The following Commercial Corridor standards and guidelines apply
to those parcels on the south side of Pitkin Avenue between 2nd Street
and 12th Street as shown in Figure 4: all parcels, or aggregation
of parcels to be developed that have frontage on: (i) the east side
of 2nd street between Pitkin Avenue and South Avenue; (ii) South Avenue
between 2nd Street and 12th Street; (iii) South 7th Street between
Pitkin Avenue and the south side of the Riverside Parkway; (iv) Struthers
Avenue and Riverside Parkway area from just west of South 7th Street
to the alignment of 12th Street; and all parcels between South 7th
Street and 12th Street within 100 feet immediately north and south
of the centerline of the Riverside Parkway. This area shall be referred
to hereafter as the Commercial Corridor.
 Figure 4
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(Ord. 4572, 3-20-13)
(a)
Outdoor storage and permanent display areas shall only be allowed
in the rear half of the lot, beside and/or behind the principal structure.
For properties with more than one street frontage, the front of the
lot shall be considered, for purposes of this standard, to be the
side abutting the higher or highest order street. Portable display
of retail merchandise may be permitted subject to the provisions of
the Zoning and Development Code.
(b)
In order to prevent parking from dominating the visual setting of
the Commercial Corridor, front yards shall allow only principal structures,
landscaping, sidewalks, driveway access to parking areas and signage.
No parking shall be allowed in the front yard. All parking that is
accessory to a principal use shall be located behind or to the side
of the building.
(c)
Front yard setbacks for principal structures on parcels within the
Commercial Corridor are reduced to zero feet.
(d)
Residential uses are allowed as allowed in the Mixed-Use Light Commercial
(MU-2) Zone District in the Zoning and Development Code, regardless
of how the property is zoned.
(Ord. No. 5207, 3/20/2024; Ord. 4572, 3-20-13)
(a)
Policy.
For construction of new buildings and additions, or substantial exterior remodel (see definition under subsection (b)(2) of this section), any facade(s) on all buildings that face a street within the Commercial Corridor shall be designed to relate directly to and reinforce the pedestrian scale and quality of the abutting streets, civic and open spaces.
(b)
Standards.
(1)
Any facade(s) of a new building, addition or substantial exterior remodel (see definition under subsection (b)(2) of this section) that face a street within the Commercial Corridor or that face the public property containing the Riverfront Trail, shall have visually interesting architectural features and patterns that are designed to reduce mass and scale and reflect the desired vision for the corridors as described in GJMC § 24.08.010 through 24.08.040. In order to do so, the facade(s) of a new building, addition or substantial remodel that face a street within the Commercial Corridor shall exhibit a minimum of three of the following nine architectural design elements:
(i)
Variation in materials, material modules, expressed joints and details,
surface relief and texture to break up building forms and wall surfaces.
Such detailing may include sills, headers, belt courses, reveals,
pilasters, window bays or similar features.
(ii)
Facade articulation/variation such as recessed or projecting
bays or pilaster/column projections a minimum of every 30 feet.
(iii)
Variation in color.
(iv)
Facade feature that emphasizes the primary building entrance
through projecting or recessed forms, detail, color and/or materials.
(v)
Variation in roof lines/roof materials in order to add interest to
and reduce the scale of buildings or expanses of blank wall. This
can be accomplished through design elements such as overhangs/eaves,
recesses/projections, raised cornice parapets over doors or bays and
peaked roof forms.
(vi)
Screening of mechanical equipment either located on the roof
or on the ground.
(vii)
Windows.
(viii)
Window or entry awning.
(2)
Definition of Substantial Exterior Remodel.
Exterior
building alteration that is greater than or equal to 65 percent of
the value of the existing site and building. This increase shall trigger
100 percent site development compliance and 100 percent architectural
standards compliance. Value shall be the greater of: total actual
value per the Mesa County Assessor; or a current appraisal.
(Ord. 4572, 3-20-13)
On-site landscaping shall be required per the Zoning and Development
Code. The total amount of required landscaping may be reduced by the
Director if a minimum of two of the following five conditions exist
or are proposed:
(a)
A higher quality of architectural design is achieved with greater than three of the architectural design elements listed in GJMC § 24.08.070.
(b)
Fifty percent or more of the building facade is set back no more
than 15 feet.
(c)
Street trees and other finished landscaping or hardscape exists within
the public street immediately in front of the property.
(d)
All parking is located to the side and/or rear of the building.
(e)
All outdoor storage and operations are located behind the building.
(Ord. 4572, 3-20-13)
(a)
Only flush wall and monument style signs are allowed on the parcels
that have frontage on 7th Street, Struthers Avenue, and/or Riverside
Parkway within the Commercial Corridor. Flush wall signs are allowed
in accordance with the Zoning and Development Code. Monument signs
shall be a maximum of 12 feet in height with a maximum total of 100
square feet per sign face allowed per parcel. Illumination shall comply
with the Zoning and Development Code.
(b)
Off-premises signs and billboards as defined by the Zoning and Development
Code that did not exist as of April 21, 2013, are not allowed on properties
within the Commercial Corridor.
(Ord. 4572, 3-20-13)
