupied or maintained in the I-1 Zone District upon the
approval of a permit in accordance with the requirements and procedures set forth
in Article II , Division 4 of this Chapter.
1 through 7 - No change.
RAILROAD FREIGHT DEPOT [RAILYARD].
Remainder of Section - No change.
2007-3687
PAGE 15 ORD2007-14
Amend Sec. 23-3-320. 1-2 (Industrial) Zone District.
A - No change.
B. Uses Allowed by Right. No BUILDING, STRUCTURE or land shall be USED and
no BUILDING or STRUCTURE shall hereafter be erected , structurally altered ,
enlarged or maintained , except for one ( 1 ) or more of the following USES which
must be conducted in compliance with the performance standards contained in
Sections 23-3-340, 23-3-350 and 23-3-360 below.
1 through 7 - No change.
TEMPORARY facilities for the sale of fireworks and Christmas trees.
9. Asphalt or concrete batch plant used temporarily and exclusively for the
completion of a PUBLIC road improvements project. The 6-month limitation
for this TEMPORARY use may be extended in 6-month increments at the
discretion of the Director of Planning Services.
C - No change.
D. Uses by Special Review. The following BUILDINGS, STRUCTURES and USES
may be constructed , occupied or maintained in the 1-2 Zone District upon the
approval of a permit in accordance with the requirements and procedures set forth
in Article II , Division 4 of this Chapter.
1 through 12 - No change.
13. RAILROAD FREIGHT DEPOT [RAILYARD].
Remainder of Section - No change.
Amend Sec. 23-3-330. 1-3 (Industrial) Zone District.
A - No change.
B. Uses Allowed by Right. No BUILDING, STRUCTURE or land shall be USED and no
BUILDING or STRUCTURE shall hereafter be erected , structurally altered , enlarged
or maintained , except for one ( 1 ) or more of the following USES which must be
conducted in compliance with the performance standards contained in Sections
23-3-340, 23-3-350 and 23-3-360 below.
1 through 9 - No change.
10. Asphalt or concrete batch plant used temporarily and exclusively for the
completion of a PUBLIC road improvements project. The 6-month limitation
for this TEMPORARY use may be extended in 6-month increments at the
discretion of the Director of Planning Services.
C - No change.
2007-3687
PAGE 16 ORD2007-14
D. Uses by Special Review. The following BUILDINGS, STRUCTURES and USES
may be constructed , occupied or maintained in the 1-3 Zone District upon the
approval of a permit in accordance with the requirements and procedures set forth
in Article II , Division 4 of this Chapter.
1 through 13 - No change.
14. RAILROAD FREIGHT DEPOT [RAILYARD] .
Remainder of Section - No change.
Division 5
E (Estate) Zone District
Amend Sec. 23-3-410. Uses allowed by right.
No BUILDING , STRUCTURE or land shall be USED, and no BUILDING or STRUCTURE
shall hereafter be erected , structurally altered , enlarged or maintained in the E Zone District except
for one ( 1 ) or more of the following USES . Land in the E Zone District must be USED in
compliance with the bulk requirements contained in Section 23-3-440 below. Uses within the E
Zone District are subject to the additional requirements contained in Articles IV and V of this
Chapter.
A through G - No change.
H . GROUP HOME FACILITY.
I . FOSTER CARE HOME.
ARTICLE IV
Supplementary District Regulations
Division 4
Open Mining
Amend Sec. 23-4-250. Purpose.
Before a Special Review Permit for the location of a MINING operation ,
asphalt plant or batch plant (concrete) is issued , the Planning Commission and Board of County
Commissioners shall determine through public hearings that the following plans, maps, methods
and studies, which shall accompany the application for such permits, provide adequate protection
of the health, safety and welfare of the inhabitants of the area and the COUNTY.
Amend Sec. 23-4-260. Application.
Any operator desiring such a permit shall file an application in such form as prescribed by
the Planning Commission. The application shall contain the following information :
A through C - No change.
2007-3687
PAGE 17 ORD2007-14
D. The source of the applicant's legal rights to enter and to open mine on the land
affected by the permit.
E - No change.
F. Whether the applicant or any affiliated person holds or has held any other permits
for open cut miningMINING and an identification of such permits.
G. A detailed description of the method of operation . Such description shall include:
1 through 8 - No change.
9. The source of technical advice in that type of reclamation for open cut
mining tandthe proposed MINING.
Insert new 10. If Applicable, for MINING that includes the recovery of the
resources by processing on site, i .e. , In-Situ MINING: The
applicant shall provide to the Department of Planning
Services, evidence of compliance with all State and Federal
Regulatory agencies whom may have a permitting interest in
the extraction of the mineral resource, including at a
minimum , written evidence that the appropriate permit has
been approved and granted by each regulatory agency.
Renumber existing subparagraphs 10 through 13 of Sec. 23-4-260. G.
13 . The application should address the following items:
a. Water Consumption :
1 ) An analysis of the amount of water which will be required to
be replaced for each phase of the miningMINING operation
and build out.
2) The analysis should address the amount of water consumed
in the mint ngMINING and processing of the material,
including dust suppression.
3) through 4) - No change.
b. Water Replacement Source:
1 ) A description of the surface and well water rights and its
anticipated yield , when converted , to be used as replacement
for the water consumed in the mirting w1INING operation .
Remainder of Section - No change.
2007-3687
PAGE 18 ORD2007-14
Amend Sec. 23-4-280. Supporting documents.
The following documents or any other similar documents shall be submitted by the applicant
if deemed necessary by the Board of County Commissioners for the protection of the health, safety
and welfare of the inhabitants of the County.
A - No change.
B. Plans for obtaining water supplies to replace water consumed by rrriningMINING
and processing of the material, including dust control, consumed for domestic
purposes by employees, and consumed by evaporative losses from exposed
groundwater.
C through D - No change.
E. An applicant for in-situ solution mining shall submit written evidence of approval for
all federal and state regulatory agency permits.
Add Appendix 23-F - ATTACHED
BE IT FURTHER ORDAINED by the Board that the Clerk to the Board be, and hereby is,
directed to arrange for Colorado Code Publishing to supplement the Weld County Code with the
amendments contained herein, to coincide with chapters, articles, divisions, sections, and
sub sections as they currently exist within said Code; and to resolve any inconsistencies regarding
capitalization, grammar, and numbering or placement of chapters, articles, divisions, sections, and
sub-sections in said Code.
BE IT FURTHER ORDAINED by the Board if any section, subsection, paragraph, sentence,
clause, or phrase of this Ordinance is for any reason held or decided to be unconstitutional, such
decision shall not affect the validity of the remaining portions hereof. The Board of County
Commissioners hereby declares that it would have enacted this Ordinance in each and every
section, subsection, paragraph , sentence, clause, and phrase thereof irrespective of the fact that
any one or more sections, subsections, paragraphs, sentences, clauses, or phrases might be
declared to be unconstitutional or invalid .
2007-3687
PAGE 19 ORD2007-14
The above and foregoing Ordinance Number 2007-14 was, on motion duly made and
seconded , adopted by the following vote on the 21st day of January, A. D. , 2008.
BOARD OF COUNTY COMMISSIONERS
WELD COUNTY, COLORADO
ATTEST:
David E. Long , Chair
Weld County Clerk to the Board
William H . Jerke, Pro-Tem
BY:
Deputy Clerk to the Board
William F. Garcia
APPROVED AS TO FORM :
Robert D. Masden
County Attorney
Douglas Rademacher
Publication : November 21 , 2007
First Reading : December 10, 2007
Publication : December 19, 2007, in the Fort Lupton Press
Second Reading: January 2, 2008
Publication : January 9, 2008, in the Fort Lupton Press
Final Reading : January 21 , 2008
Publication: January 30, 2008, in the Fort Lupton Press
Effective: February 4, 2008
2007-3687
PAGE 20 ORD2007-14
APPENDIX 23-F
Supplemental Planning Document
I. GENERAL PROVISIONS
A. TITLE/CITATION
The regulations set forth in this Supplemental Planning Document shall be officially known and
cited as the Weld County Procedures and Design Standards: Uniform Baseline Design
Standards for Freight Railroad Yards and all ancillary structures and uses of the land in
association with rail developments.
B. PURPOSE
The intent of this supplemental document is to establish baseline standards for new
development activities in unincorporated Weld County.
These standards implement the Weld County Uniform Baseline Design Standards for Freight
Railroad Yard and all ancillary structures and uses of the land in association with railroad
yard developments and promote the health, safety, and general welfare of the residents of
Weld County by encouraging high quality in the siting, organization, and construction of new
commercial and industrial developments in Weld County, more specifically, by:
Promoting new commercial and industrial development that is distinctive, has character,and
relates and connects to established Weld County developments;
Encouraging site planning that accommodates and responds to the existing natural and built
environment on and adjacent to the site, including preservation of existing trees,vegetation,
and manmade cultural resources such as agricultural buildings and irrigation ditches;
Encouraging organization of new commercial and industrial development into cohesive
developments that are safe;
Encouraging connections within and between new commercial and industrial development
and adjacent and surrounding residential, commercial and industrial development(existing
or planned), land uses(such as schools, shopping, and employment), and parks and open
space/trail systems;
Providing variety in commercial and industrial design and type in order to reduce the adverse
visual monotony of commercial and industrial design often associated with large-scale
commercial and industrial development.
Provide safe commercial and industrial developments through the use of Crime Prevention
Through Environmental Design Principles
C. APPLICABILITY
All freight railroad yard developments, including all commercial and industrial ancillary
structures and uses of the land in association with rail developments,
that are submitted for review after the effective date of these Standards unless there is an
agreement in place at time of proposed annexation that negates grandfather status.
If the Standards are different in Commercial Development than in Industrial Development, the
Section will be broken up into two (2) sections to designate the differences.
D. CONFLICTING PROVISIONS&RELATIONSHIP WITH OTHER REGULATIONS
The Freight Railroad Yard, Commercial and Industrial Uniform Baseline Design Standards
referenced herein supplement the Weld County regulations set forth in Chapters 23 and 26 of
the Weld County Code. In addition to the requirements of the Commercial and Industrial Design
Standards,an applicant shall comply with all other applicable land development regulations,as
stipulated in the Weld County Code. If the provisions of the Commercial and Industrial Uniform
Baseline Design Standards are inconsistent with one another, or if the provisions of the
Commercial and Industrial Uniform Baseline Design Standards conflict with provisions found in
the Weld County Code, the more restrictive provision shall govern unless otherwise expressly
stated.
H. FREIGHT RAILROAD YARD, COMMERCIAL AND INDUSTRIAL
SITE PLANNING & SITE DESIGN STANDARDS
A. SITE PLANNING
1. General
Site planning is the design process for the development of land; it considers the relationship
of off-site and on-site compatibility,and the purpose for which land is to be used. In general,
buildings should be located so as to be visible from major roadways and entries,to provide
clear orientation and access for vehicular and pedestrian traffic alike. Likewise, structures
should be located in consideration of the existing built context,the location of adjoining uses,
and the location of major roadways. Pedestrian courtyards, common gathering areas and
accessible,well-landscaped environments that encourage pedestrian movement both within
the new commercial and industrial development and among adjacent land uses are
encouraged.
2. Site Orientation
a. Site planning must take into consideration the existing grade and slope of the site as well
as existing grades and building elevations off-site. Grading of property must be sensitive
and compatible with surrounding properties and public streets. Commercial and
industrial properties adjacent to existing or future residential properties will be restricted
in raising the elevation of the commercial and industrial site.Site planning must consider
the relationship of buildings and detention areas to natural grades and visibility from
adjacent roads and properties. Final grades within landscape areas cannot exceed 25%
(4:1). The use of terraced parking lots,stepped building pads, retaining walls and larger
setbacks may be necessary. The use of landscaped, sloped areas is preferable to
retaining walls. Retaining wall heights are limited to a maximum height of four(4)feet
(measured from the bottom of the footing).
b. Natural site amenities such as mature trees,creeks, riparian corridors and other features
unique to the site must be identified and considered for preservation. The Corps of
Engineers shall approve the delineation of federally mandated wetlands.Any impact to a
federally mandated wetland shall be mitigated in accordance with the Corps of
Engineers regulations.
c. Flood corridors are located within the 100-year floodplain, and should remain
undeveloped to prevent flood damage and to preserve the riparian habitat and wildlife
associated with the area. Development may occur in the floodplain via a Flood Hazard
Development Permit or similar application. The Flood Hazard Development Permit or
recognized study enables persons to develop in Floodplain. The filling in of flood plains
will generally be prohibited, unless appropriately permitted through the applicable
agency. No development is permitted in Flood Way.
d. All endangered or threatened species of plants or animals should be identified and the
habitat of such species should be considered for preservation as determined by the
Colorado Division of Wildlife, United States Fish and Wildlife Service or other
appropriate agencies.
e. Site planning must provide for Fire Department/Emergency access, and include Crime
Prevention through Environmental Design concepts.
3. General Layout and Design
FREIGHT RAILROAD YARD
a. Pavement grades should not exceed 5% longitudinal slope within a parking
area and 8% longitudinal slope in drive aisles that do not have parking stalls
along the aisles. Site entry/exit aisles shall not exceed 3% longitudinal slope
from the public street to 80-feet into the site. The 80-feet shall be measured
from the property line.
b. An exterior Lighting Plan indicating site and building light fixtures and lighting
levels should be prepared by a qualified consultant and submitted for review
and approval.
COMMERCIAL
a. Commercial development must be designed in a manner to create the impression of a
unified project and overall sense of a unique or identifiable place.
b. Linear "strip" commercial development is discouraged. This type of development is
characterized by uses that are only one store deep and buildings are arranged in a linear
fashion rather than clustered.
c. A minimum of 50% of the overall property (acres or gross floor area, whichever is
greater)should be within the initial phase of construction. Freestanding pad sites should
not be developed until the principle portion of the property has begun construction.
d. A sense of entry or arrival must 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.
e. In projects over 10 acres,the development area immediately adjacent to the intersection
of two arterial streets should generally be free from a building location in order to
maintain public views into the development from the intersection. This area may be
enhanced with landscaping; The design approach to creating open space and
maintaining views at the corner will be evaluated on a site-by-site basis.
f. Pavement grades should not exceed 5% longitudinal slope within a parking area and 8%
longitudinal slope in drive aisles that do not have parking stalls along the aisles. Site
entry/exit aisles shall not exceed 3%
longitudinal slope from the public street to 80-
feet into the site. The 80-feet shall be
measured from the property line. Sidewalk
r
cross slopes shall not exceed 2%. Sidewalk longitudinal slopes shall comply with the
American Disability Association requirements.
g. Handicapped accessible routes must be accessible to, but separated from,parking areas,
and may be no greater than 1:12. Handicapped accessible routes from buildings to the
public rights-of-way shall also be clearly delineated on the pavement and all applicable
recorded documents.
h. An exterior lighting plan indicating site and building light fixtures and lighting levels
should be prepared by a qualified consultant and submitted for review and approval.
Illumination levels should be designed to average 1-foot candle in parking lots and other
similar areas (measured 4 to 5-feet above the ground surface). Parking lot lighting
should be with metal or halide or other type of white lighting.Off-site glare onto adjacent
properties or right-of-way is not permitted.Over-lighting areas and high contrast between
properties should be avoided. Concealment of the light source must be a design
consideration. Parking lot lights should not exceed 35-feet in height unless approved
through the application process.
i. When the site will include areas of storage they must be appropriately screened from off-
site view.
INDUSTRIAL
a. Industrial development must be designed in a manner to create the impression of a
unified project and overall sense of a unique or identifiable place.
b. A minimum of 50% of the overall property (acres or gross floor area, whichever is
greater)should be within the initial phase of construction. Freestanding pad sites should
not be developed until the principle portion of the property has begun construction.
c. A sense of entry or arrival must 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.
d. In projects over 10 acres,the development area immediately adjacent to the intersection
of two arterial streets should generally be free from a building location in order to
maintain public views into the development from the intersection. This area may be
enhanced with landscaping; The design approach to creating open space and
maintaining views at the corner will be evaluated on a site-by-site basis.
e. Pavement grades should not exceed 5% longitudinal slope within a parking area and 8%
longitudinal slope in drive aisles that do not have parking stalls along the aisles. Site
entry/exit aisles shall not exceed 3%longitudinal slope
from the public street to 80-feet into the site. The 80-
feet shall be measured from the property line
Sidewalk cross slopes shall not exceed 2%. Sidewalk
longitudinal slopes shall comply with the American ,
Disability Association requirements.
f. An exterior lighting plan indicating site and building
light fixtures and lighting levels should be prepared by
a qualified consultant and submitted for review and
approval. Illumination levels should be designed to average 1-foot candle in parking lots
and other similar areas (measured 4 to 5-feet above the ground surface). Parking lot
lighting should be with metal or halide or other type of white lighting. Off-site glare onto
adjacent properties or right-of-way is not permitted.Over-lighting areas and high contrast
between properties should be avoided. Concealment of the light source must be a
design consideration. Parking lot lights should not exceed 35-feet in height unless
approved through the application process.
g. When the site will include areas of storage they must be appropriately screened from off-
site view.
i. Containers, cargo containers or similar have a limited stacked height of—two (2)
containers or twenty (20) feet in height whichever is greater. Exceptions to this
requirement can be submitted to the Planning Director if there is sufficient evidence to
support or warrant additional staking of containers. Any containers stacked higher than
twenty feet shall be located in specific areas and shall be adequately screened.
4. Grading, Excavation and Erosion Control
a. Site improvements should minimize cut-and-fill in order to preserve each site's natural
terrain to the maximum extent possible. Site grading designs should be carried out in
such a manner as to avoid drainage impacts(such as erosion and road damage), both
on-site and downstream.
b. The natural setting of the site (for projects on
undisturbed ground) should be preserved, to the
greatest extent possible, with grading designs that
are sensitive to existing landforms and topography. 3Tiuwt. sun.
Slopes should be limited to 4:1 or less.
c. Typically, grades between old and new elevations Rou
should transition via rolling rather than one
continuous straight slope.
Grade changes within the drip-line of existing trees
that are to be maintained should be avoided.
1;
rear UM On-site topsoil should be stockpiled and protected during
_ -- construction, and existing site vegetation should be preserved
cons* wherever possible. Disturbed soil and slopes shall be
°"~` ran replanted with an approved grass mixture or ground cover.
5. Pedestrian Amenities
COMMERCIAL
a. Amenities such as courtyards and/or plazas shall be included within the overall and
individual site plans, should be functional and designed as part of the overall project,as
opposed to being relegated to "ancillary" spaces unsuitable for other uses.
b. Pedestrian open spaces should be furnished with benches,landscaping,fountains,play
areas and other amenities designed to create a sense of enclosure. Where feasible,
establish some such areas that will be useable throughout the year(e.g., buffered from
the elements, open to sunshine).
c. Areas devoted to pedestrian use should be delineated through the use of accent paving
(maximum 0.25-inch groove depth), landscaping, lighting, and outdoor furniture.
d. Pedestrian open spaces should be located to take advantage of existing landmarks,
natural landforms or activities.
e. All such amenities shall be owned and maintained by the Commercial owners
association or property owner if no association is present Owners Association, or their
assignees.
INDUSTRIAL
a. Pedestrian open spaces should be located to take advantage of existing landmarks,
natural landforms or activities.
b. All such amenities shall be owned and maintained by the Industrial owners association
or property owner if no association is present Owners Association, or their assignees.
6. Site Coverage
COMMERCIAL
a. No more than seventy percent(70%)within each parcel and for the entire commercial
development shall be covered with buildings, parking and driveways.
b. No less than thirty percent (30%) within each
parcel and for a commercial and industrial
development as a whole shall be open space.
Such spaces, may include pedestrian areas,such • 4111011
as sidewalks, plazas and other areas designed for
pedestrian activity, but shall under no
circumstances be used to exclusively satisfy open
space requirements. However, if the project
cannot satisfy the above requirement for open
space, the owner may substitute if for cash in lieu.
INDUSTRIAL
a. No more than eighty-five percent(85%)within each parcel and for the entire industrial
development shall be covered with buildings, parking and driveways.
b. No less than fifteen percent (15%) within each -
parcel and for an industrial development as a
whole shall be open space. Such space, may
include pedestrian areas, such as sidewalks,
plazas and other areas designed for pedestrian
activity, but shall under no circumstances be used
to exclusively satisfy open space requirements.
However, if the project cannot satisfy the above
requirement for open space, the owner may
substitute if for cash in lieu.
7. Pervious Concrete or other Porous Paving Materials
Pervious concrete is an innovative building material with many environmental, economic,
and structural advantages. The proper utilization of pervious concrete is a recognized Best
Management Practice by the U.S. Environmental Protection Agency(EPA)for providing first-
flush pollution control and stormwater management. Property owners and developers can
also reduce fees and enhance the bottom line by using pervious concrete,which commonly
provides 20-40 years of service with little or no maintenance.
Just as drinking water can be filtered to remove impurities,the soil particles filters rainwater
percolating through soil on its way to surface waters and to groundwater aquifers, This
important step in the natural process of water purification is bypassed when rainwater falls
on impermeable pavement surfaces or roofs and is carried directly through storm drainage
systems into waterways. Since engineered curb and gutter storm drainage systems are
costly to design and build, use of permeable pavement systems can also result in a
reduction of construction costs for developers or municipalities by reducing the need for
detention facilities. Pervious pavements are also denoted as porous or open-graded
pavement.
Pollution carried in rainwater runoff is another concern, especially in urban areas. Storm
water flowing across streets and sidewalks picks up contaminants associated with air
pollution particles, spilled oil, detergents, solvents,de-icing salts during freezing conditions,
dead leaves, pesticides, fertilizer, and bacteria from pet waste. Natural filtration of water
through soil is the simplest way to control these pollutants, and is a direct advantage of
permeable pavement.
Permeable paving is not ideal for high traffic/high speed areas because it has lower load-
bearing capacity than conventional pavement. Nor should it be used on stormwater
"hotspots" with high pollutant loads because storm water cannot be pretreated prior to
infiltration.
The use of Pervious Concrete or similar materials is encouraged throughout both
Commercial and Industrial Development,particularly along pedestrian areas, ie:sidewalks or
plazas.
B. VEHICULAR AND PEDESTRIAN CIRCULATION
1. General
Streets and roads constructed within the area should comply with the Colorado State
Highway Access Code and with the American Association of State Highway and
Transportation Officials'A Policy on the Geometric Design of Highways and Streets. In
addition, structural capacity of the streets and roads should be designed in accordance
with the Guide for Design of Pavement Structures.
These policies encourages the design of safe and dynamic intra-development vehicular and
pedestrian circulation systems,through the minimal use of access points to private property
from public roadways. A clear and carefully planned hierarchy must be demonstrated for the
vehicular and pedestrian design systems,and must be expressed in all street and landscape
designs. Pedestrian routes within the development should be integrated to provide a
comprehensive circulation system offering convenient,safe and visually attractive accesses
to all areas of the development.
2. Site Access Points and Driveways
a. Maintain a consistent design treatment of
roadways and intersections along major
roadways within each commercial and industrial
development in order to establish visual iv-� J
continuity, and facilitate convenient and safe
circulation. -1 —�
• ' • •
Access points along major routes must be
aii • :
SNWf flans
limited in number and location; and driveways must be planned and shared between
properties.
b. The design of access routes must incorporate a generous area for the stacking of
passenger and commercial vehicles along driveway routes where intersecting with public
streets.
c. Access points and driveways should line up across from other access points,driveways
or focal points, and adequate separation between access points must be provided for
safe and convenient internal circulation.
d. Access roads and drives must be a minimum of twenty(20)feet in width, forty(40)feet
preferred, and comply with Fire Protection District standards.
Entrances into commercial and industrial developments along arterial and collector
streets should be enhanced with the addition of signs, accent paving, special
landscaping and/or lighting.
e. Design elements should be visually interesting and consistent with other streetscape
arterials used within the overall development.
Wherever possible, street intersections should be used for access into commercial and
industrial development(s). Additional site accesses should be located as far as possible
y from street intersections, but in any case a minimum of one
S hundred (100) feet should separate access points
Lull
esn w( 5t w ,
seventy-intrectifiveg (75)t feetpublic separaroadtionaysbet andweena adjacentminimum curbof..4Pe2s tt i cuts along private roadways.
c•mwtsti. 4w •
.so
Access drives of five hundred (500) feet or longer must
incorporate design elements, such as a traffic circle, landscaped median, stamped or
colored concrete, angle/offset, or other form of speed deterrent.
3. Vehicular Circulation
a. The internal vehicular and pedestrian
circulation must interconnect in an
f
obvious and consistent manner. we
4.7 0 s°�
b. Commercial and industrial developments �JCat
should be linked to surrounding areas 4w civil`'
through the extension of existing or t. ' -'wang 0°°d
planned streets and sidewalks through the w c%
development.
c. Parking aisles should be separated from vehicular circulation routes and entry drives
when possible.
d. Drive-thru uses must be designed for dedicated drive-thru lanes that allow for the
stacking of no less than eight(8)vehicles, and must be sufficient to prevent"spill over"
into adjacent parking areas, circulation aisles or streets. Such lanes must not block
access to parking stalls or pedestrian access to the building.
e. Streets and roads constructed within the area should comply with the Colorado State
Highway Access Code and with the American Association of State Highway and
Transportation Officials'A Policy on the Geometric Design of Highways and Streets. In
addition, structural capacity of the streets and roads should be designed in accordance
with the Guide for Design of Pavement Structures.
4. Pedestrian Access and Circulation
COMMERCIAL
a. Site planning must provide for separate pedestrian circulation, and must be provided
from the perimeter of the site, and connect to all buildings within the site. Primary
pedestrian or bicycle connections shall be not less than eight (8) feet in width, with
secondary interior sidewalks not less than six (6)feet in width. Parking stall overhang
into any sidewalk or landscape area shall require an increase in the minimum sidewalk
or landscape area by the depth of the
overhang.
b. Pedestrian walkways within the development 2°`
must be distinguished from the driving - _
surface by the use of integrally colored and - —
scored concrete,(maximum 0.25-inch groove
depth).
c. Sidewalk areas in front of buildings shall be '
designed to accommodate pedestrian '" ,
activity. Landscaping must occur within or adjacent to these areas.
i. Sidewalks in front of or adjacent to buildings of less than 10,000 square feet must
not be less than eight(8)feet in width (exclusive of auto overhang);
ii. Sidewalks in front or adjacent to buildings of more than 10,000 square feet must not
be less than fifteen (15)feet in width.
d. Passenger drop-off areas must be incorporated within the design of commercial and
industrial development projects,and should include a clear separation between vehicular
traffic within the drop-off and parking/circulation areas.
i. Drop-off lanes should be designed to avoid a It,
obstructing the flow of traffic. ,r:. .,,,
ii. The use of textured paving, or other easily- Iwo .. .
distinguishable raised surface (maximum .25-inch 0.4
groove depth),should be used to delineate drop-off t,
areas. ' '- taus
t . a;40F
iii. Appropriate signage should be used to indicate the ath
location and time limitations for drop-off areas.
fr;s:,
•
INDUSTRIAL
a. Site planning must provide for separate
pedestrian circulation, and must be
provided from the perimeter of the site,
and connect to all buildings within the •
site. Exclusions to this requirement -
include developments that require high
security and do not permit public entry. Examples of highly secured industiral facilities
are oil and gas facilities, refineries, military installations and others not specifically
defined. Primary pedestrian or bicycle connections shall be not less than eight(8)feet in
width, with secondary interior sidewalks not less than six(6)feet in width. Parking stall
overhang into any sidewalk or landscape area shall require an increase in the minimum
sidewalk or landscape area by the depth of the overhang.
b. Pedestrian walkways within the development must be distinguished from the driving
surface by the use of integrally colored and scored concrete, (maximum 0.25-inch
groove depth).
c. Sidewalk areas in front of buildings shall be designed to accommodate pedestrian
activity. Landscaping must occur within or adjacent to these areas.
5. Surface Parking
COMMERCIAL
a. Parking areas designed to accommodate 75 or
more automobiles should be divided into a > -
series of smaller, interconnected lots with + ^:
appropriate landscape features. r r'7
b. Parking areas should be separated from MI Ji1 M°'
buildings by raised concrete walkways (with
design features), landscaped strips, or both.
c. Parking spaces, other than those providing access for handicapped drivers, should
never directly abut structures.
d. At least fifty percent(50%)of required off-street parking should be encouraged to locate
behind or at the sides of principal structures (rather than between the front of principal
buildings and the primary access street.
e. Dead-end aisles are not allowed, unless adequate space for an unimpeded tum-around
is provided.
f. Parking aisles should be located perpendicular to buildings, so that pedestrians walk
parallel to moving vehicles.
g. Parking aisles in long, straight configurations that
facilitate speeding should be avoided. oNRwwpM
h. Landscaped islands should be used at the end of
each parking aisle, and may include handicapped No YES
access ramps
i. Curbed and landscaped islands, composed of organic material, should be ised to
indicate a change in direction of parking stalls and aisles.
j. Parking "bumpers" are prohibited in surface lots.
k. Handicapped parking spaces and accessible routes shall be provided consistent with
ADA standards.
INDUSTRIAL
a. Parking areas should be separated from buildings by raised concrete walkways (with
design features), landscaped strips, or both.
b. Designated parking spaces,other than those providing access for handicapped drivers,
should never directly abut structures.
c. At least fifty percent(50%)of required off-street parking should be encouraged to locate
behind or at the sides of principal structures (rather than between the front of principal
buildings and the primary access street.
d. Dead-end aisles are not allowed, unless adequate space for an unimpeded turn-around
is provided.
e. Parking aisles should be located perpendicular to buildings, so that pedestrians walk
parallel to moving vehicles.
f. Parking aisles in long, straight configurations that
facilitate speeding should be avoided. h0mtun
g. Parking "bumpers" are prohibited in surface lots. 1Nw
No YES
h. Handicapped parking spaces and accessible routes
shall be provided consistent with ADA standards.
3. Minimum Parking Requirements
a. Minimum parking requirements per parcel or use within the commercial and industrial
development shall be incorporated within the overall design and shall comply with
Chapter 23, Appendix 23-A, Appendix 23-B and all applicable Local, State and
Federal guidelines.
4. Motorcycle Parking
a. Motorcycle parking should be clearly distinguishable from automobile parking, with the
location of motorcycle parking stalls designed in such a way so as to encourage their
orderly parking.
b. Parking areas should be paved with concrete in order to support kickstand pressure.
5. Bicycle Parking
a. Locations for bicycle parking should be easily accessible to building entrances for both
customers and employees, to maximize their ease of use and visibility.
b. Avoid positioning of racks where they will obstruct building entrances, or the flow of
pedestrian traffic.
c. Consider the use of shelters to provide protection from the elements, and coordinate
their design with adjacent buildings or street furniture.
d. Select bicycle racks that provide options for use by a range of bicycle types, and for a
variety of security devices.
6. Shared Parking Among Multiple Buildings or Lots
a. Shared parking among adjacent uses, especially those with staggered peak parking
demands is encouraged
7. Provisions for Future Parking
a. Multi-phase projects should anticipate the size requirements for future parking, and
reserve adequate space for that purpose, as well as taking into consideration the
possibility of changes in use of the buildings within the development.
B. SIGNAGE
1. General
All signage shall serve to inform, identify, and direct; each structure within the development
shall be clearly identifiable, and the overall development shall demonstrate a uniform and
comprehensive sign design package. All signage, from development signs through
individual identification signage, should contribute to the aesthetic appeal of the
development, yet remain secondary to architectural and landscape design elements. The
following elements shall be included and are outlined herein. In the case of a conflict among
two or more differing regulations, the most restrictive shall apply. A building permit shall be
required for all signs.
Sign controls are intended to protect and preserve the visual quality of the roadways within
Commercial and Industrial zone districts. The controls are intended to prevent the visual
obstruction and interference of vehicular traffic from improperly placed and designed signs.
These guidelines address the magnitude, placement and number of signs.
Refer to Chapter 23, Article IV, Division 2, Sections 23-4-60 through Section 23-4-120 for
specific Sign District requirements.
2. Coordination of Design
a. All signage shall be coordinated throughout (all phases of) the development, so as to
give the appearance of a unified, cohesive development as well as to contribute to the
overall design theme of the development.
3. Location/Placement
a. Monument signs shall not be placed within the sight triangle of any intersection or
access drive with a public right-of-way or private drive. No sign shall be erected at or
near the intersection of any roads or driveways in such a manner as to obstruct free
and clear vision of motorists or at any location where, by reason of the position,
shape or color, it may interfere with, obstruct the view of or be confused with any
authorized traffic sign, signal or device. Signs_located at an intersection must be
outside of the sight distance triangle.
b. Monument signs should be located in a planter setting within a landscaped area.
c. Tenant signage on the back/rear elevations of structures visible from non-retail
properties, or public rights-of-way, may be prohibited. Excepted is non-illuminated
delivery or door identification signage not exceeding two (2) square feet in size.
d. All signage shall be sufficiently visible from public rights-of-way so as to provide
maximum visibility and notice of site access points for both pedestrians and persons
traveling in motor vehicles.
e. Signs shall not be placed on roof slopes.
f. All elevated signs(whether freestanding or building-mounted)shall be mounted at least
seven (7)feet from grade, or otherwise provide adequate overhead clearance so as to
not endanger pedestrian, bicycle or vehicular traffic.
g. The following signs are prohibited in all districts:
1. Flashing or blinking signs are prohibited.
2. Any sign that is erected in such a location as to cause visual obstruction or
interference with motor vehicle traffic or traffic control device, including any sign
that obstructs clear vision in any direction from any street intersection or driveway
is prohibited.
3. Attention-attracting devices, including mechanical or electrical appurtenances,
such as "revolving beacons," that are designed to compel attention, are
prohibited.
4. Roof signs are prohibited.
5. Any sign other than traffic control signs erected, constructed or maintained within,
over or upon the right-of-way of any road or highway is prohibited.
6. Off-site advertising signs are prohibited. Signs shall only be erected for the
primary use, shall be located on the same lot as the primary use, and shall be
associated with the operation of the primary use. See
Types of signs illustration.
4. Materials
a. All signage shall in general be constructed of high quality, durable materials that
complement the freight railroad yard, commercial and industrial development.
5. Allowable Sign Types
a. Refer to Chapter 23,Article IV, Division 2,Sections 23-4-60 through Section 23-4-120 for
specific Sign District requirements.
6 Illumination
Individually raised letters are generally required for wall signage, and the use of individually
cut, backlit letters is encouraged.
The source of external lights directed at a sign surface
shall be hidden or otherwise concealed from the view
of pedestrians and motorists.
Any signage visible from a public right-of-way must not
compromise public safety.
♦
c. Lighting of signs shall be by indirect illumination 3 •
only.
E. EXTERIOR LIGHTING
1. General
Exterior lighting should be used to provide security and safety throughout the commercial
and industrial development, while being designed to augment and complement the overall
design of the development. Minimal site lighting should be maintained in order to provide
safe pedestrian and vehicular movement, while minimizing glare. Sweeping laser and
searchlight beams projected into the sky are prohibited.
Exterior lighting should be designed to meet the functional and security needs of a site or
development,without adversely affecting adjacent properties. Lighting should facilitate the
convenient and safe use of circulation systems and activity centers,for both pedestrians and
vehicles. Lighting can also be used to enhance the appearance of the site's structures and
landscaping.
Light levels off-site shall be evaluated by the Departments of Planning Services and Building
Inspection with regard to impacts on:
Private Property(Residential and Commercial)
Natural Areas
Public Rights-of-Way
FREIGHT RAILROAD YARD
a. All building entrances must be well lighted.
b. The use of colored lights, with the exception of seasonal holiday lighting, is
prohibited
c. All light sources shall be shielded so that light will not shine onto adjacent
properties
d. All exterior lighting shall be installed in such a manner that the light source will
be sufficiently obscured to prevent excessive glare onto public streets
e. The installation of lighting that may be confused with warning signals,
emergency signals or traffic shall not be permitted
COMMERCIAL
a. Poles and fixtures shall be aesthetically
compatible with all other fixtures on site.
b. Install all lighting fixtures so as to shield or r 1
confine light spread to a specific area. �, �jll'i
c. Specify lighting levels that are adequate for visibility, but which shall not create glare for
pedestrians or those operating vehicles.
d. All building entrances must be well lighted.
e. Subject to the provisions of Section II.E.2.b., light poles located within landscaped and
plaza areas shall not exceed twenty(20)feet in height,with a maximum pedestal height
of eight(8) inches.
f. Metal halide or other white light fixtures shall be used in all external lighting appliances;
high-pressure sodium is not allowed in any external lighting application.
g The nighttime illumination of architectural features of a building or accent lighting with
the use of decorative lights that are consistent with the architectural character is
desirable.
h. The use of colored lights, with the exception of seasonal holiday lighting, is
prohibited.
i. All lighting throughout a development should have a single overall unifying theme.
j. All light sources shall be shielded so that light will not shine onto adjacent properties
k. All exterior lighting shall be installed in such a manner that the light source will be
sufficiently obscured to prevent excessive glare onto public streets.
I. The installation of lighting that may be confused with warning signals, emergency
signals or traffic shall not be permitted
m. Background spaces, such as parking lots, should be illuminated as unobtrusively as
possible to meet functional needs of safe circulation and the protection of people and
property.
n. Foreground spaces, such as building entrances, should use lighting that defines the
space without distractions or glare.
o. Light standards shall be in scale with the height and use of the related structure,and the
style of standards and fixtures shall be consistent with the style and character of the use
and architecture of the site.
p. The use of new energy-efficient lighting technology, such as solar-powered fixtures, is
encouraged.
q. Sources of illumination, being lamps or direct images by lamps by reflectors,shall not be
visible from the site.
r. All luminaries shall be down directional and classified as full cutoff where directional
lighting may be avoided
s. Directional luminaries, where used, may not be aimed in a manner where they cause
glare that may negatively impact:
i. Movement of vehicles or equipment
ii. Safety of Personnel on or off site
i. Security
ii. Visual comfort of persons off-site
t. All lighting shall be turned off when not specifically required for safety and security when
the building is not in use.
INDUSTRIAL
a. Poles and fixtures shall be aesthetically compatible with all other fixtures on site.
c. Install all lighting fixtures so as to shield or confine light spread to a specific alva.
c. Specify lighting levels that are adequate for visibility, but which shall not create glare for
pedestrians or those operating vehicles.
d. All building entrances must be well lighted.
e. Metal halide or other white light fixtures shall be used in all external lighting appliances;
high-pressure sodium is not allowed in any external lighting application.
f All lighting throughout a development should have a single overall unifying theme.
g. All light sources shall be shielded so that light will not shine onto adjacent properties
h All exterior lighting shall be installed in such a manner that the light source will be
sufficiently obscured to prevent excessive glare onto public streets.
i. The installation of lighting that may be confused with warning signals, emergency
signals or traffic shall not be permitted
j. Background spaces, such as parking lots, should be illuminated as unobtrusively as
possible to meet functional needs of safe circulation and the protection of people and
property.
k. Foreground spaces, such as building entrances, should use lighting that defines the
space without distractions or glare.
I. Light standards shall be in scale with the height and use of the related structure,and the
style of standards and fixtures shall be consistent with the style and character of the use
and architecture of the site.
m. The use of new energy-efficient lighting technology, such as solar-powered fixtures, is
encouraged.
n. Sources of illumination, being lamps or direct images by lamps by reflectors,shall not be
visible from the site.
o. All luminaries shall be down directional and classified as full cutoff where directional
lighting may be avoided
p. Directional luminaries, where used, may not be aimed in a manner where they cause
glare that may negatively impact:
i. Movement of vehicles or equipment
ii. Safety of Personnel on or off site
iii. Security
iv. Visual comfort of persons off-site
q. All lighting shall be turned off when not specifically required for safety and security when
the building is not in use.
2. Location/Placement
a. Building/Design Lighting
FREIGHT RAILROAD YARD
a. Lighting that accents building features and creates visual interest is permitted
COMMERCIAL
i. Lighting that accents building features and creates visual interest is permitted,
provided that design continuity is maintained among buildings.
a) Lighting fixtures mounted directly on structures may be allowed when used to
enhance specific architectural elements, or to help establish scale or provide
visual interest.
b) "Wall Paks" are permitted only in loading and service areas, and should be
down-lit and shielded from view.
c) Illuminators or fixtures used to light building mounted signage, building façades,
or pedestrian arcades should be integrated into the building's architectural
design,and shall not compromise the health,safety or welfare of the community.
d) Consideration should be given to highlighting entrances,art,terraces and special
landscape features.
INDUSTRIAL
a. "Wall Paks"are permitted only in loading and service areas, and should be down-lit
and shielded from view.
b. Parking Lot Lighting
i. Parking lot lighting should be unobtrusive and provide safe light for parking lot
activity.
a) Ensure that all parking lot light fixtures are similar in design for all surface-
parking areas.
b) Metal halide lighting with a concealed light source of the"cut-off'variety should
be used to prevent glare onto adjacent buildings and sites.
c) Separate pedestrian scale lighting should be provided for all pedestrian ways
through parking lots.
d) The maximum height of parking lot poles shall be thirty-five (35)feet measured
from finished grade. Exceptions to this requirement may be proposed at time of
land use application.
e) Light poles shall be located within medians wherever possible,and shall have a
maximum base height of three (3)feet.
c. Pedestrian Area Lighting
i. Walks shall be lighted for the safe
passage of pedestrians, as should areas
that are dangerous if unlit, such as stairs,
ramps, intersections and underpasses.
ii. Use of lighting bollards or other low level
fixtures is encouraged to identify
pedestrian walkways and drop-off areas
at entrances to buildings.
iv. All primary walkways, steps or ramps along pedestrian routes shall be illuminated.
v. The use of incandescent or metal halide lamps is strongly encouraged.
vi. Building mounted fixtures should be used for walkways or plazas near buildings.
d. Landscape Lighting
i. Landscape lighting should enhance or complement, not overshadow, landscaping.
ii. Landscape lighting should be designed to be effective during all seasons of the year,
and through the life of the landscape.
iii. Wherever possible,fixtures shall be concealed (e.g., in trees behind rocks)in order
to control glare and avoid extreme bright spots on the surrounding landscape.
e. Site Security Lighting
i. Site security lighting should not impact negatively upon the site, building architecture,
or adjacent properties.
ii. No light source (e.g., bulb)shall be directly visible from adjacent properties, except
those that are motion-or IR-activated,and which remain lit for no more than one(1)
minute per activation.
iii. Only as much illumination as is necessary to provide safety and security of the
affected area should be used.
Light Intensity
a. A photometric lighting plan is required for all new commercial and industrial
development, in order to ensure adequate and appropriate light levels throughout the
development.
i. The current Lighting Handbook and Recommended Practices of the Illuminating
Engineering Society shall be the guide for all lighting designs.
b. The following levels of illumination shall be maintained at the maximum intensity
level:
Retail Industrial
i. Building Entrances 5.0 foot-candles 5.0 foot-candles
ii. Sidewalks (within development) 2.0 foot-candles 2.0 foot-candles
iii. Bikeways (within development) 1.0 foot-candle
iv. Courts/Plazas/Terraces 1.5 foot-candles
v. Ramps 5.0 foot-candles
vi. Stairways 5.0 foot-candles
vii. Waiting Areas 5.0 foot-candles
viii. Underpasses 5.0 foot-candles
ix. Parking Lots 5.0 foot-candles 3.0 foot-candles
x. Roadways 2.0 foot-candles 2.0 foot-candles
xi. Loading Docks 5.0 foot-candles 5.0 foot-candles
Illuminated areas shall be measured as: Area in minimum average, maintained
horizontal,foot-candles that are measured at the average point of illumination between
the brightest and darkest areas three (3)feet above the ground surface.
c. Site lighting should provide consistent levels of illumination, avoiding irregular pockets
(either bright or dark).
Minimum Recommended Lighting Levels
Commercial Industrial
Building Area 1.0 1.0
Walk/Paths 1.0 0.6
Parking Lots 1.0 - 2.0 0.6 - 1.0
Street Lighting 0.8 - 1.2 0.6 - 0.9
Loading Docks 2.0 2.0
F. UTILITIES
All new electrical, cable and phone utilities should be installed underground to minimize
unsightly visual impacts.
G. LANDSCAPING
1. General
Landscaping is an integral component of freight railroad yards, commercial and industrial
development, and a high quality landscape plays an important role in enhancing the quality
of life of the community. Landscaping is extremely important for enhancing the quality of
development in the area. Trees, shrubs and other plantings add greatly to the aesthetic
appeal while controlling erosion, reducing glare,moderating temperatures,buffering sounds
and blocking or diverting wind. As no single landscaping plan can be prescribed for all
developments due to differing land features, topography and soils, these guidelines
encourage flexible and creative landscape designs.
Landscaping must be sensitive to the characteristics and maintenance requirements of the
planting selected. Plant species that are hardy for the climate and soil conditions in the area
that can tolerate traffic, are resistant to disease and insects and whose maintenance needs
can be met should be selected.
All improvements should consider the context of the area and the region,as a whole as well
as people that will use the spaces. The character of this area is defined by the views of the
Front Range of Colorado and large, open expanses of undeveloped land. Development
within this area should strive to fit into this open, expansive environment while creating
comfortable, functional, environmentally sensitive places. The following landscape
standards set minimum requirements for development within the area.
Landscaping for freight railroad yards, commercial and industrial areas within each
building site shall serve to: 1)enhance the aesthetics of freight railroad yards, commercial
and industrial development, 2) create a pedestrian friendly environment, 3) break up the
mass of buildings, 4) soften architectural materials, 5) provide screening of service
structures, 6)enhance the streetscape/parkway environment,7)define building and parking
area entrances, 8) provide shade and climate control, 9) control airborne particulates and
10) serve as buffers between incompatible land uses or site areas. Drought tolerant plant
species that are native to the region, or otherwise suitable to the climate, should be used.
2. Guidelines
Landscape plans shall utilize the following Xeriscape design principles to promote water
conservation:
1. Approved planting schemes;
2. Appropriate turf selection to minimize the use of bluegrass;
3. Use mulch to maintain soil moisture and reduce evaporation;
4. Plant materials with similar microclimatic needs and water requirements should be
clustered together when designing and installing the landscape improvements;
5. Improve the soil with organic matter if needed;
6. Provide for efficient irrigation; and
7. Proper maintenance and irrigation schedules.
The use of native species should be maximized. Where native plant material is not
appropriate for the intended use or appearance, species that are regionally adapted and
noninvasive may be used. Landscape improvements shall consist of a variety of species to
enhance the visual aspect, as well as the functional aspect(such as shading, windbreaks,
etc.)of the landscaped area.
Fescue, brome/fescue or other drought-tolerant turf types shall be used in lieu of bluegrass,
where heavy foot traffic is not anticipated.
Buildings and parking areas should be located in a manner that will preserve existing healthy
trees of desirable species. Where feasible and appropriate,all individual trees of a desirable
species, of four-inch caliper size or larger,and groupings of small trees shall be preserved.
Site design and construction techniques shall be used to minimize the impact on those trees
and assure their survival. This requirement is not intended to prevent the removal of
unhealthy trees in conjunction with site development.
Whenever the use of a property to be developed or redeveloped will conflict with the
reasonable use of an adjoining property, a buffer zone should be constructed between the
two(2)uses(see Landscape Buffer Diagram). The buffer may be accomplished through the
use of a combination of setbacks, berms, plantings, low walls and fencing. However, in no
event shall a fence be the only screening material used. The buffer shall moderate the
impact of noise, light, unattractive visual elements and traffic.
Landscape Buffer
Provide a Landscaped Buffer Between Dissimilar Uses
Landscape improvements shall be integrated into the overall site design for each property.
New landscaped areas should be designed and constructed in a manner that maximizes
their connection within the site, as well as to other natural and landscaped areas off-site.
Small isolated islands of landscaping should be minimized except as required in parking lots
and for screening along roadways or adjacent properties.
In order to provide for ongoing health and appearance of landscape improvements, all
landscaping shall be maintained and replaced by the landowner as necessary. The property
owner shall be responsible for proper pest control, irrigation, fertilization, pruning and other
maintenance of the landscape. Plant materials exhibiting evidence of insect or disease
infestation or other damage shall be appropriately treated. Dead plant material shall be
removed and replaced.
Unless the landscape improvements were installed by the partners of this intergovernmental
agreement, or other public or quasi-public entity, e.g., the commercial/industrial owners
association or their assignees shall be responsible for maintenance of landscaping within
the portion of the right-of-way between the back of curb(or edge of shoulder if no curb)and
the adjacent property line.
Landscaping plans should be designed and constructed to minimize the loss of solar access
on adjacent properties.
v. Adiacent to Public and Private Roadways
The corridors along perimeter arterial and collector streets and internal roads should provide
a visually cohesive open space system. Similar landscape treatments should be used at all
entrances and intersections. Plant materials, massing, spacing, and height characteristics
should reinforce the hierarchy of roadways. Planting and grading should work together to
create a variety of experiences along these roadways and to call attention to open space
amenities. Perimeter edge treatments should establish identity for the project and convey a
high-quality image.
COMMERCIAL
a. Include a combination of manicured and native
natural landscape areas. aM
b. Place annual and perennial planting beds at
entries.
c. Place project identification markers along the
perimeter edge of all commercial and industrial
developments.
d. Design fence and wall surfaces to create landscape pockets.
e. Sod should not be used in planting areas 2 feet or less in width, and may be replaced
with stone (of acceptable size), mulch and the like.
f. Parkway and Median Plantings
i. Vary street tree planting species in medians and parkways. However, maintain the
desired rhythm of plantings by selecting street trees with similar characteristics(i.e.,
height and branching patterns).
ii. Where detached walks parallel to the street are proposed:
a) Provide a minimum of 1 tree per 40 lineal feet of public and private street
frontage between the sidewalk and curb along with fully irrigated sod or other
approved ground cover.
b) Provide an additional 1 tree per 40 lineal feet of street frontage within 10 feet
outside the sidewalk, internal to the development.
c) Provide a minimum of 8 shrubs per tree plus ground cover or grass lawn outside
the sidewalk, internal to the development.
iii. Where attached sidewalks are proposed:
a) Provide a minimum of 1 tree per 20 lineal feet of public and private street
frontage within 15 feet of the edge of the sidewalk.
b) Provide a minimum of 5 shrubs per tree plus perennial flowerbeds,ground cover
or grass lawn within 20 feet of the edge of curb.
iv. Where meandering sidewalks are proposed:
a) Provide a minimum of 1 tree per 20 lineal feet of public and private street
frontage.
b) Accompany the trees with a variety of shrubs and ground covers and make
berms an integral component of the landscape design.
c) Provide a minimum of 8 shrubs per tree plus perennial flower beds,ground cover
or grass lawn.
v. To prevent interference with motorist visibility, plant street trees a minimum of 5 feet
from the back of curb and choose shrubs that do not exceed 24 inches at mature
height.
g. Visually buffer all parking lots adjacent to perimeter roadways with adequate screening
within a planting strip between the public right of way and the edge of the parking lot
pavement, service areas and interior roadways(e.g., gasoline station"pads,"drive-thru
lanes, etc.). Provide adequate shrub plantings to create a dense visual buffer between
parking lots and perimeter roadways. Whenever practical, incorporate berms with a
maximum 5:1 slope within this planting strip.
h. Sight Lines at Intersections and within Medians:
1). Provide adequate lines of sight for an effective sight triangle as measured from the
right of way.
Provide a diversity of landscaping materials at entry drive to development parcels.
i. Provide a minimum of 3 levels of scale, including shade, evergreen, and/or
ornamental trees, shrubs, annual and perennial flowers, and ground covers.
ii. Plant clusters that appear as a cohesive visual element, and that complement the
overall landscape theme and palette.
iii. Integrate the plant design with the entry sign. Plantings should frame or provide a
visual base for the signs.
INDUSTRIAL
a. Include a combination of manicured and
native natural landscape areas. �, ;`
b. Place project identification markers along the perimeter edge of all commercial and
industrial developments.
c. Design fence and wall surfaces to create landscape pockets.
d. Sod should not be used in planting areas 2 feet or less in width, and may be replaced
with stone (of acceptable size), mulch and the like.
e. Parkway and Median Plantings
i. Vary street tree planting species in medians and parkways. However, maintain the
desired rhythm of plantings by selecting street trees with similar characteristics(i.e.,
height and branching patterns).
a) Provide a minimum of 1 tree per 20 lineal feet of public and private street
frontage within 15 feet of the edge of the sidewalk.
b) Provide a minimum of 5 shrubs per tree plus perennial flowerbeds,ground cover
or grass lawn within 20 feet of the edge of curb.
c) To prevent interference with motorist visibility, plant street trees a minimum of 5
feet from the back of curb and choose shrubs that do not exceed 24 inches at
mature height.
f. Visually buffer all parking lots adjacent to perimeter roadways with adequate screening
within a planting strip between the public right of way and the edge of the parking lot
pavement, service areas and interior roadways(e.g.,gasoline station"pads,"drive-thru
lanes, etc.). Provide adequate shrub plantings to create a dense visual buffer between
parking lots and perimeter roadways. Whenever practical, incorporate berms with a
maximum 5:1 slope within this planting strip.
g. Sight Lines at Intersections and within Medians:
1). Provide adequate lines of sight for an effective sight triangle as measured from the
right of way.
h. Provide a diversity of landscaping materials at entry drive to development parcels.
i. Provide a minimum of 3 levels of scale, including shade, evergreen, and/or
ornamental trees, shrubs, annual and perennial flowers, and ground covers.
ii. Plant clusters that appear as a cohesive visual element, and that complement the
overall landscape theme and palette.
iii. Integrate the plant design with the entry sign. Plantings should frame or provide a
visual base for the signs.
vi. Adiacent to Abutting Property
Visual buffers should be provided between similar land uses to accomplish transitions
and to mitigate potential conflicts between dissimilar uses.
a. Between similar uses(i.e.,where the adjoining uses are each permitted in the underlying
zone district): Provide a minimum 10 foot wide buffer planting strip next to a perimeter or
internal property line containing 1 tree for every 20 lineal feet of property line and
appropriate shrubs, ground cover and/or turf areas.
b. Between dissimilar uses(i.e.,where the adjoining uses are not both permitted as a use
by right in the underlying zone district(s)). Provide a minimum 30 foot wide buffer
planting strip incorporating an average 3 foot high berm, having a 5:1 slope,containing a
minimum of 1 tree for every 20 lineal feet of property line and a screen hedge
incorporating both deciduous and evergreen shrubs a minimum of 3 feet in height (at
maturity)along a minimum of 50% of this perimeter area. A combination of berm and
fence configuration is encouraged.
Whenever the use of a property to be developed or redeveloped will conflict with the
reasonable use of an adjoining property, a buffer zone should be constructed between the
two(2)uses(see Landscape Buffer Diagram). The buffer may be accomplished through the
use of a combination of setbacks, berms, plantings, low walls and fencing. However, in no
event shall a fence be the only screening material used. The buffer shall moderate the
impact of noise, light, unattractive visual elements and traffic.
Landscape Buffer
Provide a Landscaped Buffer Between Dissimilar Uses
c. Common/Shared Access Drives:
i. Provide a minimum 8 foot wide buffer strip along both sides of a shared access drive
when no sidewalk is included.
ii. Provide a minimum 12 foot wide buffer strip along both sides of a shared access
drive where a sidewalk is included.
5. Parking Lot Landscaping
Parking lots are necessary features of building sites that can, if not designed properly,
visually detract from the overall development character. Parking lots should be designed to
blend with each building site's character using landscape plantings and grading. Parking lot
landscaping must be designed so as not to obstruct the views of vehicle drivers.
COMMERCIAL
All commercial development parcels shall provide a minimum of twenty percent (20%) of
landscaped area. This area does not include building footprints, the hard surface or
landscaped areas of parking lots or driveways. However, it can include sidewalks and other
pedestrian paths(not within the parking lot),outdoor plazas,water features and any required
landscaped setbacks
a. Use low, opaque walls and/or flowering plants combined with berms and/or raised
planters to create a dense visual buffer of parking areas from peripheral streets or
frontages.
Berms and shrub or tree planting shall be used to screen parking lots from view of the
roadway. Berms can vary in height, depending on location and proximity of existing
trees. Berms shall have smooth transitions from the top of the curb to the setback line
so as not to create snow traps, with allowance made for placement of the sidewalk.
Grading of berms shall not be rough or abrupt.
Landscaping techniques shall be used to alleviate the harsh visual appearance that
accompanies parking lots. At least seventy-five percent (75%) of the length of the
frontage of the parking lot must be screened
b. Lower the grades of parking lots below existing street elevations to aid in obscuring
views of automobiles,while promoting views of architectural elements of the structures
beyond.
c. A minimum of 1 canopy shade tree per 8 parking spaces is required in all parking lots,to
be planted in islands, medians, and perimeter areas adjacent to lots (excluding
streetscape tree plantings).
At least ten percent (10%) of the area of a parking lot must be landscaped if the lot
contains ten (10) or more spaces. This ten percent (10%) is in addition to the twenty
percent (20%) of the entire lot area that must be landscaped. At least seventy-five
percent(75%)of the required landscape area shall include living plant material.
d. Utilize landscaped islands and medians to improve the definition of circulation patterns,
provide shading for paved areas and break up continuous rows of parking.
e. Landscaped Islands
i. Provide a minimum 10 foot wide landscaped island at the end of every row of
parking, equal in length to the length of the parking space(s).
ii. Provide a minimum of 2 canopy shade trees in each island with a minimum mature
canopy of 20 feet.
iii. In addition to the trees, plant each island with a minimum of 8 shrubs, not exceeding
3 feet in height at maturity.
f. Landscaped Medians
i. Place landscape medians between every
other parking bay in lots for more than 75
cars.
ii. Where walkways in medians will not be
utilized, the medians may be reduced to a
width of 8 feet.
iii. Provide a minimum of 1 canopy shade tree and 8 shrubs for each 30 lineal feet of
median.
iv. The use of landscape medians is encouraged as a transition slope between parking
bays on hillside parking lots (maximum slope of 4:1).
g. Loading, service and storage areas visible from the public rights-of-way or adjacent
properties must be screened with an opaque screen that is an integral part of the
building architecture or landscape design. Chain link fencing with slats,fabric, plastic
or similar integrated fence materials,tires or used building materials are not acceptable
screening.
g. Where head-in parking occurs, locate all shrubs a minimum of 3 feet from the edge of
the parking lot curb.
INDUSTRIAL
All industrial development parcels shall provide a minimum of fifteen percent (15%) of
landscaped area. This area does not include building footprints, the hard surface or
landscaped areas of parking lots or driveways. However, it can include sidewalks and other
pedestrian paths(not within the parking lot),outdoor plazas,water features and any required
landscaped setbacks
a. Use low, opaque walls and/or flowering plants combined with berms and/or raised
planters to create a dense visual buffer of parking areas from peripheral streets or
frontages.
Berms and shrub or tree planting shall be used to screen parking lots from view of the
roadway. Berms can vary in height, depending on location and proximity of existing
trees. Berms shall have smooth transitions from the top of the curb to the setback line
so as not to create snow traps, with allowance made for placement of the sidewalk.
Grading of berms shall not be rough or abrupt.
Landscaping techniques shall be used to alleviate the harsh visual appearance that
accompanies parking lots. At least seventy-five percent (75%) of the length of the
frontage of the parking lot must be screened
b. Lower the grades of parking lots below existing street elevations to aid in obscuring
views of automobiles,while promoting views of architectural elements of the structures
beyond.
c. A minimum of 1 canopy shade tree per 8 parking spaces is required in all parking lots,to
be planted in islands, medians, and perimeter areas adjacent to lots (excluding
streetscape tree plantings).
At least ten percent (10%) of the area of a parking lot must be landscaped if the lot
contains ten (10) or more spaces. This ten percent (10%) is in addition to the fifteen
percent (15%) of the entire lot area that must be landscaped. At least seventy-five
percent(75%) of the required landscape area shall include living plant material.
d. Landscaped Medians ;
i. Place landscape medians between every
other parking bay in lots for more than 100 •
cars.
ii. Where walkways in medians will not be
utilized, the medians may be reduced to a
width of 8 feet.
iii. Provide a minimum of 1 canopy shade tree and 8 shrubs for each 30 lineal feet of
median.
iv. The use of landscape medians is encouraged as a transition slope between parking
bays on hillside parking lots (maximum slope of 4:1).
e. Loading, service and storage areas visible from the public rights-of-way or adjacent
properties must be screened with an opaque screen that is an integral part of the
building architecture or landscape design.
f. Where head-in parking occurs, locate all shrubs a minimum of 3 feet from the edge of
the parking lot curb.
6. Building Site Landscaping
The coordination of landscape design for individual building sites and larger, multi-parcel
projects is essential for creating a consistent, high-quality character. A coordinated design
unifies the various buildings and strengthens the cohesiveness of the development.
Individual landscape treatments for building sites should compliment the roadway
landscapes, create distinctive settings for buildings, reinforce the design of the open space
systems, and provide amenities for pedestrians.
COMMERCIAL
a. Use landscaping that is of appropriate scale relative to the proposed adjacent structures.
b. Intensify landscaping at building entrances.
c. No less than twenty-five (25%) percent of the building perimeter shall be planted with
multi-stemmed ornamental trees, shrubs, perennial flowers, and ground cover.
Emphasis should be given to landscaping along the front building elevation. Provide
additional landscaping around the perimeter of buildings to soften the edge between
sidewalks/parking lots and structures.
d. Protect landscaping from vehicular and pedestrian encroachments with raised
planting surfaces, depressed walks, and/or curbs.
e. Use clay, concrete, or wood containers with flowering annual and perennial plants to
enhance sidewalk shops, plazas and courtyards.
f. Minimum Landscape Area required within each building site and within the entire
development shall be 30%.
g. Landscaping within Public Easements
i. Landscaping within public easements is limited to shrubs, ground cover, and small
ornamental trees. No canopy/shade trees may be planted within such easements.
ii. Berms are generally acceptable within public easements in conjunction with plant
material. Berming is not to be used instead of plant material.
INDUSTRIAL
a. Use landscaping that is of appropriate scale relative to the proposed adjacent structures.
b. Intensify landscaping at building entrances. Not required if the building is for
maintenance of vehicles or storage of equipment
c. No less than fifteen(15%)percent of the building perimeter shall be planted with multi-
stemmed ornamental trees, shrubs, perennial flowers, and ground cover. Emphasis
should be given to landscaping along the front building elevation. Provide additional
landscaping around the perimeter of buildings to soften the edge between
sidewalks/parking lots and structures.
d. Protect landscaping from vehicular and pedestrian encroachments with raised
planting surfaces, depressed walks, and/or curbs.
e. Minimum Landscape Area required within each building site and within the entire
development shall be twenty(20%) percent.
f. Landscaping within Public Easements
i. Landscaping within public easements is limited to shrubs, ground cover, and small
ornamental trees. No canopy/shade trees may be planted within such easements.
ii. Berms are generally acceptable within public easements in conjunction with plant
material. Berming is not to be used instead of plant material.
7. Landscape Irrigation and Water Conservation
Every effort should be made to conserve water by utilizing alternative means for maintaining
a suitable landscape environment.
a. Incorporate xeriscape concepts into the landscape design of each freight railroad yard,
commercial and industrial development without compromising the intent to establish
significant visual amenities through landscaping. For example:
i. Incorporate a"zoned planting scheme"to reduce water demand by grouping similar
varieties of plants that are drought and disease tolerant.
ii. Use drought tolerant plant species suitable to the climate that have minimum
watering and pruning requirements.
iii. The use of water conserving grasses,such as fescue sods, is encouraged. Limit the
use of bluegrass. All areas to be planted should receive, at minimum, a soil
amendment of 3 cubic yards per one thousand (1,000)square feet.
iv. Incorporate heavily mulched planting beds to aid in retaining moisture and to make
planting areas easier to maintain. Improve the soil prior to planting for better water
absorption and retention.
v. Incorporate advanced irrigation measures and scheduling. Install an efficient
automatic irrigation system that will incorporate water conservation measures.Spray
heads are recommended for lawn and ground cover areas, with drip irrigation for
shrubs and trees.
b. The developer is encouraged to investigate alternative sources of irrigation water for all
landscaped areas. Alternative sources shall be owned and maintained by the developer
or an association formed for such purpose.
8. Landscape Standards and Plant Material Selection
For a strong visual impact plants should be used in masses of the same species. Random
spotting of many different types is not appropriate. Planting should reinforce the site
planning concepts and complement architectural forms. Plant materials selections are
encouraged from the Recommended Plant Materials List.
a. Landscape Zones:
Depending on the size and magnitude of an individual parcel, the project's landscape
areas should be divided into one or more of the following basic zones:
i. High Maintenance Zone (located at site and building entrances and pedestrian
areas.)This zone may include:
a) Manicured lawns which require weekly mowing and regular watering (including
blue grass sod or fescue grasses)
b) Formal plantings of trees and shrubs
c) Planters, with annuals and perennials
ii. Medium Maintenance Zone (located along perimeter roadways) this zone may
include:
a) Drought tolerant grasses that require less water and maintenance (but still
provide a manicured green look during the growing season—including fescue-
type grasses)
b) Large shrubs
c) Large specimen trees
iii. Low Maintenance Zone (located in environmentally sensitive areas, along
waterways and the balance of the site). These may include:
a) Natural areas and native grasses (which require very low water and
maintenance)
b) Existing vegetation
c) Drought resistant plant species
d) Meadow-like/open fields
e) Wetlands areas
b. Selection of plant materials is encouraged from the Recommended Plant Materials List,
see Appendix 26-G, and in light of the following standards and guidelines:
i. Select plant materials based on suitability to climate, setting and compatibility with
other development plantings, character and functions.
ii. Select plant materials that are free of disease and harmful insect problems.
iii. The quality of plant material selected will follow the guidelines of the "American
Standard for Nursing Stock" by the American Association of Nurserymen.
iv. Proper drainage is required for all major plantings to ensure the establishment of a
good root system and healthy growth.
v. The installation and ongoing, regular, maintenance of landscaping shall generally
follow the procedures set forth by the American Association of Landscape
Contractors and its local agencies.
vi. All landscaping and landscape material shall be backed by a warranty of the owner
and the Contractor for a minimum of one year, as detailed in the Subdivision
Improvement Agreement.
vii. A performance guarantee is required to ensure completion of landscaping.
viii.Artificial plants of any type, size or color are not allowed as exterior landscaping
within any development parcel.
c. Encourage the use of water conserving landscapes by minimizing irrigated sod areas
(such as blue grass) that require significant watering and maintenance. In general,
where grass lawn areas are used, choose a species that will require low maintenance in
cutting and less watering than typical blue grass (fescue sods are encouraged).
d. Grasses should provide an immediate cover and sod is recommended. In less
irrigated/non-irrigated areas, plant various grasses in groupings for effect.
e. Choose plant materials that provide variety and year-round color and screening. Select
materials that highlight each season:
i. Spring: Flowering plants
ii. Summer: Shade
iii. Fall: Leaf color
iv. Winter Branch form and texture; evergreen
f. Edging is required to separate grass areas from shrubs, ground cover and mulch.
g. Utilize porous paving materials for paths, plazas,etc., such as patio bricks, inter-locking
pavers, concrete stepping-stones and/or sandstone.
h. Plant annual and perennial flowerbeds in visible areas such as pedestrian plazas and
building entries.
i. Mulching:
i. All planting beds should be mulched with wood or decorative rock to stabilize soils,
control erosion, and conserve water use.
ii. Use organic mulch materials that are best suited and adapted for the local area.
iii. Decorative rock may not constitute more than 50% of the total mulched area.
iv. Rock mulch is discouraged in landscaped islands within parking lots.
j. Use landscape or weed barrier fabric within all shrub beds and mulched areas to control
weeds.
k. All Landscape Plans should be prepared by a qualified or registered Landscape
Architect.
9. Planting Size Standards
An immediate landscape impact is desired within all commercial and industrial
developments,and to facilitate this, minimum plant size standards are required. Larger sizes
are encouraged.
a. Provide landscaping according to the following minimum sizes:
i. Deciduous shade/canopy trees: 2.0" calipers
ii. Ornamental trees: 2.0" caliper
iii. Evergreen trees: 6'-8' height(with a minimum of 25% 8' in height)
iv. Multi-stem Ornamentals: 8'-10' height
v. Shrubs: 5 gallon container
vi. Vines: 1 gallon container
vii. Ground Cover/Perennials: 2-1/4" pots, 6" Triangulation
10. Landscape Maintenance and Replacement
The property owner is responsible for providing, protecting and maintaining all landscaping
in a healthy and growing condition.
a. The commercial/industrial owners association or property owner or their assignees, if no
association is present will remove and replace dead or diseased plant materials
immediately with the same type, size and quantity of plant material as originally installed.
b. Avoid replacing landscape materials during the dry winter months between December
and February and in midsummer(July and August).
11. Existing Vegetation
Special attention should be paid to preserving within each commercial and industrial
development those natural features and vegetation which are significant because of their
unique character, history, size, variety, or growth habits. This includes all mature trees
greater than 3 inches in diameter and significant understory plants and shrubs.
a. Provide an inventory of all existing trees and significant woody vegetation that identifies
size, health, and species and trees to be retained and removed. The inventory is to be
prepared by a botanist, licensed arborist or landscape architect.
b. Locate site and building improvements to preserve significant natural vegetation.
c. Preserve and incorporate into the landscape plan,any existing healthy tree 6"caliper or
larger and located more than 20 feet from any proposed building location. Preserve all
trees over 24" caliper unless deemed unhealthy or unsuitable for preservation.
d. During construction of site improvements, erect suitable protective barriers (generally
located beyond the drip line), around trees to be preserved, making sure trunks,
branches and root structures are not damaged by construction equipment.
e. Incorporate tree wells or retaining walls as necessary in the landscape plan to protect
existing trees. Maintain historic drip lines.
12. Site Furniture and Features
Site furnishings include benches, waste receptacles, planters, railings and bollards. Visual
consistency of these elements is desired throughout each development.All components of
outdoor site furniture should be low maintenance, highly durable and resistant to vandalism
and theft.
a. Outdoor Seating
i. Use outdoor seating that is comfortable, attractive, durable and easy to maintain.
ii. Locate benches at major building entryways, drop-off areas, pedestrian courtyards
and plazas.
iii. Locate benches in areas that receive direct sunlight in the winter,are sheltered from
winds and shaded in the summer.
iv. Where seating is fixed, provide a variety of arrangements(both linear and grouped),
which accommodate two (2)to six(6) persons.
v. Picnic tables or similar shall be screened from public rights-of- way and adjacent
properties, complexes or structures.
b. Planters and Waste Receptacles
i. Design planters and waste receptacles to coordinate with other furniture.
ii. Use materials and colors similar to those used for benches.
c. Tree Grates
i. Use tree grates to prevent excessive soil compaction and to give added interest to
the pavement. Choose tree grates that are fabricated of a strong,durable material. In
areas that receive heavy use, tree guards may be appropriate to give added
protection to young trees.
d. Trash dumpsters
i. Provide a concrete pad a minimum of 8 feet wide to provide truck access to
dumpster locations.
ii. Enclose and landscape around all trash dumpsters.
G. WALLS AND FENCING
1. General
Fences and walls should be decorative in nature, and generally contribute to the visual
quality of the project or development,while being by design as unobtrusive as possible. A
combination of fencing and landscaping should be incorporated wherever practicable. A
permit shall be required for all walls.
2. Requirements M4l `
fit
sums wAIL RE
a. Make screening for loading docks and service areas a
minimum of 6 feet high and constructed of the same
materials and finishes as the main building.
b. All authorized outside storage shall be screened.
c. Screen from view all outdoor areas used for the display, storage, or sale of seasonal
inventory. Use fencing, walls, and/or landscaping.
f. Screen all utility equipment, meters and transformers from view with fencing, walls,
and/or landscaping.
3. Design and Materials
Walls and fencing shall be constructed of material(s) that are compatible with, and
complementary of, the adjacent building architecture.
a. Retaining walls in excess of thirty(30) inches in height should be avoided whenever a
reasonable alternative is available.
b. Perimeter fences and walls (those forty-two (42) inches in height or greater) shall
incorporate 360-degree architecture.
c. Chain-link and related fencing shall not be used without the written approval of the
Planning Director, on a location-by-location basis.
d. Fences and walls shall be constructed from durable material such as stone,brick, metal
having a dark finish (e.g., wrought iron), vinyl or any combination approved by the
Planning Department. Wood shall not be used exclusively as a primary material for
perimeter fencing.
e. Concrete walls are permitted only when faced with masonry or stone, or if the surface is
scored or textured.
4. CRIME PREVENTION THROUGH ENVIRONMENTAL DESIGN PRINCIPLES
Crime Prevention Through Environmental Design, CPTED, is based on the idea that the proper
design and effective use of the built environment can lead to a reduction in the incidence and
fear of crime, and an improvement in the quality of life. In other words, if a site is laid out well,
the likelihood of it being targeted for a crime may be reduced. All commercial and industrial
developments platted after the effective date of these Commercial and Industrial Design
standards will include as part of the review process compliance with the basic CPTED principles
listed below:
1. Natural Surveillance is the placement of physical features, activities and people in a way
that maximizes visibility and utilizes design features to increase the visibility of a property
or a building.
2. Natural Access Control is the physical guidance of people coming and going from a
space by the judicial placement of entrances, exits, fencing, landscaping and lighting.
3. Territoriality is the use of physical attributes that express ownership such as fences,
signage, landscaping, lighting, pavement designs, etc.
IV. FREIGHT RAILROAD YARD, COMMERCIAL AND INDUSTRIAL BUILDING DESIGN
A. Architectural Design
1. General
The architectural design of commercial and industrial structures shall consider,
accommodate, the overall Uniform Baseline Standards to create and enhance the livability
and ambience of the community, while creating or contributing to a unique sense of place.
In areas with existing structures, the architectural design of new projects should serve to
enhance, rather than detract from, existing design.
2. Setbacks
FREIGHT RAILROAD YARD
a. Setbacks from adjacent Collector, Minor Arterial, Arterial and Strategic roadway
corridors is a minimum of one hundred (100)feet.
b. Setbacks are measured from property lines after dedication or reservation of all
required future rights-of-way.
COMMERCIAL AND INDUSTRIAL
The setback of buildings, structures or parking lots along streets and roadways is an
important component in creating a visually pleasing and sensitive edge treatment for
development. Variation from a uniform building or parking lot alignment along streets and
roadways is generally appropriate,to add interest to the streetscape; however,where there
is a strong and established character of alignment, it may be more appropriate to align with
existing building facades, fences or parking lots. Setbacks can also be used to provide
space for buffering structures and/or parking lots from streets and public rights-of-way where
needed.
In newly developed areas, encourage variation of building setbacks to add interest and/or
improve the appearance of the streetscape, allow for differences in building height and
mass, or to accommodate natural or man-made constraints such as topography, existing
trees or utility lines.
In developed areas, where there is an established and identifiable setback, new
development shall be designed to align with existing setbacks, to the extent practicable.
Setbacks shall be measured from the edge of the future street right-of-way.
Setbacks shall be landscaped and,where additional screening is needed, berming shall be
incorporated into the setback.
Signage placed within landscaped setbacks shall be integrated into the design of the site's
frontage and conform to baseline sign standards
When aboveground utility facilities (i.e., vaults, pedestals, etc.) are proposed within a
landscaped setback, such facilities shall be placed in a location and manner that allows for
screening of the facilities, while providing adequate access to such facilities.
Locating parking lots between the front of the building and the public right-of-way is
discouraged. Parking lots should be located on the sides or behind buildings. The
surrounding of buildings or wrapping of project perimeters with parking lots is strongly
discouraged.
Setbacks from primary roadway corridors is100 feet from future rights-of-way line and fifty
feet from future rights-of-way line for secondary roadway corridors.
c. Building and parking lot setbacks are measured from property lines after dedication of all
required future rights-of-way.
d. Building setbacks are based on a maximum building height of thirty-five (35) feet
buildings approved with heights in excess of thirty-five(35)feet have additional setback
requirements.
e. The following building and parking lot setbacks shall apply, unless specifically waived in
writing by the Department of Planning Services:
BUILDING PARKING
CATEGORY SETBACK SETBACK
Arterial and Collector Streets 50 fta 25 ft
Local Streets 35 ft 25 ft
Internal Access Drivesb 20 ft 20 ft
Interior Property within the commercial and 20 ft 10 ft
industrial development
Other Property Line adjacent to Non-Residential 20 ft 10 ft
property
Other Property Line adjacent to Residential or 50 ft 25 ft
Public Property'
a. 40 feet with 100% landscaping between the Property Line and the building (no
parking or paving within this area).
b. Primary, private,access drives that connect to public streets. Sidewalks may be
situated within these setbacks (measurement from the face of the nearest curb
along the drive.)
No wall of any drive-thru business, liquor store, car wash or automobile service
station is permitted within 100 feet of any residential district boundary.
d. At minimum, a masonry wall of no less than eight(8) feet in height is required
within the setback area adjacent to residential or public property. Additional
buffering, such as increased wall height and intensive landscaping may be
required. Fencing may also be considered in limited applications, in conjunction
with berming, increased setback and intensive landscaping.
d. For infill development the setbacks shall conform to the requirements of the underlying
zone district
3. Coordination of Design
The use of "360-degree" architecture shall be required for all commercial and industrial
structures; all sides of all structures shall be subject to the same architectural style,
materials, and details as the front elevation.
a. All structures within a development, shall �,
maintain a consistent style/ architectural •- al
u ....A
[Campus Design]theme;this includes all"pads" ;: ; ,_•
within a retail development, and/or other a4 0- : lit
accessory structures. ₹ .g
b. In general, buildings should be oriented in emeo.,
relation to one another so as to create uw.a Arg1Nt. XA WIWI** iIi� MT
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meaningful pedestrian plazas or corridors. ••t4 ens.
4. Building Height and Massing
Building heights should be minimized and of compatible scale with existing or planned
development; the base of each building should appear to be "weightier" or "anchored"
closely to the ground (through the use of heavier, larger or darker building materials),
although actual building heights are expected to vary, in particular adjacent to major public
roadways and, possibly,along the perimeter of the development. Buildings should provide
visual interest at the scale of the pedestrian, which appear to both reduce mass and relate
to local architectural character. Buildings should relate to geographical features and one
another in their massing and forms; "box-like" structures comprised of large or plain
unarticulated vertical surfaces shall not be acceptable.
The height of buildings is a major factor in defining the character of an area or region.
Building height can impact important views and view corridors, limit access to sunlight,
increase shade and affect the level of privacy in residential neighborhoods and
developments.
In some areas, taller buildings may be appropriate, especially around the existing or
proposed Interchanges. The interchanges provide an opportunity to cluster higher density
development in those areas that have the best vehicular access.
Building height plays a significant role in establishing the scale and character of an area
and/or region, the building placement must be carefully considered with respect to existing
structures, topography and views.
The height of a building shall be compatible with its site and existing (or planned)adjacent
buildings. The relationship between height and bulk shall be considered in determining
where additional height may be appropriate.
Commercial and industrial structures should 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.
Where multiple buildings are proposed on a development parcel, buildings should be
oriented to allow views into the project as well as preserving high quality views through the
project, e.g., views of the Front Range.
Avoid large square or rectangular box-like structures by incorporating vertical and horizontal
articulation into the building design
a. The maximum height of any commercial and industrial building shall be consistent with
that described within the appropriate zoning district,-Architectural elements(e.g.,domes,
towers, spires, crosses)may exceed the maximum
height limit for the district.
i
New development should relate to adjacent open _
space and be compatible with, and transition from, I�sin
ri
the height of adjacent existing or planned �' � ' ' --r' —'
EmsTl«L «ew Wwu'K E1gt.D1M
development. w1w0«c a«wwa
b. Façades in excess of fifty (50) feet in length must incorporate architectural features
and/or treatments to diminish apparent building mass.
c. Similarly, other techniques shall be incorporated for the purpose of reducing the
apparent massing and scale of buildings. The following techniques should be used to
accomplish this requirement; additional techniques proposed by the applicant may be
considered:
i. Variations in facade color and/or texture.
ii. Variations in roof forms and heights of roof elements.
iii. Compositions that emphasize floor lines, or otherwise express rhythms and patterns
of windows, columns, and other architectural features.
iv. Express the position of each floor in the external design:
v. Terracing, articulated structural elements, a change in materials, or the use of belt
courses or similar horizontal trimbands of contrasting color and/or materials can be
used to define floor lines.
vi. Use windows,trellises,wall articulation,arcades,material changes,awnings or other
features to avoid blank walls at ground floor levels.
vii. The use of materials relatable to human proportions, such as brick,tile,and modular
stone. (As well as stucco, glass and decorative tiles.)
viii. Columns, pilasters, canopies, porticos, awnings, brackets, arches or other such
architectural features.
ix. Windows revealing or accentuating indoor amenities and activities.
5. Roof Forms and Materials
Three-dimensional rooftops are encouraged, and a variation in roofline is suggested to
assist in reducing the scale of large buildings. Likewise, rooftops should contribute to the
overall unified appearance of the development, and consideration should be made
regarding their appearance from multiple angles (in particular, higher areas, ground level
and roadways).
a. Continuous rooflines in
excess of fifty (50) feet ,,,r,T;,l; ;.,trir, ;��;r�r����,-�
should be avoided.
b. Flat roofs are prohibited, unless concealed through the use of parapets.
c. Each building should have a defined top,which
can be accomplished with the use of cornices,
caps, parapets, or other features.
d. Roof forms should be designed so as to denote
building elements and functions such as
pedestrian entrances, arcades and porches;
overhanging eaves, sloped roofs and three or
more roof planes may be required.
e. Roof forms should relate to adjacent buildings or
developments. , pp mayamp
f. Flat canopies must be designed so as to create a
strong architectural association with the principal s Let%MS
associated building. Columns must be constructed paler
so as to provide a visual appearance of substance. °F
g. Roof top mechanical units shall be screened from view, using architecturally integrated
screening units, roof parapets or sloped roof forms that appear as integral elements of
the overall building design.
i. If anticipated to be visible from any existing or future surrounding building, property
or street, all rooftop equipment must be painted to match the surrounding rooftop
color(s).
h. Sloped roofs and canopies shall be covered with high quality roofing materials approved
by the Planning Department, such as natural clay tiles, slate, concrete tiles (having
natural texture and color), and high quality standing seam metal roofing, or high profile,
three-dimensional asphalt/fiberglass shingles. Metal roofs shall have a low gloss finish
to reduce glare.
6. Building Materials and Colors
Exterior materials and colors shall be aesthetically pleasing,of a high quality and compatible
with the materials and colors of adjacent or nearby structures.
a. Building Materials
COMMERCIAL
i. Exterior wall materials must be muted, and the use of brick, masonry, stone, fluted
or split-faced block and stucco as primary building materials shall be required.
a) A variance from the requirement to use brick, masonry, stone or stucco as the
primary building material will be considered only when the design and use of an
acceptable alternate building material is incorporated into a set of overall design
guidelines.
ii. Materials for use in conjunction with brick, masonry, stone and stucco include:
a) Pre-cast concrete
i) Must have integral color, contain other materials embedded within and be
articulated with design detailing, or have application of other building
materials to create detailed design interest.
b) Tilt-up concrete panels with brick or stone facing.
c) Wood siding may be considered for use in limited applications, but not as a
primary building material.
iii. Highly reflective materials, such as bright aluminum and glass,are not permitted as
the primary building material, in particular at the pedestrian level.
iv. Large blank, featureless or uniform surfaces are prohibited.
v. The use of heavier materials, such as natural stone and masonry materials, on the
lower three(3)to five(5)feet of buildings to help visually anchor them to the ground
is encouraged.
vi. High quality, low-maintenance materials are encouraged, as are durable building
materials that will age well.
INDUSTRIAL
i. Highly reflective materials, such as bright aluminum and glass, are not permitted as
the primary building material, in particular at the pedestrian level.
ii. Large blank, featureless or uniform surfaces are prohibited.
iii. The use of heavier materials, such as natural stone and masonry materials, on the
lower three (3)to five(5)feet of buildings to help visually anchor them to the ground
is encouraged.
iv. High quality, low-maintenance materials are encouraged, as are durable building
materials that will age well.
b. Building Colors
i. In general, subdued colors typical of the muted native grasses,wood, rocks and soil
of the high Colorado plains natural setting are to be used as primary colors. The use
of warm and darker tones, with low reflectivity is recommended.
ii. Accent and trim colors shall complement and enhance the effect of the primary
building color.
iii. Roof colors shall be muted or otherwise compatible with the dominant building color.
iv. Use of bright colors(including bright white)that may streak,fade or generate glare is
discouraged.
v. A bright or primary color used for accent elements such as door and window frames,
and architectural details may be considered when incorporated into a set of overall
design guidelines.
Prohibited or Restricted Elements— Commercial only
The following examples of prohibited or restricted elements are to be considered an
inclusive, but not exhaustive list of such elements.
a. The use of smooth faced concrete block,tilt-up concrete panels, metal siding, and large
expanses of unarticulated stucco shall be prohibited as a predominant exterior building
material.
b. Building or design elements that may function as signage.
c. Roof lights.
d. Translucent, plexiglass, glossy metal, or backlit vinyl awnings or illumination of such
awnings.
e. Reflective or mirrored glass at pedestrian levels.
Architectural Details
Building Entrances
i. Building entrances should be easily identified through the use of design and
detailing, as well as relate to the human scale.
ii. Locate main entrances to be clearly identifiable from primary driveways and drop-
offs. Incorporate clearly defined, highly visible customer entrances for principal
building within a development. Enhance each entrance with at least four(4)of the
following features; Industrial buildings must incorporate 2:
a. Canopies or porticos;
b. Overhangs;
c. Recesses/projections;
d. Arcades;
e. Raised corniced parapets over the door;
f. Peaked roof forms;
g. Arches;
h. Outdoor patios;
Display windows;
j. Architectural details such as tile work and moldings that are integrated into
the building structure and design;
k. Integral planters or wing walls that incorporate landscaped areas and/or
places for sitting.
iii. Primary entrances should be designed so as to be accessible to handicapped users
without the need for complex ramp systems.
iv. All entrances shall be effectively lit.
v. The use of entranceways as transitions from the building to the ground,through the
use of walls, terraces, grading and plant materials should be considered.
vi. The use of terraces or porticos to define entrances should be considered.
Windows/Glass
i. The use of highly reflective or glare-producing glass with a reflective factor of.25 or
greater is prohibited.
ii. Clear or tinted glass shall be used for storefronts, windows and doors.
iii. The use of windows is required in areas where there exists significant pedestrian
activity, or to assist in breaking up the appearance of blank and/or unarticulated
walls.
a) Windows should generally be for display purposes or to allow for viewing both
into and out of the interior of the building.
Service, Loading and Trash Areas
i. Service areas should be visually unobtrusive and integrated within the overall design
theme of the building or development and landscape,so that the architectural design
features are continuous and uninterrupted.
a) Dumpsters, other trash receptacles and
recycling containers shall not be visible above the height of the surrounding
enclosure that is integral to the building.
b) To enhance the general safety of the dumpster enclosure, the interior ground
area of the enclosure should be clearly visible from the entrance to the
enclosure, with a minimum 8-inch vertical opening.
ii. Service entrances, loading docks, waste disposal areas and other similar uses
should be oriented away from arterial and collector streets, and residential areas;
such areas should be screened with fencing, walls, and/or landscaping consistent
with that used elsewhere within the development.
iii. Location of service areas should be coordinated with adjacent developments, so as
to maximize the use of shared service drives.
d. Mechanical Equipment
i. Ground level mechanical equipment including, but not limited to, compressors, air
conditioners, antennas, pumps, heating and ventilating equipment, emergency
generators, chillers, elevator penthouses,water tanks, stand pipes, solar collectors,
satellite dishes and communications equipment, shall be screened so as to be
visually unobtrusive and integrated within the overall design theme of the building or
development and landscape,so that the architectural design features are continuous
and uninterrupted.
ii. The location of building mounted equipment (e.g., mechanical, refrigeration,
electrical, gutters, downspouts, etc.)must result in these elements being hidden or
screened so as to be minimally obtrusive.
a) Building mounted elements shall be painted or otherwise match the color of the
surrounding building material.
9. Energy Conservation
a. All buildings should be energy efficient to conserve natural resources. Appropriate
design considerations include, but are not limited to:
i. Siting and design should be conducted so as to maximize the use of solar gain,while
not depriving adjacent(existing and proposed) buildings of a similar opportunity.
ii. Orient and cluster buildings so as to take advantage of prevailing summer winds,
while buffering against adverse winter wind conditions.
iii. Various building materials and their associated insulation characteristics.
iv. Arrangement and design of windows and doors.
v. Direct solar or photovoltaic activity.
vi. Earth sheltering with creative land forming.
vii. Natural ventilation of outdoor, indoor and attic spaces.
Site Furniture
a. Site furnishings, including but not limited to benches, waste receptacles, planters,
railings and bollards are required,and must complement the overall design theme of the
development.
b. All components should be low maintenance, highly durable and resistant to vandalism
and theft.
c. Outdoor Seating
i. Locate benches at major building entryways, drop-off areas, pedestrian courtyards
and plazas; other areas to be considered are those that receive direct sunlight in the
winter, are sheltered from winds and shaded in the summer.
ii. Where seating is fixed, provide a variety of arrangements (linear and grouped),
which accommodate two (2)to six(6) persons.
d. Planters and Waste Receptacles
i. Planters and waste receptacles should be designed so as to coordinate with other
furniture.
e. Tree Grates
i. Should be used to prevent excessive soil compaction and to give added interest to
the pavement. Tree grates should be fabricated of a strong, durable material.
Accessory Structures
i. Accessory structures must incorporate matching design and materials of the primary
building.
ii. The location of United States Postal Service mail, express mail and other delivery
structures (e.g., kiosks) and areas shall not interrupt the normal course or flow of
pedestrian or vehicular traffic.
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