The following standards and guidelines apply to the CBD area
shown in Figure 7 (blue area). Further development and implementation
of these concepts will be done in coordination with the DDA. The standards
and guidelines are intended to apply to new development or redevelopment
within the area.
(Ord. 4572, 3-20-13)
The following standards apply only to the Downtown Core shown
in Figure 8 (within the yellow-black dashed line).
(a) Building Height.
(1) Minimum building height in the Downtown Core shall be two stories.
The following uses as allowed in the zone district and as defined
by the Zoning and Development Code shall be exempt from the minimum
two-story requirement:
(i) Schools, colleges and universities;
(ii)
Vocational, technical and trade schools;
(iii)
Community activity building;
(iv)
All other community service;
(v) Museums, art galleries, opera houses, libraries;
(xi)
Funeral homes/mortuaries/crematories;
(xiii)
Utility infrastructure and corridors;
(xiv)
Car wash, gasoline service station, quick lube;
(xv)
Industrial services, contractors and trade shops with indoor
operations and storage.
Exemptions to this requirement for other uses of land or occupancies
of a building not listed and that is not conducive to a vertical organization
of operational space may be considered and approved by the Grand Junction
Planning Commission with input from the DDA upon a review of a conceptual
level development proposal.
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(2) The following criteria shall be used by the Planning Commission to
consider exemptions from the bulk standards, landscaping, parking
or other use-specific special regulations:
(i)
Hardship Unique to Property, Not Self-Inflicted.
There are exceptional conditions creating an undue hardship, applicable
only to the property involved or the intended use thereof, which do
not apply generally to the other land areas or uses within similar
zone districts, and such exceptional conditions or undue hardship
was not created by the action or inaction of the applicant or owner
of the property;
(ii)
Special Privilege.
The exception shall not confer
on the applicant any special privilege that is denied to other lands
or structures within similar zone districts;
(iii)
Literal Interpretation.
The literal interpretation
of the provisions of the regulations would deprive the applicant of
rights commonly enjoyed by other properties in similar zoning districts
and would work unnecessary and undue hardship on the applicant;
(iv)
Greater Downtown Plan Goals.
The proposal actually
meets overall goals of the plan better than if standards are followed;
(v)
Conformance with the Purposes of the Zoning Overlay and the
Zoning and Development Code.
The granting of an exception
shall not conflict with the purposes and intents expressed or implied
in this zoning overlay or the Zoning and Development Code; and
(vi)
Conformance with Comprehensive Plan.
The granting
of an exception shall not conflict with the goals and principles in
the City’s Comprehensive Plan.
(b) Building Setbacks/Site Placement, Scale, Massing and Street Encroachment.
(1) Maximum building setback from the abutting street shall be two feet
or compatible with the mean setback of the immediately adjoining lots
on both sides of the subject lot but in no case greater than 20 feet.
(2) When building setbacks are not determined as in subsection
(b)(1) of this section, setbacks of up to 10 feet from the abutting street may be allowed if there is a designed function for the space such as limited outdoor display, seating, outdoor dining areas or a small street park, whether for private or public use.
(3) Architectural features on stories above street level may encroach
on the public right-of-way, provided all safety considerations have
been met. A revocable permit for such encroachments shall be reviewed
and may be approved by the Director or a permanent easement for such
encroachments may be reviewed and considered for approval by City
Council.
(4) Awnings that overhang windows or entries on street level facades
are encouraged and shall be constructed of canvas or heavy cloth or
metal (no plastic), utilizing primarily neutral colors.
(c) Architectural Character.
The facade(s) of a new building, addition or substantial exterior remodel that abut the streets within the Downtown Core shall have articulated architectural features and patterns that are designed to reflect the desired vision for the CBD described in GJMC §
24.12.070. In order to do so, the facade(s) of a new building, addition or substantial exterior remodel within the Downtown Core shall exhibit a minimum of four of the following nine architectural design elements:
(1) On corner parcels, facade design of ground floors “turn the
corner” to induce activity and interest in the streetscape on
the north-south streets within the Downtown Core.
(2) Facades are articulated and have ornamentation such as varied brick
patterns, change in material or color accents and window headers or
columns that create shadow lines are examples of acceptable ornamentation.
(3) The street level front facade of the building is “active”
with at least 50 percent of the facade in windows, with doors spaced
no more than 50 feet apart. Side facades shall meet a minimum of 50
percent of this requirement.
(4) Facade features that emphasize the primary building entrance through
projecting or recessed forms, detail, color or materials.
(5) Building facades are articulated on any street-facing side. Larger
buildings are articulated in a hierarchy of smaller volumes and masses
that better relate to other buildings and the scale of streets. This
is accomplished through establishment of building bays that are distinguished
by recessed or protruding elements or a variation in materials or
color to break up the facade and reduce the overall scale of large
buildings.
(6) Higher levels of fenestration are required for buildings along both
sides of the streets within the CBD Core Area. At a minimum, fenestration
shall be concentrated on the street level facade and diminish on upper
floors (e.g., window size decreases as the floor level increases).
(7) Buildings include a facade cap. The cap is be defined by a distinct
roof line or parapet. The design uses ornamentation of these features
to enhance the building’s identity and support the architectural
character of the CBD. The facade cap is in three dimensions that projects
and casts a shadow and relates proportionately to the overall building
design.
(8) Building design minimizes the visual impact of mechanical equipment
located on the roof as viewed from the adjacent streets.
(9) Other architectural features that achieve the goals of the overall Central Business District (CBD) vision/concept as outlined in GJMC §
24.12.070 as determined by the Director.
(d) On-street parking shall be located and designed to maintain and support
a safe pedestrian environment on streets located within the Downtown
Core (yellow-black outline in Figure 9). This includes coordinating
crosswalks with parking location and eliminating visual and physical
obstructions to the pedestrian travel way.
(Ord. 4572, 3-20-13)