Article III Central Business District (CBD) Standards and Guidelines

Unless otherwise noted below, the standards and guidelines shall apply under the following conditions:

Construction of a new building.

Addition.

Construction of an addition to an existing building if the addition increases total building square footage by 100 percent or greater (baseline is building square footage of existing building on April 21, 2013). This expansion standard is cumulative after this date in 2013. Once square footage has exceeded 100 percent of the 2013 square footage, the standards and guidelines shall apply to all further expansions.

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. This shall not trigger the requirement of minimum height. Value shall be the total actual value per the Mesa County Assessor or the appraised value based on an appraisal completed by a certified appraiser licensed to do business in the State of Colorado utilizing the “cost” approach.

The standards and guidelines do not apply to:

Construction of an addition to an existing building if the addition will increase the total building square footage by less than 100 percent (baseline is building square footage of existing building on April 21, 2013). This expansion standard is cumulative after this date in 2013. Once square footage has exceeded 100 percent of the 2013 square footage, the standards and guidelines shall apply to all further expansions.

Exterior building alteration that does not exceed 65 percent of the value of the existing site and building (value determined as set forth above).

§ 24.12.070 Overall Central Business District (CBD) vision/concepts/policies.

Interior remodel of an existing building.

(4)

This zoning overlay does not prohibit rezoning to a form-based zone within the Downtown District and this zoning overlay shall not apply to properties within a form-based zone within the Downtown District.

(Ord. 4572, 3-20-13)

Activate the Downtown Core area streets through emphasis on higher pedestrian traffic, businesses on the ground level that are oriented towards attracting higher pedestrian volumes, and buildings that “turn the corner” (invite activity on both the primary and cross streets). Refer to the CBD Core Area map in Figure 8.

Maintain the prominence of buildings along the streets by minimizing building setbacks.

Encourage high quality, compatible design for all new buildings and establish a cohesive architectural character/theme that harmonizes new structures with the existing buildings through common materials, scale and basic architectural details as outlined in greater detail in the following standards and guidelines.

Typical building materials found in the CBD materials are traditional and weather well, allow a broad variety in appearance and ensure buildings are of high quality. To facilitate the creation of a cohesive architectural character/theme for new buildings, additions or exterior remodels in the Downtown Core, the following exterior finishes are most appropriate: brick, sandstone, stucco, metal cladding, tiles, wood, glazing and decorative concrete masonry units (CMU).

(e)

Encourage high density, mixed-use development and structures (e.g., retail at street level and residential or office above).

(f)

Encourage gradual scale transitions between the CBD and adjacent neighborhoods. Taller buildings will be located in the center and southern and western perimeter of the CBD, with shorter buildings on the northern and eastern edges of the CBD.

(g)

Encourage maximizing building scale and intensity/density by offering incentives to build above the required minimum height.

(h)

Minimize single use, surface parking throughout the CBD.

§ 24.12.080 Overall Central Business District (CBD) standards.

Maintain streetscapes dominated by buildings with parking located behind. Consider elimination of existing curb cuts as a performance benefit.

(j)

Encourage shared parking.

(k)

Encourage new infill development on existing, under-utilized surface parking lots.

(l)

Provide streetscape details and landscaping that compliment the architectural character of the CBD and exhibit urban character.

(m)

Create entries to the CBD at strategic locations as shown on the Wayfinding and Signage Map in the Greater Downtown Plan report. Enhancements may include landscaped medians, corner bulbs and special signs.

(n)

The DDA will assist in developing sign standards and guidelines for private signage placed on buildings or as freestanding signs for consideration and adoption by the City.

(Ord. 4572, 3-20-13)

Maximum building height in the CBD shall be 90 feet. A one-time increase of up to 25 percent per property may be considered by the Grand Junction Planning Commission.

Buildings shall be set back a minimum of 20 feet from the street on Chipeta and Ouray Avenues.

The buildings will step down so that the front facade of the buildings that are directly across Ouray and Chipeta Avenues from residential buildings or uses are no taller than 40 feet. Minimum depth of the step shall be 10 feet.

Scale and massing of buildings or portions of buildings along Ouray and Chipeta Avenues will be compatible with residential scale.

(e)

If off-street parking is provided, it shall be located behind buildings on private property. If the property abuts an alley, the parking area shall take access from the alley. If the property has more than one street frontage, “behind the building” shall mean on the opposite side of the building from the front door or the main public door entrance to the building.

(f)

Maximize opportunities for on-street parking by minimizing curb cuts along the street.

(g)

All pedestrian level lighting shall be downlit and, if on poles, shall be in a historical style light standard.

(h)

The streetscape along Grand Avenue and 4th and 5th Streets north to Ouray Avenue within the CBD will continue in a design compatible with the existing improvements along Grand Avenue (e.g., decorative pavement and street trees).

§ 24.12.090 Central Business District Core Area (Downtown Core or Core Area) guidelines.

Landscaping is expected to comply with the Zoning and Development Code per the requirements of the zone district. The Director may approve variations for new development or redevelopment in the CBD if: (a) street trees exist within the abutting public street; and (b) streetscape elements (plantings, low walls and/or street furniture) are proposed with the development consistent with the urban design character of the CBD.

(j)

The streetscape along 5th and 6th Streets north of Ouray Avenue to Chipeta Avenue within the CBD shall transition between the urban hardscape and a more residential streetscape character (e.g., detached sidewalk, landscaping in park strip between curb and sidewalk and street trees).

(Ord. 4572, 3-20-13)

Facade detailing should be compatible with, but not be identical to, that of a neighboring historic building. New facades should have their own, unique design. To create continuity, horizontal lines should be in alignment with neighboring buildings.

Entrances are often the primary focal point of a building and, as such, should be designed to fit with the overall character of the area.

Doorways may be finished with paints, stains, metal and aluminum cladding set to match the existing trim colors.

§ 24.12.100 Central Business District Core Area (Downtown Core or Core Area) standards.

Single, double, revolving and corner doorways are acceptable in new construction or substantial remodels.

(e)

On upper floors of street-facing facades on buildings taller than the traditional three stories in the CBD, consider stepping back the upper floors a minimum depth of 10 feet in order to enhance the traditional scale of the CBD and ensure adequate air and light at the sidewalk level.

(Ord. 4572, 3-20-13)

The following standards apply only to the Downtown Core shown in Figure 8 (within the yellow-black dashed line).

Building Height.

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:

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;

(vi)

Day care;

(vii)

Detention facilities;

(viii)

Hospital/clinic;

(ix)

Parks and open space;

(x)

Religious assembly;

(xi)

Funeral homes/mortuaries/crematories;

(xii)

Safety services;

(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.

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:

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.

Building Setbacks/Site Placement, Scale, Massing and Street Encroachment.

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.

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.

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.

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:

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.

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.

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.