The location and design of buildings and site improvements are
key to establishing the overall character and function of the 24 Road
Corridor. Important site development considerations include large
area development planning and coordination, the placement of buildings
on the lot, relative amounts of area devoted to open space, buildings
and parking areas, and vehicular and pedestrian circulation. With
large undeveloped parcels such as those in the 24 Road Corridor, there
is an opportunity to implement a “big picture” vision.
The vision for the corridor is to increase pedestrian movement and
encourage a mixture of development types integrating housing, commercial
uses, neighborhood centers, shared parking, and other appropriate
land uses within neighborhoods and within buildings in a flexible
pattern of lots and blocks to allow site planning flexibility and
consistency of development patterns.
(Ord. 4719, 9-21-16)
The overall planning concept for the 24 Road Corridor includes
a community framework (Figure 2.1) that provides a distinctive image
and organizing element for public and private development. The community
framework includes public streets, parks, open spaces, natural drainages
and future stormwater management facilities that serve and connect
part or all of the corridor.
Figure 2.1: Community Framework Plan
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(Ord. 4719, 9-21-16)
On-site open space could be provided within areas that are also
set aside for stormwater drainage, landscaped setbacks and other landscape
areas associated with on-site buffer landscaping and amenities. Open
space shall be provided on site so as to implement and comply with
the following:
(a) Utilize well-defined natural and developed open spaces as features
to serve as the focus of block, lot, and circulation patterns.
(b) Supplement public open space such as parks and drainage corridors
with privately developed open space that helps complete linkages and
organize development. (Refer to open space requirements of zoning
and development code.)
(c) Open space, such as Leach Creek and developed parks and plazas, shall
be used as a positive planning tool to organize and focus lot, block,
and circulation patterns. Public access shall be provided to all public
open space, natural and developed, directly from the public street/sidewalk
system or through a public facility. Natural open space corridors
and naturalized drainage ways (with trails) shall be publicly accessible
at not less than 800-foot intervals.
(d) Buildings with frontage on open space shall provide windows, doors,
plazas, or other amenities that encourage pedestrian activity and
provide views onto and/or are oriented toward the open space.
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Examples of privately developed and publicly developed
open space amenities
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Example of development oriented to open space
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Organizing features provide a focus for development
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(Ord. 4719, 9-21-16)
(a) Purpose.
An organizing feature is a public open space
around which development is focused. Organizing features can utilize
natural open space, creeks, formal public spaces, streets, parks,
and parkways to organize and coordinate development patterns. Organizing
features should reinforce the pattern and orientation of streets and
buildings through orderly arrangements of landscaping, pedestrian
circulation and amenities, such as might be typical of a town square
or campus quadrangle. Prominent amenities could be developed within
open space to link building groups.
(b) Standards.
(1) At least one central feature or gathering place shall be located
within a geographically distinct neighborhood, e.g., a convenient
outdoor open space or plaza with amenities such as benches, monuments,
kiosks, or public art. These places may be located on “civic
blocks,” and may include buildings such as libraries, government
offices, or public meeting places.
(2) Buildings shall not orient rear, blank, or service dominated facades
toward an organizing feature and shall include an entry that is visible,
convenient to use, and connected to a public sidewalk by a direct
route. Facades facing an organizing feature shall be of at least comparable
architectural quality to other primary building facades.
(3) Parking lots and parking spaces shall not be permitted within organizing
features.
(4) Multi-building developments shall use an organizing feature to create
an internal campus-like arrangement of buildings and open space; provided,
that the organizing feature is bounded along at least one side by
a public street.
(5) Organizing features shall utilize natural open space, creeks, formal
public spaces, streets, parks, and parkways, where such are available
on or adjacent to the site, to organize and coordinate development
patterns.
Water features invite interaction
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Fountain as an organizing feature
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(Ord. 4719, 9-21-16)
The site grading and drainage standards ensure that development
fits within existing topography, reinforces the community open space
framework, and effectively diverts and retains stormwater. In addition
to other site grading and drainage requirements of the municipal code,
the following standards shall apply in the 24 Road Corridor:
(a) Unless precluded by soil conditions, graded slopes shall not be steeper
than 3:1 slope. Where space limitations demand, terracing with retaining
walls is the preferred solution.
(b) Existing riparian areas and drainages, such as Leach Creek and its
tributaries, shall be developed and maintained as natural open space
corridors that provide surface drainage and developed pedestrian trails.
The treatment of surface drainages shall be an open channel with gently
sloping sides and naturalized landscape, except for the west bank
of Leach Creek which is constrained by the 24 Road improvements. (See
Figures 2.2 and 2.3.)
Figure 2.2: Natural Corridor Plan
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Open space incorporates drainage facility and amenities
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Figure 2.3: Natural Corridor Section
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(Ord. 4719, 9-21-16)
Building and parking setback standards establish a coordinated
streetscape image and provide sufficient space between buildings,
roads and parking areas for adequate light, privacy, views, sound
control and landscaping. In order to establish additional open space
and maintain views, building and parking setbacks shall be provided
as specified in Table 3.1.
Table 3.1: Supplemental Building and Parking Setbacks
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Frontage
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Building Setback
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Parking Setback
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24 Road – west ROW
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50'
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25'
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24 Road – east ROW
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35' from edge of Leach Creek corridor
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10' from edge of Leach Creek corridor
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Patterson Road (F Road)
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Per zoning
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10'
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F 1/2 Road
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Per zoning
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10'
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G Road
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Per zoning
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10'
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Notes:
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(a)
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Width of Leach Creek drainage corridor to be determined and
will include multi-use trail. (See Figure 2.3.)
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(b)
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All measurements are from the right-of-way.
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Coordinated landscaping in the building setback complements
ROW landscaping
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Buildings at the edges of project site with pedestrian
connections through parking areas
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(Ord. 4719, 9-21-16)
To encourage the orientation of buildings toward the street,
reinforce the character and quality of public streets and sidewalks,
maximize useful interconnections, and enhance the appearance of properties
from the street, the following standards shall apply:
(a) No development shall be permitted to place or orient buildings, parking,
circulation, or service facilities on a lot in such a way as to treat
primary street frontage(s) as a rear lot line. “Rear”
shall be defined to mean a portion of the property lacking public
access and containing a predominance of service functions and/or service
facilities that significantly diminish the architectural or landscape
quality of the development.
(b) All sides of a building that are visible from a street, residential
area, public park or organizing feature shall have the equivalent
architectural treatment of the primary building facade.
(c) All service and loading facilities that are visible from a street,
public park, residential area or organizing feature shall be completely
screened from view.
(d) Nonresidential uses located in the same block with residential uses
shall be located on higher traffic streets and at the periphery or
the end of each block having both uses and be effectively screened
of light, noise, and pollution from service area or other incompatible
activities.
(e) Large retail buildings (over 20,000 gross square feet) shall be located
to minimize the impact of windowless walls and service areas on public
streets. On sites that include large retail buildings, smaller buildings
in-line or on pads shall be located to form edges that frame and reinforce
the space and appearance of public streets. Pad buildings shall locate
at least one facade including windows and similar architectural features
within 35 feet of the public right-of-way. Pad buildings shall be
located at site corners and entries.
(f) All sites abutting 24 Road shall treat 24 Road as a primary frontage
with regard to the quality and orientation of buildings, site design,
architectural features, and parking area design. This shall be in
addition to any other required access and orientation. Primary frontage
is intended to include landscape and building design that conveys
the project identity and character and is of equal or superior quality
to any other frontage of the project. No truck docks or service areas
shall be permitted to face 24 Road.
(Ord. 4719, 9-21-16)
In order to provide for safe and convenient movement of pedestrians
and motor vehicles, limit vehicular/pedestrian conflicts, reduce paved
areas, provide screening for paved areas and soften the visual impact
of parking lots by providing interior planting, the following standards
shall apply:
(a) No more than two double-loaded bays of parking, with a maximum length
of 125 feet, shall be allowed in front of buildings smaller than 20,000
square feet in size.
(b) For retail buildings 20,000 to 30,000 square feet in size, no more
than 50 percent of the total surface parking area shall be located
in the restricted area between the street and a building. For retail
buildings larger than 30,000 square feet, no more than 60 percent
of the total surface parking area shall be located in the restricted
area. The restricted area is located between the front facade of the
principal structure and the primary abutting street. The restricted
area shall be determined by drawing a line from the front corners
of the building to the nearest property line as shown in the example.
Example of restricted area
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(c) Service entrances, service yards and loading areas shall not be located
on a side of any building that faces 24 Road, any arterial street,
I-70, or residential uses.
(d) Opportunities for future auto, pedestrian, and bicycle connections
to adjoining sites shall be considered in all site design. Such connections
shall be provided where reasonably practicable.
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Examples of pedestrian circulation systems within parking
lots
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Sidewalks and landscaping break up and soften the visual
impact of large parking lots
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(Ord. 4719, 9-21-16)
To minimize impacts of auto circulation, queuing, drive-up facilities
(including speaker systems and similar activities) and to promote
street-oriented building design and pedestrian amenities, the following
standards shall apply:
(a) Drive-up and drive-through facilities (order stations, pick-up windows,
bank teller windows, money machines, car drop-off areas for auto service
or rental, etc.) shall be located on the side or rear of a building
and away from residential uses.
(b) For buildings greater than 100 feet from the street and with no intervening
buildings, drive-through windows may be allowed to face a perimeter
street, and drive-through lanes may be allowed with adequate landscaping
buffer from the right-of-way line.
(Ord. 4719, 9-21-16)
To promote efficient and safe movement of pedestrians and bicyclists
through the 24 Road Corridor, sidewalk and/or multi-use trail links
shall be provided between development sites and open space including
but not limited to an off-street multi-use trail connecting Canyon
View Park and the Colorado River Trail.
Direct pedestrian access from sidewalk
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Pedestrian circulation in retail area
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(Ord. 4719, 9-21-16)
To provide opportunity for continuous pedestrian movement through
the 24 Road Corridor, the following standards shall apply:
(a) A direct pedestrian connection to the building entry shall be provided
from the public sidewalk.
(b) Development shall provide pedestrian circulation from public walks
to parking areas, building entries, plazas, and open spaces. Walkways
shall be provided to separate pedestrians and vehicles, and shall
link ground level uses. Primary walks shall be a minimum of five feet
wide.
(c) Clear and safe pedestrian routes shall be defined through parking
areas to provide pedestrian access between buildings with minimum
conflicts with vehicles. Walkways crossing drive aisles shall be clearly
marked with signage, special paving, landscaping or other similar
means of demarcation.
(d) Sidewalks at least eight feet wide shall be provided along all building
facades that abut public parking areas and feature a public entrance.
(e) Pedestrian walks incorporating bicycle lanes shall be not less than
10 feet in width, unless otherwise approved by an alternate streets
request.
(f) All parking areas located between a street and building shall include
a landscaped pedestrian walk linking the building with a public sidewalk.
(g) Physical barriers between contiguous development shall be prohibited
unless necessary for safety or the mitigation of adverse impacts.
(h) Development shall provide pedestrian linkages between the Leach Creek
trail corridor and other public ways and open space areas.
Shared plaza at building entries
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Landscaped public sidewalk
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(Ord. No. 5206, 3/20/2024; Ord. 4719, 9-21-16)
To provide a safe, direct, and attractive system of interconnected
public bikeways and bike routes throughout the corridor and defined
routes to primary building entries, the following standards shall
apply:
(a) Bicycle parking shall be located in visible, active, and well-lit
areas, near building entries, convenient to primary bicycling access,
and not encroaching on pedestrian walkways. If possible, bike parking
shall be located so it is visible from the inside of adjacent buildings.
(b) Bicycle circulation shall connect and align with pre-existing and
planned off-site bicycle routes. Crossings at intervening streets
shall be located where safe means for crossing can be provided.
Public bikeway provides an interconnected system
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On-street bicycle route designation separate from the
roadway
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(Ord. 4719, 9-21-16)