The purpose of this Article is to provide design standards to improve the character and quality of nonresidential and mixed-use development in Centennial, particularly (but not exclusively) within the City's highly visible commercial corridors.

A.

Generally. In general, the standards of this Article apply in conjunction with the other standards of this LDC. Parcels proposed for development may also be subject to sub-area plans, which may set out design objectives for the area in which the parcel is located. Design objectives of sub-area plans shall guide the application of this article in areas where sub-area plans exist, but this Article shall supersede sub-area plans in the event of direct conflict.

B.

Nonresidential Design Standards.Division 4-2, Nonresidential Design Standards, establishes the standards for development of:

1.

Drive-through restaurants;

2.

Light automobile service stations/gasoline stations;

3.

Vehicle wash facilities;

4.

Self-storage facilities;

5.

Nonresidential and mixed-use buildings in Traditional Neighborhood Developments ("TNDs");

6.

Nonresidential and mixed-use buildings, generally;

7.

Central Arapahoe Road Corridor Design Standards;

8.

Commercial Lodging Design Standards; and

9.

University Corridor Design Standards.

C.

Form-Based Code Standards.Division 4-3, Form Standards for UC District, establishes the criteria for the form of development in the UC zone district. These standards are implemented through the approval of a Regulating Plan. Division 4-4, Form Standards for AC District, establishes the criteria for the form of development in the Activity Center zone district.

(Ord. 2024-O-14 §46)

A.

Purpose. The purpose of this Division is to protect and enhance the character and quality of development in the City of Centennial and to ensure that its commercial corridors are not dominated by uses that, collectively, tend to detract from the character and function of major street corridors.

B.

Intent. When combined with the spacing standards of Section 12-2-408, Commercial Uses, and other applicable limited and conditional use standards of Division 2-4, Limited and Conditional Use Standards, the regulations in this Division are intended to allow reasonable opportunities for drive-in or drive-through restaurants, convenience stores and light automobile service/gasoline stations, vehicle wash facilities, self-storage facilities, and to reduce the negative impacts such uses may create. This Division also establishes design standards for nonresidential and mixed-use buildings in the neighborhood center subdistrict of Traditional Neighborhood Developments ("TNDs"), and nonresidential and mixed-use buildings in other areas of the City.

A.

Design Requirements. The following requirements shall be met for all new or redeveloped Restaurant, Drive-In or Restaurant, Drive-Through uses. Parcels located within the Central Arapahoe Road Corridor shall be governed by Section 12-4-208, Central Arapahoe Road Corridor Design Standards. To the extent of conflict between this Section and Section 12-4-208, Central Arapahoe Road Corridor Design Standards, Section 12-4-208 shall apply. Parcels located within the University Corridor shall be governed by Section 12-4-210, University Corridor Design Standards. To the extent of conflict between this Section and Section 12-4-210, University Corridor Design Standards, Section 12-4-210 shall apply.

B.

Access, Circulation and On-Site Parking.

1.

Access points and driveways shall be planned and shared among abutting properties to the greatest extent possible, and appropriate access easements shall be recorded.

2.

Sidewalks to accommodate pedestrian activity shall be provided. Pedestrian access shall be provided from the perimeter of the parcel proposed for development to the principal buildings. Sidewalks along the front façade and the sides of all principal buildings with public entrances shall be no less than seven feet in width.

3.

Customer/employee parking shall be separated from driving activities and customer parking shall be located in the area with the highest accessibility to dining or sales areas.

4.

In addition to the standards of this Section, Restaurant, Drive-Through uses in the AC zone district must meet the following requirements:

a.

Restaurant, Drive-Through uses must be designed to be integrated within a designated Neighborhood Activity Center (NAC). Integration includes spatial, functional, and pedestrian connectivity. Integration is demonstrated by showing a direct link, interaction or coordination between the various elements of the development and other uses within the immediate NAC in terms of physical connections, functionally compatible or complimentary uses, and ease of pedestrian movement between uses in the NAC.

C.

Architectural Design.

1.

360-degree architectural treatment is required. Building design shall incorporate variation in building height, building mass, roof forms and changes in wall planes so as to avoid large expanses of flat, uninterrupted building walls.

2.

Drive-in displays, ordering areas and parking canopies are permitted, but shall not serve as the singularly dominant feature on the site.

3.

Site furnishings shall be provided, including: bicycle racks, outdoor eating areas, trash and recycling receptacles, and benches. The style of the site furniture shall complement the overall design of the principal building and be of high quality.

4.

In addition to the requirements of this Section, all Restaurant. Drive-Through uses with the AC zone district must meet the University Corridor Design Standards set forth in Section 12-4-210.

D.

Lighting Requirements. In addition to general lighting requirements specified in Division 6-7, Exterior Lighting Standards, where a Restaurant, Drive-In or Restaurant, Drive-Through use abuts property zoned or used for residential purposes, lights illuminating drive-in lanes, vehicle stacking areas, outdoor dining areas, or the order/pick-up windows shall be fully shielded from residences and extinguished at the close of business.

E.

Landscaping/Hardscaping.

1.

Landscaping. All landscaping shall comply with Article 8, Development Landscaping and Tree Protection, which shall be minimum requirements. Additional landscaping may be required by the City to achieve the following purposes:

a.

To buffer or enhance views;

b.

To create or enhance entryways and public street appearance; and/or

c.

To enhance the overall appearance of the Restaurant, Drive-In or Restaurant, Drive-Through use.

2.

Hardscaping. Large expanses of concrete or asphalt are not permitted. The amount of unrelieved uninterrupted asphalt or pavement area shall be limited through the use of landscaping, contrasting colors and banding or pathways of alternative paving material. Points of vehicle and pedestrian conflict shall be clearly defined with textured and colored pavement or brick pavers or in another appropriate manner as determined by the City.

F.

Operational Requirements.

1.

Trash Receptacles. Trash receptacles shall be emptied on a regular basis so as to maintain a clean and orderly appearance.

2.

Ordering Systems/Speakers. Drive-through ordering systems/speakers shall only be utilized for the purpose of communications between employees and customers and shall not negatively impact adjacent residential uses. Such systems shall be designed to direct the sound away from adjacent residential properties. No speaker shall be operated within 100 feet from an adjacent residentially zoned or used property. For Restaurant, Drive-Through uses located within the AC zone district, no speaker may be operated within 150 feet from an adjacent residentially zoned or used property or 65 feet from an adjacent residentially zoned or used property if there is a building or public street located between the speaker and the residentially zoned property.

G.

Outdoor Dining.

1.

Restaurant, Drive-Through uses are required to provide a Permanent Outdoor Dining Area designed for a minimum of seasonal use.

2.

An outdoor dining area must be a minimum of 100 square feet or 15 percent of the gross floor area of the restaurant it serves, whichever is greater. Up to 50 percent of the outdoor dining area may be provided inside the building it serves if the outdoor dining area is adjacent to a rollup door, pass-through window or bar, or other feature that similarly extends the outdoor dining experience into the interior of the building. See Figure 12-4-202A, Illustrative Drive-Through Layout.

3.

Restaurant, Drive-Through uses which provide no indoor dining space must provide an outdoor dining area which shall be a minimum of 200 square feet.

4.

An outdoor dining area must not extend beyond the boundaries of the primary business property or the boundaries of a lawful right to use, control, and maintain property.

5.

Outdoor dining area shall be screened to a minimum of 50 percent opacity according to the requirements below:

a.

Public right-of-way: Fence, wall, or other permanent structure at least 3 feet high when the outdoor dining area is within 20 feet from the public right-of-way.

b.

Parking lot drive aisle, parking spaces, or designated drive-through stacking spaces: Fence, wall, or other permanent structure at least 3 feet high when the outdoor dining area is within 5 feet of the drive aisle. Fence, wall, landscape planters, or other temporary structure at least 3 feet high when the outdoor dining area is more than 5 feet from the drive aisle.

6.

Outdoor dining areas shall include seating, such as chairs, benches, or stools, and tables. Outdoor dining areas may include amenities such as fire pits, lawn games, or other interactive or placemaking uses.

7.

Outdoor dining furniture must be of sturdy construction, made of good quality materials, and designed to complement the character of the streetscape and the architectural style and colors used on the principal building.

8.

Lighting will be required for outdoor dining areas where food will be eaten during the evening hours. The lighting must be decorative and complement the architectural character of the building and area.

9.

Portable umbrellas may be permitted provided they are contained within the outdoor dining area.

10.

A minimum of 50 percent of the outdoor dining area shall be shaded through mature landscaping, permanent or temporary free-standing shade structures, roof overhang, or portable umbrellas.

11.

Establishments are required to maintain all areas in and around the outdoor dining areas in a manner which is clean and free of litter and debris.

12.

The outdoor dining hours of operation shall be limited to the hours of operation of the associated food or beverage establishment.

13.

ADA pedestrian routes and direct pedestrian connections must not be adjacent to or cross a restaurant's drive though lane or stacking area. As referenced herein, a direct pedestrian connection is the route pedestrians use to access the restaurant's outdoor dining area and which does not cross a drive aisle, drive-through lane, or drive-through stacking area.

14.

Pick-up windows for pedestrians and other non-vehicle users are permitted. A pick-up window for pedestrians and other non-vehicle users is required if no indoor dining space is provided.

H.

Vehicle Stacking.

1.

An analysis of stacking spaces shall be completed by the Applicant and submitted for review according to the standards of Section 12-5-102 D, Stacking Spaces.

2.

In addition to the requirements of this Section, Restaurant, Drive-Through uses located within the AC zone district shall meet the following standards:

a.

Vehicle stacking areas must be located away from and with the lowest visual impact to the Primary Pedestrian Pathway.

b.

Screening of vehicle stacking areas must minimize impact to vehicles traveling along a major corridor or thoroughfare, pedestrian gathering areas, outdoor dining areas, and walkways. Screening shall be accomplished through one or a combination of the following methods: 1) changes in grade (berms or retaining walls), 2) decorative walls or fences, or 3) landscaping; which screening method(s) must be a minimum of three feet high and a minimum of 50 percent opacity. Screening of vehicle stacking areas should be complementary to the pedestrian experience. See Figure 12-4-202A, Illustrative Drive-Through Layout.

c.

If vehicle stacking is planned to occur in a parking lot drive aisle, a pedestrian walkway and access must be provided in the middle of a parking module. See Figure 12-4-202B, Vehicle Stacking in a Parking Lot Drive Aisle.

Expand

Figure 12-4-202A Illustrative Drive-Through Layout

 

Expand

Figure 12-4-202B Vehicle Stacking in a Parking Lot Drive Aisle

 

A.

Generally. The standards of this Section apply to all Gasoline Station/Convenience facilities and to all Vehicle Service/Repair Facilities in the City of Centennial. The standards of this Section shall also apply to all Electric Vehicle Charging Stations as a primary use. Limited or conditional use standards may also apply. See Section 12-2-303, Commercial, Recreation, and Amusement Uses, and Division 2-4, Limited and Conditional Use Standards. Parcels located within the Central Arapahoe Road Corridor shall also be governed by Section 12-4-208, Central Arapahoe Road Corridor Design Standards. To the extent of conflict between this Section and Section 12-4-208, Central Arapahoe Road Corridor Design Standards, Section 12-4-208 shall apply.

B.

Outdoor Displays. Outdoor display, storage, or sale of merchandise, vehicles, trailers or other equipment on a permanent, temporary or seasonal basis shall not be permitted, except that items such as propane tanks and other merchandise not permitted to be stored inside may be located outside of the Gasoline Station/Convenience Station. Soda, water and other vending machines shall be placed within a building.

C.

Pump Islands and Fuel Dispensers. Fuel pump islands associated with gasoline stations shall contain no more than two fuel dispensers per island.

1.

A gasoline station or convenience store with fuel sales may have a maximum of two fuel pump islands (four fuel dispensers) on a minimum one-half acre lot.

2.

One fuel pump island, or two fuel dispensers, may be added for each additional 2,000 square feet of lot area, provided that the total number of fuel pump islands shall not exceed four per lot, and the total number of fuel dispensers shall not exceed 8 per lot.

D.

Access, Circulation and On-Site Parking.

1.

Gasoline Station/Convenience and Vehicle Service/Repair uses shall be designed with sufficient drive aisles and parking areas to avoid potential conflicts between loading and unloading, trash collection and other facility operations, use of emergency access easements and fire lanes, and pedestrian access. On-site circulation shall be adequate to allow vehicles to stack in a line for fuel dispensing services without using or obstructing any portion of an adjacent sidewalk or right-of-way.

2.

To the greatest extent possible, access points and driveways must be planned and shared between adjacent properties and access easements must be noted on the site plan. Gasoline Station/Convenience and Vehicle Service/Repair uses that fail to provide or accommodate cross-access to adjacent commercial or industrial parcels are discouraged.

3.

Sidewalks to accommodate pedestrian activity shall be provided. Pedestrian access must be provided from the perimeter of the property to the Gasoline Station/Convenience or Vehicle Service/Repair use. Sidewalks in front of, or directly adjacent to the principal building must be no less than seven feet in width.

E.

Building and Equipment Setbacks and Spacing. The following setbacks and spacing requirements shall supersede the corresponding setbacks of the applicable zoning district, unless otherwise stated in Section 12-4-208, Central Arapahoe Road Corridor Design Standards.

1.

Setbacks.

a.

Principal building, front and street side setbacks: 40 feet

b.

Fuel dispensers, fuel pump islands, detached canopies, compressed air connections, and similar equipment, front and street side setbacks: 20 feet

2.

Spacing. Fuel dispensers shall be set back a minimum of 20 feet from any other fuel dispenser located on a parallel pump island, as well as from the primary building and any building containing an accessory or secondary use. Such distance shall be measured from pump island to parallel pump island and from pump island to the curb surrounding the building or to the building itself, whichever is closer.

3.

Application to approved Development Order. In the event the requirements of this subsection conflict with the requirements contained in any approved Development Order or other requirement adopted by the City of Centennial, the most restrictive setback requirements shall apply.

F.

Architectural Design.

1.

A Gasoline Station/Convenience or Vehicle Service/Repair use must maintain a consistent style and architectural theme. Architectural design, building materials, colors, forms, roof style and detailing should all work together to express a harmonious and consistent design. This requirement includes fuel pump canopies, cashier booths, car wash and other accessory structures.

2.

360-degree architectural treatment is required. Building design must incorporate variation in building height, building mass, roof, entrance forms, and changes in wall planes so as to avoid large expanses of flat, uninterrupted building walls.

3.

Building elements shall not function as signage. Incorporation of franchise or business design elements unique or symbolic of a particular business shall be secondary to the overall architectural design. Bold, brash, intense, fluorescent or metallic accent colors shall be used in limited application such as in signage.

4.

Fuel pump canopies shall not serve as the dominant feature on the site or as a sign or an attention-getting device. Signs installed on canopies are wall signs for the purposes of Article 6, Signs and Lighting.

5.

A canopy over fuel pumps may be erected subject to the following standards:

a.

The canopy may be either attached or detached from the principal building.

b.

The clearance of the canopy (from the surface of the ground to the underside of the canopy at its lowest point) shall not exceed 18 feet.

c.

The canopy structure shall comply with all minimum building setback standards applicable to the principal structure.

d.

The canopy structure shall not be enclosed.

e.

The canopy shall utilize the same architectural and design treatment, including materials and colors, as the principal building.

f.

A maximum of 25 percent of each canopy façade area visible from a public street may be internally illuminated. No portion of any canopy façade area may be externally illuminated. Each side of a fuel pump canopy shall be considered a separate façade area.

g.

Intercom or speaker systems shall only be utilized for the purpose of communications between employees and customers and shall not negatively impact adjacent residential uses. Such systems shall be designed to direct the sound away from adjacent residential properties.

G.

Lighting Requirements. In addition to general lighting requirements specified in Division 6-7, Exterior Lighting Standards, the following specific lighting requirements shall apply to Gasoline Station/Convenience uses:

1.

Lighting levels for canopies shall be adequate only to facilitate the activities taking place in such locations and shall not be used to attract attention to the business. Under canopy lighting shall be designed to provide an average level of illumination not to exceed 20 foot candles with a maximum foot-candle reading beneath the canopy not exceeding 30 foot-candles.

2.

Light fixtures mounted on canopies shall be recessed so that the lens cover is recessed or flush with the bottom surface (ceiling) of the canopy and are shielded by the fixture or the edge of the canopy so that light is restrained to no more than 85 degrees from vertical.

3.

Lights shall not be mounted on the top or sides of a canopy; however, the sides (banding) of a canopy may be internally illuminated.

4.

Lights and illuminated signs must be dimmed by 50 percent at 11:00 p.m.

H.

Landscaping/Hardscaping and Site Furnishings.

1.

Landscaping. All landscaping shall comply with Article 8, Development Landscaping and Tree Protection, which shall be minimum requirements. Additional landscaping may be required by the City to achieve the following purposes:

a.

To buffer or enhance views;

b.

To create or enhance entryways and public street appearance; and/or

c.

To enhance the overall appearance of the convenience store or light automobile service/gas station.

2.

Hardscaping. Large expanses of concrete or asphalt shall not be permitted. The amount of unrelieved uninterrupted asphalt or pavement area must be limited through the use of landscaping, contrasting colors and banding or pathways of alternative paving material. Points of vehicle and pedestrian conflict must be clearly defined with textured and colored pavement or brick pavers or in an appropriate manner as determined by the City.

3.

Site Furnishings. Site furniture is required to be incorporated in the design of the convenience store or light automobile service/gasoline station. This includes bicycle racks (as required by Article 5, Parking and Loading), and trash receptacles and benches (at least one of each per frontage). The style of the site furniture must complement the overall design of the principal building, and the site furniture shall be made of high quality, low-maintenance durable materials.

I.

Vehicle Wash Facility as Accessory Use.

1.

Generally. A single-bay Vehicle Wash facility is allowed as an accessory use to a permitted Gasoline Station/Convenience or Vehicle Service/Repair use, subject to any use restrictions imposed by a governing Development Order or applicable zone district, and subject to the design standards contained in Section 12-4-204, Vehicle Wash Facilities, and any applicable limited or conditional use standard

2.

Water Recycling and Wastewater.

a.

All Vehicle Wash facilities accessory to a Gasoline Station/Convenience or Vehicle Service/Repair use that obtained a certificate of occupancy or a temporary certificate of occupancy after June 6, 2005 shall be required to be equipped with, and shall maintain in operation, a water recycling system that will recycle not less than 50 percent of the water being used by such vehicle wash installation.

b.

An applicant for a Gasoline Station/Convenience or Vehicle Service/Repair use with an accessory Vehicle Wash facility proposed for construction after June 6, 2005, shall submit its site plan for review to the applicable water and wastewater providers to ensure appropriate and safe provision, use and discharge of water into the wastewater system and shall provide the City with evidence of its submittal to and response by the applicable water and wastewater providers.

3.

Existing Facilities. Any operator of a Vehicle Wash facility that has obtained a certificate of occupancy or a temporary certificate of occupancy prior to June 6, 2005 shall be required to install, and maintain in operation, a water recycling system that will recycle not less than 50 percent of the water as a condition of any permit granted by the City of Centennial or any water service district within the City of Centennial to:

a.

Enlarge the water tap, meter, or service line in any such vehicle wash facility; or

b.

Demolish, destroy or remove and then replace more than 50 percent of the gross square footage of the floor area of the Vehicle Wash facility building as it exists on June 6, 2005, except for the purpose of repairing or replacing under floor heating equipment or water recycling equipment; or

c.

Expand the gross square footage of the floor area of the Vehicle Wash facility building by more than 50 percent of the square footage of the vehicle wash facility building as it existed on June 5, 2005.

J.

Operational Requirements.

1.

Trash receptacles shall be emptied on a regular basis so as to maintain a clean and orderly appearance.

2.

The performance of all Light Automobile Repair work associated with a Vehicle Service/Repair use shall be wholly performed within an enclosed building or structure.

3.

No exterior parking or storage of vehicles prior to, during, or following repair work shall be permitted on the site unless spaces for parking or storage of such vehicles are clearly illustrated on an approved site plan.

4.

All vehicle parts, dismantled vehicles, and similar materials and all discarded materials such as tires, cans, and drums shall be stored within an enclosed building or totally screened from public view by a solid, opaque fence or wall.

5.

Where a Gasoline Station/Convenience use abuts property zoned or used for residential purposes, lights illuminating the fuel pumps, canopies or other areas of the site shall be extinguished at the close of business.

(Ord. 2023-O-07 §§6, 7)

A.

Generally. The following requirements shall be met for any new vehicle wash facilities located in the City of Centennial.

B.

Configuration of Wash Bays. To the extent practicable, wash bays shall be sited parallel to the adjacent street in such a way as to use the frontage efficiently and be oriented away from any abutting residentially zoned or used property.

C.

Access, Circulation and On-Site Parking.

1.

Access points and driveways shall be planned and shared between properties to the greatest extent possible, and access easements shall be noted on the site plan or final development plan, as applicable.

2.

Sidewalks to accommodate pedestrian activity shall be provided. Pedestrian access shall be provided from the perimeter of the property to the vehicle wash facility. Sidewalks in front of, or directly adjacent to a vehicle wash facility shall be no less than seven feet in width.

3.

The circulation system shall provide continuous traffic flow with efficient, non-conflicting movement throughout the site. Conflicts between major pedestrian movement and vehicular circulation shall be minimized.

4.

There shall be a minimum distance of 50 feet between any two curb cuts used for entrances and/or exits to a vehicle wash facility.

5.

If accessory vacuuming facilities are provided, a minimum of one parking space for each vehicle capable of being serviced at any one time at such vacuum facility shall be provided. Parking spaces for accessory vacuuming facilities shall not interfere with circulation or entrance or exit drives.

6.

In addition to parking requirements for employees and wash bays set forth in Division 5-2, Parking and Loading Calculations, each car wash bay of a vehicle wash facility shall have the following vehicle stacking capacity for vehicles waiting to be serviced:

a.

Three stacking spaces for each bay in a self service vehicle wash facility; and

b.

Six stacking spaces for each in-bay or conveyor vehicle wash facility.

7.

Bay access shall be oriented and/or screen walls provided to prevent headlights from shining into residential development.

D.

Building and Equipment Setbacks. The following setbacks and equipment location requirements shall supersede the corresponding requirements of other sections of this LDC:

1.

Setbacks.

a.

Principal building, front and side street setbacks: 40 feet

b.

Accessory equipment (e.g., vacuum facilities), front and side street setbacks: 20 feet

2.

Location of Equipment. If the parcel abuts residential development, equipment that is not housed in a building shall be located on the side of the facility that is furthest from residential development.

3.

Relationship to Approved Development Plans. In the event that the requirements of this subsection conflict with corresponding requirements contained in any approved preliminary development plan, final development plan, or other requirement adopted by the City of Centennial, the most restrictive setback requirements shall apply.

E.

Architectural Design.

1.

A vehicle wash facility must maintain a consistent style and architectural theme. Architectural design, building materials, colors, forms, roof style and detailing should all work together to express a harmonious and consistent design.

2.

360-degree architectural treatment is required. Building design must incorporate variation in building height, building mass, roof forms and changes in wall planes so as to avoid large expanses of flat, uninterrupted building walls.

3.

Building elements shall not function as signage. Incorporation of franchise or business design elements unique or symbolic of a particular business shall be secondary to the overall architectural design. Bold, brash, intense, fluorescent or metallic accent colors shall be used in limited application such as in signage.

F.

Lighting Requirements. The lighting requirements are set out in Division 6-7, Exterior Lighting Standards. In addition to those standards, lighting of vehicle wash facilities shall be designed only to facilitate the activities taking place in such locations and shall not be used to attract attention to the business.

G.

Site Furnishings. Site furniture is required to be incorporated in the design of the vehicle wash facility. This includes bicycle racks (as required by Article 5, Parking and Loading), and trash receptacles and benches (at least one of each per frontage). The style of the site furniture must complement the overall design of the principal building, and the site furniture shall be made of high quality, low-maintenance durable materials.

H.

Water Recycling Requirements. The following water recycling requirements apply to all full-service or conveyor-based vehicle wash facilities. They do not apply to self-service facilities (e.g., facilities in which the customer washes the vehicle with a pressurized wash wand).

1.

All vehicle wash facilities that obtained a certificate of occupancy or a temporary certificate of occupancy after June 6, 2005 shall be required to be equipped with, and shall maintain in operation, a water recycling system that will recycle not less than 50 percent of the water being used by such car wash installation.

2.

Any operator of a vehicle wash facility that has obtained a certificate of occupancy or a temporary certificate of occupancy prior to June 6, 2005 shall be required to install, and maintain in operation, a water recycling system that will recycle not less than 50 percent of the water as a condition of any permit granted by the City of Centennial or any water service district within the City of Centennial to:

a.

Enlarge the water tap, meter, or service line in any such vehicle wash facility; or

b.

Demolish, destroy or remove and then replace more than 50 percent of the gross square footage of the floor area of the vehicle wash facility building as it existed on June 6, 2005, except for the purpose of replacing or repairing under floor heating equipment or water recycling equipment; or

c.

Expand the gross square footage of the floor area of the vehicle wash facility building by more than 50 percent of the square footage of the vehicle wash facility building as it existed on June 5, 2005.

3.

An applicant for a vehicle wash facility proposed for construction after June 6, 2005, shall submit its site plan or final development plan (as applicable) for review to the applicable water and wastewater provider(s) to ensure appropriate and safe provision, use and discharge of water and shall provide the City with evidence of its submittal to and response by the applicable water and wastewater providers.

A.

Site Screening. A self-storage facility shall be completely enclosed with a brick or other masonry perimeter wall of no less than six feet in height. Additional or alternative buffering such as increased wall height, berming or intensive landscaping may be required by the City to achieve the following purposes:

1.

To buffer or enhance views; create or enhance entry ways and public street appearance; and/or enhance the overall appearance of a self-storage facility.

2.

No individual self-storage unit, loading area or other service area shall be visible from any public right-of-way except through openings serving as gates within fencing or where topographic conditions such as elevated rights-of-way will permit visibility over the perimeter wall.

3.

Gates and fencing shall be designed in a manner to balance the aesthetic compatibility of the self-storage facility with the need for security. Colored metal or wrought iron gates designed to enhance the appearance of the facility are encouraged.

4.

The use of chain link or barbed wire within the self-storage facility is prohibited.

B.

Building Setbacks.

1.

Front and side street setbacks shall be 40 feet. These requirements supersede the corresponding requirements of the applicable zoning district.

2.

In the event that this subsection conflicts with a corresponding requirement contained in any approved preliminary development plan or final development plan or other requirement adopted by the City of Centennial, the greater setback requirements shall apply.

C.

Required Facilities.

1.

Restroom facilities shall be provided on-site suitable for employee and visitor use.

2.

Trash dumpsters shall be provided within the self-storage facility site, designed according to the requirements of Section 12-3-808, Loading, Truck Access, and Solid Waste Collection.

D.

Access, Circulation and On-Site Parking.

1.

The circulation system shall provide continuous traffic flow with efficient, non-conflicting movement throughout the site.

2.

Ingress and egress for a self-storage facility shall provide for a hard surface of a minimum of 15 foot width, with a radius of fifty feet at all cul-de-sacs or turnarounds for fire and other safety vehicles.

3.

Required parking spaces shall be evenly distributed throughout the site. However, parking areas shall not be located in any loading area of individual self-storage units.

E.

Snow Storage. Adequate snow storage areas shall be provided within the property of the self-storage facility. Snow storage areas shall be made accessible and available at all times for the exclusive use of snow storage from October 1 to April 30.

F.

Architectural Design.

1.

The architectural design of a self-storage facility shall be harmonious with the character of the surrounding neighborhood and shall integrate neutral colors and tones as the predominate color palate.

2.

Flat roofs are prohibited. All roofs shall be pitched and sloped to create visual interest. Use of varying roof pitches and slopes is encouraged and, where a self-storage facility is located within 1,000 feet of a residential zoning district, roof pitches and slopes are encouraged to mimic the pitches and slopes of the residential structures.

3.

At least 60 percent of the exterior façade of a self-storage facility shall consist of masonry. Masonry shall include brick, stone or integrally tinted, textured masonry block.

4.

Building elements shall not function as signage. Incorporation of franchise or business design elements unique or symbolic of a particular business shall be secondary to the overall architectural design. Bold, brash, intense, fluorescent or metallic accent colors shall be permitted in signage.

5.

The use of intense, reflective, fluorescent, or metallic colors on storage unit doors, fencing, roofing, or walls is prohibited. Intense colors include but are not be limited to yellow, orange, and red.

G.

Lighting Requirements. The lighting requirements are set out in Division 6-7, Exterior Lighting Standards. In addition to those standards, lighting for self-storage facilities shall be designed to be adequate only to facilitate the activities taking place in such locations, and shall not be used to attract attention to the business.

A.

Generally. Commercial and mixed-use buildings in the neighborhood center subdistrict of a traditional neighborhood development ("TND") shall conform to the design standards of this Section.

B.

360-Degree Architecture. The architectural features, materials, and articulation of the front façade shall be continued on all sides that are visible from a public street.

C.

Transparency.

1.

Not less than 50 percent of the ground level front façade shall be transparent, including window or door openings that allow views into and out of the interior of the building.

2.

Not less than 30 percent nor more than 50 percent of the façade of upper stories shall be transparent.

D.

Massing. Buildings with a front façade greater than 80 feet in width shall be designed to appear as a group of attached buildings or otherwise given interest while maintaining a harmonious façade. The following treatments shall be used:

1.

The façade shall have a rhythm created by vertical elements with a 20 to 30 foot on-center spacing.

2.

The floors of buildings shall be aligned within one foot unless the slope conditions on the site require greater differences. The buildings should articulate the floor levels with horizontal bands of different materials, offsets and shadow lines, changes in the architectural treatment of windows, or changes in material or color, balconies or railings.

3.

Minor setback offsets shall be used to make sections of the building appear as individual buildings. The minimum offset is one foot and the maximum is three feet, unless there is sidewalk dining at the point of offset, in which case, the maximum is 20 feet.

4.

Vertical articulation through a change in the number of floors and/or variations in roof or parapet height or design.

E.

Blank Walls. All exterior building elevations that face public streets, customer parking areas, or areas of residential use shall be designed so that there are no areas of blank wall that are more than 20 feet in horizontal or vertical direction. This requirement can be met by window openings, articulation of the building, porches or balconies, material and color variations, decorative cornices, murals, score lines, and signs.

F.

Corporate Architecture. Logo buildings and logo building elements are prohibited.

G.

Mechanical Equipment. Rooftop mechanical equipment (e.g., HVAC systems) mounted on a flat roof shall be screened with materials and colors that surround the equipment, and that are consistent with the design of the building. In addition, mechanical equipment shall be screened from all ground level views from adjacent property and rights-of-way by:

1.

Parapet walls; or

2.

Hedges installed on a green roof system, provided that the mechanical equipment is set back at least 25 feet from all exterior building walls; or

3.

Sloped roof systems or other architectural elements that conceal the flat roof area where the equipment is mounted.

A.

Applicability. This Section shall apply to all nonresidential new construction that requires a building permit; and to expansions or enlargements equal to 50 percent or more of existing floor area in a single nonresidential building, or addition of new floors, including any cumulative expansions or enlargements that meet this threshold based on the floor area in place as of August 6, 2007.

B.

Exemptions. The following are exempt from the requirements of this Section:

1.

Routine maintenance and repair;

2.

Interior remodeling of existing buildings;

3.

Projects within an area covered by an approved final development plan ("FDP") or master development plan ("MDP"), so long as no amendment (other than an administrative amendment) to that plan is necessary; and

4.

Projects for which a complete development application has been submitted prior to August 6, 2007.

C.

Building Design.

1.

Four-sided Design.

a.

Each building shall incorporate a similar level of quality and architectural features and treatments on all sides subject to public view or adjacent properties, not including properties across alleys.

b.

Display a similar level of quality and architectural interest.

c.

Blank walls void of architectural details or other variation are prohibited.

d.

Four-sided design shall be achieved by meeting the requirements in the following subsections below.

Expand

Figure 12-4-207A Four-Sided Design

 

2.

Building Mass and Form.

a.

A single, large, dominant building mass is prohibited.

b.

Buildings shall be designed to reduce apparent mass by dividing façades into a series of smaller components no wider than sixty feet (60') in dimension.

c.

Buildings shall incorporate a combination of horizontal and vertical expressions with the goal of reducing bulk mass and creating a lively articulated façade.

d.

Buildings shall include intermediate forms (such as corner elements, protruded or recessed bays, or similarly expressed structural elements), to transition between higher and lower buildings.

e.

Form the building edges that define and contain the street space to reinforce pedestrian activity and create a sense of place.

Expand

Figure 12-4-207B Building Mass and Form

 

3.

Architectural Scaling Elements. Architectural Scaling Elements. See Figure 12-4-207C, Illustrative Architectural Scaling Elements.

Expand

Figure 12-4-207C Illustrative Architectural Scaling Elements

 

a.

Articulated changes in horizontal and vertical plane shall be consistent in texture, material and/or color.

b.

Both horizontal and vertical architectural scaling patterns shall be used.

c.

Architectural scaling shall provide visual interest at pedestrian levels, reduce the massive appearance of large buildings and use architectural features to reflect the local character.

d.

Architectural scaling shall have a horizontal expression that promotes pedestrian scale, sun shading, material change, or plane change.

e.

Building corners shall be given extra attention and shall achieve a higher level of architecture, and activation of the street edge through the use of human scaled facades and activation of the street through transparency.

f.

Building masses shall provide richness and diversity that exhibits Human Scale Design and encourages street life through (a) use of variation of materials and/or colors, (b) visual interest created through texture, finish and detailing, and a (c) minimum of 2 of the following façade articulation methods to avoid long, monotonous walls:

i.

Application of materials in units, panels or modules that produce shadow lines to convey a sense of scale.

ii.

Expression of structural or architectural bays through a consistent, articulated bay rhythm.

iii.

Glazing with strongly expressed mullions.

iv.

Awnings or canopies.

v.

Balconies and terraces, where appropriate for building function.

g.

Components shall be distinguished from one another through two (2) or more of the following:

i.

No individual component shall have a horizontal length of more than 60 feet.

ii.

Variations in roof form or variations in roof height of two feet or more;

iii.

Changes in wall plane of one foot or more;

iv.

Variations in the arrangement of windows;

v.

Recognizable changes in texture, material, or surface colors; or on the façade facing the principal street:

1.

At least 40 percent of the ground floor wall area between two and ten feet above grade shall consist of glazing (See Figure 12-4-207D, Illustrative Glazing); and

2.

At least 25 percent of each upper floor wall area between three and eight feet above that story's finished floor level, shall consist of glazing (See Figure 12-4-207D, Illustrative Glazing).

Expand

Figure 12-4-207D Illustrative Glazing

 

4.

Entrances. Buildings shall feature visually prominent entrances on the façade facing the principal street. A combination of at least two or more of the following techniques shall be used:

a.

Canopy, portico, archway, arcade, or similar projection that provides architectural interest and protection for pedestrians;

b.

Prominent tower, dome or spire;

c.

Peaked roof;

d.

Projecting or recessed entry;

e.

Outdoor features, such as seat walls, landscaping with seasonal color, or permanent landscape planters with integrated benches; or

f.

Other comparable techniques.

5.

Exterior Building Wall Materials.

a.

Untextured tilt-up concrete panels are prohibited for use on exterior building walls.

b.

Not more than twenty-five percent (25%) of the total lateral surface area of a Building's exterior facade (or the sum of areas of all the exterior walls) may be comprised of Corrugated Metal.

c.

Not more than twenty-five percent (25%) of the total lateral surface area of a Building's exterior facade (or the sum of areas of all the exterior walls) may be comprised of mirrored or reflective glass.

6.

Glazing.

a.

Glazing must be maintained without interior or exterior obstructions that limit visibility, including, but not limited to, window signs, interior shelving, or window coverings (excluding window shades or blinds) during hours of business operation.

b.

If a single-story building has a façade taller than 20 feet, the façade area above 15 feet shall include glazing to suggest the presence of upper floors as follows:

i.

The area of the façade above 15 feet shall be divided into horizontal sections of 10 to 14 feet in height; and

ii.

At least 25 percent of the area between 3 and 8 feet from the bottom of each horizontal section shall be glazed. See Figure 12-4-207D, Illustrative Glazing (above FFL).

D.

Pedestrian Amenities. Ground-floor façades that face public streets or other public areas (e.g., outdoor gathering spaces, parks or open space, parking areas) shall incorporate pedestrian-oriented design features along no less than 60 percent of their horizontal length. Pedestrian-oriented design features include shaded sidewalks, arcades, entryways, and awnings. Display windows that meet the transparency (glazing) requirements of subsection C., above may be used to meet this requirement.

E.

Mechanical Equipment Screening. All rooftop and grade-level mechanical equipment shall be screened from grade-level view. Soft water tanks, gas meters, venting, heating and air conditioning units, and electrical meters shall also be screened from public view. Screening shall be part of the articulation of the building and integrated into the building design. All vents greater than eight inches in diameter shall also be screened. Screens shall be at least as high as the equipment they hide, and shall be of a color and material matching or compatible with the dominant colors and materials found on the façades of the primary building. See Figure 12-4-207E, Equipment Screening.

Expand

Figure 12-4-207E Equipment Screening

 

F.

Pedestrian and Bicycle Connections.

1.

Generally. All development shall provide a network of on-site pedestrian walkways to and between the following areas:

a.

Public entrances to each building on the site, including pad site buildings;

b.

Parking areas;

c.

Sidewalks or walkways on adjacent properties that extend to the boundaries shared with the subject development;

d.

Adjacent public transit station areas, transit stops, park and ride facilities, or other transit facilities. For example, sidewalks adjacent to a public street shall be connected to all publicly used entrances, all off-street parking areas, all sidewalks or walkways on adjacent properties that extend to the boundaries shared with the subject development, and any transit-related facilities as described above.

2.

Bicycle Access. Bicycle access from the development site shall be provided to any existing or designated sidewalks, bike paths, or bike lanes located adjacent to the development.

3.

Connections. Connections shall be made at points necessary to provide direct pedestrian and bicycle travel from the development to major pedestrian destinations located within the adjacent neighborhood(s). In order to provide direct pedestrian connections to these adjacent destinations, the City may require additional sidewalks, walkways, or bike paths not associated with a street, or the extension of a sidewalk from the end of a cul-de-sac to another street or walkway. Major pedestrian destinations include, but are not limited to, residential subdivisions, schools, parks, open space, recreational facilities, neighborhood shopping, employment, recreation or community centers, public or civic uses, and institutional uses such as religious assembly.

4.

Identification. Pedestrian walkways and crosswalks shall be identified through the use of one or more of the following methods:

a.

Changing paving material, patterns, or paving color;

b.

Changing paving height;

c.

Decorative bollards;

d.

Painted crosswalks; or

e.

Raised median walkways with landscaped buffers.

(Ord. 2024-O-05 §22)

A.

Generally. The standards of this Section apply to all development and redevelopment, and changes to building façade as set forth in Section 12-12-402, Sliding Scale Compliance Requirements within the Central Arapahoe Road Corridor, as depicted in the Central Arapahoe Road Corridor Map (Appendix G), unless exempted by subsection B below.

1.

For properties zoned Activity Center (AC), the Enhanced Design Standards of Division 4-4, Form Standards for the AC District, shall be used as a supplement to this Section and in the event of a conflict, the standards of this Section shall apply.

2.

For properties zoned Urban Center (UC), the standards of this Section shall apply unless expressly addressed by an approved Regulating Plan.

B.

Exemptions. The following are exempt from the requirements of this Section:

1.

Routine maintenance and repair;

2.

Interior remodeling of existing buildings;

3.

Projects within an area covered by an approved Development Order provided that no amendment (other than an administrative amendment) to the Development Order is necessary; and

4.

Projects for which a development application deemed complete by the City has been submitted prior to April 2, 2017.

C.

Building Design.

1.

Building Placement. Buildings shall be located as follows.

a.

All principal buildings (excluding those within the AC and UC zone districts):

i.

Shall be built to the Build-to Zone along East Arapahoe Road as listed in Table 12-4-208(C). This requirement may be varied by the Director for buildings over 50 feet in height on the south side of East Arapahoe Road to reduce shading on East Arapahoe Road.

ii.

For corner lots, principal buildings shall comply with the Build-to Zone requirement in subsection (1)(a)(i) and Table 12-4-208(C) (above), and in addition a portion the principal building shall be built to the setback line along the secondary street forming the corner of the lot.

iii.

Accessory Buildings and Structures shall not be located between the principal building and East Arapahoe Road.

b.

For properties zoned UC and AC, the setback requirements of Division 4-3, Form Standards for the UC District and Division 4-4, Form Standards for the AC District, shall govern building placement.

2.

Building Materials. Within the Central Arapahoe Road Corridor the following design standards shall apply:

a.

All buildings in the Central Arapahoe Road Corridor must incorporate three (3) substantially different building materials.

b.

Materials shall appear authentic in their application.

c.

Materials traditionally considered massive shall not float above light materials. Light materials shall be used only above heavier, darker and larger materials. Building massing and form shall be modulated to reduce bulk and create interest.

d.

Masonry shall be wrapped around corners adequately to give the material depth and the appearance of a structural function.

e.

Apply four-sided building design (see 12-4-207(C)(1), Four-sided Design).

f.

Apply base, body and top compositional strategy (see 12-4-207(C)(3), Architectural Scaling Elements).

g.

A building material classification system will be implemented to require a specified minimum amount of quality materials.

i.

Class I. A minimum of 50 percent (average) of all building facades must contain Class I materials (75 percent for facades facing Arapahoe Road), including:

1.

Fired clay brick;

2.

Natural stone;

3.

Natural wood; and/or

4.

Glass (transparent).

ii.

Class II. A maximum of 50 percent (average) of all building facades may contain Class II materials (25 percent for facades facing Arapahoe Road) to serve as an architectural accent, including:

1.

Split-face or ground-face block;

2.

Manufactured stone or tile;

3.

Cementitious stucco;

4.

Architectural metal; and/or

5.

Other similar materials, as approved by the Director.

iii.

A maximum of ten percent (average) of all building facades may contain Class III materials (not permitted on facades facing Arapahoe Road) to serve as an architectural accent, including:

1.

Exterior Insulation Finishing System (EIFS);

2.

Fiber cement board;

3.

Reflective glass;

4.

Textured architectural concrete;

5.

Corrugated Metal; and/or

6.

Other similar materials, as approved by the Director.

iv.

Class IV. Materials prohibited on commercial buildings, including:

1.

Untextured tilt-up or poured-in-place concrete

2.

Vinyl siding or other plastic material

3.

Materials not otherwise a Class I, II, or III, as determined by the Director.

3.

Design Elements. Sites must provide mitigation for unappealing design elements to protect and enhance the aesthetics of the Central Arapahoe Road Corridor.

a.

Drive-through lanes. Drive-through lanes associated with a commercial use must be screened from East Arapahoe Road as follows:

i.

Placed on the interior side of the principal building (opposite of East Arapahoe Road); or

ii.

Screened with a 40 percent opacity landscape bufferyard, a minimum of three (3) feet in height at the time of planting (above the height of the drive-through lane), to adequately screen the lane from public view from East Arapahoe Road. Vegetation used as a landscape bufferyard shall provide year-round screening.

b.

Trash containers. Trash containers shall not be visible from East Arapahoe Road. In addition:

i.

All trash containers shall be fully enclosed by an opaque wall constructed to match or complement the building, to a height of at least one foot above the top of the dumpster;

ii.

All trash enclosures shall contain gates that are not visible from East Arapahoe Road, or gates that face away from East Arapahoe Road, which shall remain closed at all times except when the dumpster or garbage bins are being serviced; and

iii.

All trash enclosures not located behind the principal building shall be screened with a 40 percent opacity landscape bufferyard, a minimum of three (3) feet in height at the time of planting.

c.

Mechanical Equipment Screening. All rooftop and grade-level mechanical equipment shall be screened from grade-level view. Soft water tanks, gas meters, venting, heating and air conditioning units, and electrical meters shall also be screened from public view. Screening shall be part of the articulation of the building and integrated into the building design. All vents greater than eight (8) inches in diameter shall also be screened. Screens shall be at least as high as the equipment they hide, and shall be constructed to match or complement the building.

d.

Vehicle Sales and Vehicle Rental inventory. Along the East Arapahoe Road frontage, vehicles cannot be located between the street and the principal building. Vehicle inventory must be displayed or stored beside or behind the principal building in relation to East Arapahoe Road and screened with a 40 percent opacity landscape bufferyard a minimum of three (3) feet in height at the time of planting.

e.

Gasoline canopies. In addition to the standards contained in Section 12-4-203, Convenience Stores and Gasoline Stations, all canopies associated with a Gasoline Station/Convenience use in the Central Arapahoe Road Corridor shall be placed on the interior side of the principal building (opposite of East Arapahoe Road).

f.

Vehicle Wash and Vehicle Service/Repair bays. Vehicle access bays associated with a Vehicle Wash or Vehicle Service/Repair use must be screened from East Arapahoe Road as follows:

i.

Placed on the interior side of the principal building (opposite of East Arapahoe Road); or

ii.

Screened with a continuous plant row, a minimum of three (3) feet in height at the time of planting (above the height of the drive-through lane), to adequately screen the bay(s) from public view from East Arapahoe Road. Vegetation used as a landscape bufferyard shall provide year-round screening.

g.

Parking lots. Surface parking lots, both stand alone or associated with a commercial use, must be screened from East Arapahoe Road as follows:

i.

Placed on the interior side of the principal building (opposite of East Arapahoe Road); or

ii.

Screened with a 40 percent opacity landscape bufferyard, a minimum of three (3) feet in height at the time of planting, to adequately screen parked vehicles from public view from Arapahoe Road. Vegetation used as a landscape bufferyard shall provide year-round screening.

h.

Parking structures. Parking structures, both standalone or associated with a commercial use, must be screened from East Arapahoe Road as follows:

i.

Placed on the interior side of the principal building (opposite of East Arapahoe Road);

ii.

Placed beside the principal building and screened from abutting property and public rights-of-way by a 40 percent opacity bufferyard installed next to the parking structure, except at points of access and along areas that are screened by the principal building. The buffer opacity requirement may be combined with the required opacity of a district boundary bufferyard where the parking structure is located within 15 feet of the boundary of the required bufferyard (for example, if a 30 percent district boundary bufferyard is required and a side of the parking structure is located within 15 feet of the bufferyard, the bufferyard opacity may be increased to 50 percent along the side of the parking structure instead of providing two separate bufferyards).

iii.

If a standalone parking structure is the principal building, said structure shall be screened from abutting property and public rights-of-way by a 40 percent opacity bufferyard installed next to the parking structure, except at points of access and along areas that are screened by the principal building. The buffer opacity requirement may be combined with the required opacity of a district boundary bufferyard where the parking structure is located within 15 feet of the boundary of the required bufferyard (for example, if a 30 percent district boundary bufferyard is required and a side of the parking structure is located within 15 feet of the bufferyard, the bufferyard opacity may be increased to 50 percent along the side of the parking structure instead of providing two separate bufferyards).

i.

Monument signage. In addition to the standards contained in Section 12-6-402, Detached Signs, all permanent monument signs associated with a property or use in the Central Arapahoe Road Corridor shall be designed to mimic or complement the principal building. If no principal building exists, all monument signs shall be comprised solely of Class I or Class II materials. See 12-4-208(C)(2) for acceptable building materials.

4.

Enhanced Design Standards for Newly Established Vehicle Sales Uses. The following shall apply to Vehicle Sales Uses established after April 2, 2017 ("New Vehicle Sales Uses"), and to all redeveloped Vehicle Sales Uses in the Central Arapahoe Road Corridor:

a.

New Vehicle Sales Uses cannot be located on any parcels less than five (5) acres in size, unless the parcel proposed for development/redevelopment contained a lawfully established Vehicle Sales Use prior to April 2, 2017.

b.

New Vehicle Sales Uses shall contain principal buildings designed as follows:

i.

All primary building facades (facades adjacent to a public street) shall be a minimum 30 feet in height;

ii.

All primary building facades (facades adjacent to a public street) shall contain only Class I materials, with a minimum of 75 percent glass (fully transparent); and

iii.

All secondary building facades (facades not adjacent to a public street) shall contain only Class I and Class II materials, with a minimum of 75 percent of each secondary facade containing Class I materials (no more than 25 percent of each secondary façade shall contain Class II materials). Class III and Class IV materials are prohibited.

c.

New Vehicle Sales Uses may only contain accessory buildings designed as follows:

i.

All primary building facades (facades adjacent to a public street) shall be a minimum 20 feet in height, except where restricted so as not to exceed the height of the principal building;

ii.

All primary building facades (facades adjacent to a public street) shall contain only Class I materials, with a minimum of 75 percent glass (fully transparent);

iii.

All secondary building facades (facades not adjacent to a public street) shall contain only Class I and Class II materials, with a minimum of 75 percent of each secondary facade containing Class I materials (no more than 25 percent of each secondary façade shall contain Class II materials); and

iv.

Class III and Class IV materials are prohibited.

(Ord. 2024-O-05 §§23, 24; Ord. 2025-O-03 §2)

In addition to compliance with all the requirements of Section 12-4-207, Nonresidential Design Standards, the following requirements shall be met for any new Commercial Lodging use with the exception of those properties within a UC zoning district with an approved regulating plan or those properties zoned PUD with an approved master development plan (MDP) which shall meet all standards established by the applicable regulating plan or MDP.

A.

The building materials consisting of the first story of all wall planes as measured from the finished level of the first floor to the finished level of the second floor shall constitute a minimum of 75 percent of the Class I building materials identified in Section 12-4-208(C)(2);

B.

The building materials for the wall planes above the finished floor of the second level shall consist of any combination of Class I, Class II, or Class III building materials identified in Section 12-4-208(C)(2); and

C.

Class IV building materials identified in Section 12-4-208(C)(2) are prohibited.

A.

Generally. The standards of this Section apply to all development and redevelopment and changes to building façade as set forth in Section 12-12-402, Sliding Scale Compliance Requirements within the University Corridor, as depicted in the University Corridor Map (Appendix H), unless exempted by subsection B below. For properties zoned Activity Center (AC), the Enhanced Design Standards of Division 4-4, Form Standards for the AC District, shall be used as a supplement to this Section and in the event of a conflict, the standards of this Section shall apply.

B.

Exemptions. The following are exempt from the requirements of this Section:

1.

Routine maintenance and repair;

2.

Interior remodeling of existing buildings;

3.

Projects within an area covered by an approved Development Order provided that no amendment (other than an administrative amendment) to the Development Order is necessary; and

4.

Projects for which a development application deemed complete by the City has been submitted prior to effective date of this Ordinance.

C.

Building Materials. Within the University Corridor the following design standards shall apply:

1.

All buildings in the University Corridor must incorporate three (3) substantially different building materials.

2.

Materials shall appear authentic in their application.

3.

Building massing and form shall be modulated to reduce bulk and create interest.

4.

Masonry shall be wrapped around corners adequately to give the material depth and the appearance of a structural function.

5.

Apply the Non-Residential Design Standards of Section 12-4-207.

6.

A building material classification system will be implemented to require a specified minimum amount of quality materials.

a.

Class I. A minimum of 50 percent (average) of all building facades must contain Class I materials including:

i.

Fired clay brick;

ii.

Natural stone;

iii.

Natural wood;

iv.

Transparent glass.

b.

Class II. A maximum of 50 percent (average) of all building facades may contain Class II materials to serve as an architectural accent, including:

i.

Manufactured stone or tile;

ii.

Cementitious or polymer modified stucco over rigid substrates;

iii.

Architectural metal including panelized systems with concealed fasteners, rain screens, and perforated metal;

iv.

Natural wood-look fiber cement or metal siding;

v.

Textured architectural concrete;

vi.

Integral color split-face or ground face concrete masonry units;

vii.

Manufactured calcium silicate units;

viii.

Murals and similar artistic expressions that do not contain company logos, branding, or product imagery, applied over permanent substrates.

c.

A maximum of ten percent (average) of all building facades may contain Class III materials (not permitted on facades facing Arapahoe Road) to serve as an architectural accent, including:

i.

Exterior Insulation Finishing System (EIFS);

ii.

Fiber cement board

iii.

Reflective glass;

iv.

Corrugated Metal; and/or

v.

Other similar materials, as approved by the Director.

d.

Class IV. Materials prohibited on commercial buildings, including:

i.

Untextured tilt-up or poured-in-place concrete;

ii.

Vinyl or other plastic material;

iii.

Clapboard siding;

iv.

Materials not otherwise a Class I, II, or III, as determined by the Director.

D.

Distinctive Design Elements. New development and redevelopment along the University Corridor shall incorporate at least one distinctive design element into the corresponding site plan which, at the Director's determination, is iconic, recognizable and memorable, and/or unique to the University Corridor. Elements may include, but are not limited to, extraordinary signage, art and sculptures, interactive or experiential amenities, distinctive landscaping and open space, and unique and iconic building elements or structural design.

(Ord. 2024-O-05 §25; Ord. 2025-O-03 §3)

A.

Purpose. The development standards of this Division are intended to shape redevelopment in the Urban Center ("UC") district, to promote the creation of an economically vital, pedestrian-oriented, cohesive, mixed-use district. These graphically-oriented, form-based standards describe required development patterns, building form and mass, relationship between building facades and the public realm, and the scale and types of streets and blocks. The standards are organized as a set of interconnected sections that each focus on regulating a different aspect of the desired physical environment. Urban Center districts shall:

1.

Create quality streetscapes and public spaces;

2.

Integrate higher density in a way that respects the character of the adjacent areas and neighborhoods;

3.

Balance vehicular uses with the needs of pedestrians and other modes of transit;

4.

Promote a cohesive development pattern, while allowing for diversity and variety in design and construction of individual projects;

5.

Combine a mix of uses to create a safe, vital community that yields a range of choices; and

6.

Use placemaking to create unique, attractive, pedestrian and bicycle-friendly places.

B.

Application of Division. This Division sets out standards for the form of development. These standards are applied within three subdistricts within the UC District: Center, General, and Edge. The applicant maps the subdistricts for a proposed development during the development of a Regulating Plan, according to the locational standards for each subdistrict. The Regulating Plan then controls the development of projects in the district (see Section 12-14-902, Regulating Plans). The physical form of development within the district and subdistricts is regulated as follows:

1.

Section 12-4-302, Subdistricts and Typologies, provides a table which shows which building types, frontage types, and parking types are allowed in each subdistrict.

2.

Section 12-4-303, General Project Design Requirements, sets out the parameters for project design, including street layouts, block dimensions, Public Spaces, Street Level Activation, identification of special requirements and overlays, façade articulation and building materials, Streetscape Elements, and signage.

3.

Section 12-4-304, Center Subdistrict, Section 12-4-305, General Subdistrict, and Section 12-4-306, Edge Subdistrict, set out more specific development standards for each subdistrict.

4.

Section 12-4-307, Building Types, describes the types of buildings that are allowed within the UC district.

5.

Section 12-4-308, Frontage Types, describes the allowable transitions between the private and public space.

6.

Section 12-4-309, Parking Types, defines a range of appropriate off-street parking options.

7.

Section 12-4-310, Street Types, defines and regulate streets and streetscapes.

C.

Flexibility. To permit flexibility, alternative typologies for the physical form of a development may be approved through a Regulating Plan that vary from the standards set forth in Division 4-3, provided the alternative typologies meet the intent of the UC district. These may include alternative building, frontage, parking, and street typologies. An amendment to a Regulating Plan to add alternative typologies shall be reviewed as a major amendment to a Regulating Plan.

A.

Generally. The subdistrict standards regulate the aspects of a building that affect the public realm. The standards vary according to the subdistrict applied to each parcel by the Regulating Plan (see Section 12-14-902, Regulating Plans). The urban standards regulate allowed building types, building placement, and building profile; allowed frontage types, allowed parking types, and off-street parking placement.

B.

Building, Frontage, and Parking Types. Table 12-4-302, Frontage, Building, and Parking Types, sets out the permitted building types, frontage types, and parking types by subdistrict.

A.

Delineation of Development Blocks and Street Network. The Regulating Plan shall delineate property lines defining development blocks, building lots within blocks, and a network of street rights-of-way. The development blocks and street network shall be designed to comply with the standards of this Section.

B.

Block Dimensions.

1.

To promote walkability, typical perimeter block dimensions shall not exceed 1,600 linear feet as measured along the inner edges of street rights-of-way.

2.

Perimeter block dimensions up to 3,000 linear feet may be permitted for blocks that contain mid-block parking structures or attached public spaces (outdoor public spaces along the perimeter of a block of at least 10,000 square feet and designed for public use).

3.

Block dimensions greater than 3,000 linear feet may be permitted only where blocks contain valuable natural features that should not be crossed by a street.

C.

Street Network.

1.

Large-scale development shall be organized by a fine-grained network of publicly accessible, pedestrian-friendly streets.

2.

Streets may be designed to form a rectangular grid, an irregular pattern of curved streets, or combinations thereof so long as street network responds to topography, capitalizes on mountain views, and avoids impacts on sensitive resources.

3.

The extension of existing public streets is encouraged to distribute traffic and improve access, however, discontinuous streets may be permitted to minimize the potential for cut-through traffic on residential streets within or adjacent to the subdistrict.

4.

Street stubs shall be provided for connections to future development on adjacent vacant or underutilized sites.

5.

Dead end streets are prohibited and cul-de-sacs are only allowed where environmental or site constraints such as highways, sensitive natural features, or unusual topography permit no practical alternatives.

6.

All streets must allow for public access. Private streets/alleys are permitted so long as they allow for public access.

D.

Assignment of Street Function and Type. The Regulating Plan shall designate street functions and types for the entire network of interconnected streets.

1.

Street Function. Street function shall be designated on the Regulating Plan as "primary street" or "secondary street."

a.

Primary streets are streets that are intended to carry high volumes of pedestrian traffic. They are lined by public spaces or buildings with active ground floor uses and high quality building frontages.

b.

Secondary streets are streets that are intended to provide access to parking, service areas, and alleys.

2.

Street Types.

a.

Street types shall be designated on the Regulating Plan as defined under Section 12-4-310, Street Types.

b.

Street types shall be assigned according to designated street function and desired frontage condition.

E.

Designation of Subdistricts. The Regulating Plan shall delineate the boundaries of subdistricts as defined in Section 12-4-304, Center Subdistrict, Section 12-4-305, General Subdistrict, and Section 12-4-306, Edge Subdistrict.

F.

Gross Floor Area. The Regulating Plan shall indicate the maximum gross floor area for each of the three subdistricts, Section 12-4-304, Center Subdistrict, Section 12-4-305, General Subdistrict, and Section 12-4-306, Edge Subdistrict.

G.

Designation of Public Spaces. The Regulating Plan shall indicate areas where accessible Public Spaces will be provided. Public Spaces shall create a variety of urban open spaces - including, but not limited to, parks, plazas, greenspace, and enhanced streetscapes. Public Space locations shall comply with the following standards:

1.

Ten percent of the Regulating Plan area (including areas in development blocks and street rights-of-way), shall be designated and improved for use as Public Space.

2.

Public Spaces shall be designed to:

a.

Provide a variety of opportunities for both passive and active uses; and

b.

Provide frontage along at least one primary street.

H.

Designation of Street Level Activation. The Regulating Plan shall indicate block frontages along primary streets where street level activation shall be required along the ground floor. Street level activation shall encourage pedestrian circulation and, pedestrian-scaled building features, and create an environment that is comfortable, safe, and inviting year-round. Specific standards for street level activation include:

1.

Enhanced Streetscape design, which shall:

a.

Provide Public Amenity Zones that incorporate Streetscape Elements that are human scaled and enhance the pedestrian experience.

b.

Provide Private Amenity Zones that create a concentration of activities that transition between Active Uses within buildings or plazas and the Pedestrian Walk.

c.

Provide Pedestrian Walks no less than eight feet in width to contain, define, and concentrate pedestrian activity;

d.

Ensure thoughtful placement and long term viability of street trees that will create a continuous canopy at maturity; and

e.

Create visual interest through placement of Streetscape Elements.

Expand

Figure 12-4-303A Streetscape Section

 

2.

Ground floor transparency along primary streets:

a.

Minimum 40 percent for non-residential buildings,

b.

Minimum 30 percent for residential only buildings;

3.

Ground floor transparency along secondary streets:

a.

Minimum 25 percent for both non-residential and residential buildings; and

4.

Pedestrian access shall be from the primary street entrance.

I.

Identification of Special Requirements and Overlays. The Regulating Plan shall identify the location of sites that are particularly prominent or otherwise significant and require additional design considerations. The following special requirements and overlays are permitted in the District:

1.

Mainstreet. A Mainstreet is a designated portion of a primary street that serves as an important gateway into the development. Mainstreets are meant to create vibrant streets by concentrating Active Uses and activities at the ground floor; maintain and create visual interest through the use of quality building materials; and provide enhanced detailing such as windows, fenestration, and cornices. Specific standards for Mainstreets include:

a.

Enhanced Streetscape Standards as set forth in Section 12-4-303(H)(1) above;

b.

Incorporation of Public Spaces as described in Section 12-4-303(G), where feasible;

c.

All buildings shall incorporate three (3) substantially different building materials;

i.

Materials shall appear authentic in their application;

ii.

Materials traditionally considered massive shall not float above light materials. Light materials shall be used only above heavier, darker, and larger materials. Building massing and form shall be modulated to reduce bulk and create interest;

iii.

Masonry shall be wrapped around corners adequately to give the material depth and the appearance of a structural function;

d.

Ground floor transparency along primary streets:

i.

Minimum 75 percent for non-residential buildings,

ii.

Minimum 40 percent for residential only buildings;

e.

Ground floor transparency along secondary street:

i.

Minimum 40 percent for non-residential and residential buildings; and

f.

A minimum of 50 percent of each building facade must contain Class I materials as specified in Section 12-4-208(C)(2)(g), Central Arapahoe Road Corridor Design Standards including: fired clay brick, natural stone, and/or natural wood; and

g.

Pedestrian access shall be from the primary street entrance.

2.

Terminated Vistas. Terminated vistas are locations at the end of a street, pedestrian way, or public space where a focal point is created at the end of a framed view or sight line. Designated building locations shall require special architectural treatment centered on the terminated vista to draw a viewer or pedestrian toward it. Techniques may include pronounced roof or wall elements, additional building height, or elements applied to the building facade.

3.

Corner Emphasis. Building corners that frame an important intersection, public space, or gateway shall be designated as corner emphasis locations. Corners shall be emphasized through architectural means that address both frontages. Corner emphasis techniques may include taller building volumes at the corner, projecting building elements, chamfered corners, and applied building elements that wrap the corner. Parking garage entrances shall not occur at the ground floor near an area of corner emphasis.

J.

Facade Articulation and Building Materials. The Regulating Plan shall have varied building massing and building materials that promotes a sense of place through creative Human Scale Design. The buildings shall create visually interesting and human-scaled facades, particularly those that face primary and secondary streets and public spaces. The lower four to five stories of the building are especially important as they are within the direct and peripheral view. Above five stories, articulation with vertical and horizontal elements, like recessed or protruding balconies, help break down massive building facades. Requirements include:

1.

Buildings (residential and non-residential) shall be designed in accordance with Section 12-2-407, Non-Residential Design Standards;

2.

Building architecture shall be distinctive in character with a variety of styles and materials;

3.

Materials shall be durable and low maintenance that withstand the effects of time and contribute to the long term viability of the district;

4.

Ground floors shall be designed to the human scale; and

5.

A general design scheme, which may include renderings, illustrative imagery, and/or a palette of materials, shall be included within a Regulating Plan to ensure individual buildings create a cohesive district.

6.

Site Service and Utility Areas shall:

a.

Minimize the visual presence of service functions, such as delivery and refuse pickup;

b.

Not be located within 25 feet horizontally of any pedestrian entry; and

c.

Be concealed from the street by either:

i.

Locating underground;

ii.

Locating internal to a structure or parking structure;

iii.

Providing enclosed walls, fences, screening and/or landscaping of sufficient height and density year-round; or

iv.

Locating along internal alleys or service drives.

K.

Streetscape Elements. The Regulating Plan shall incorporate unique and consistent Streetscape Elements, to include street lighting, pedestrian lighting, building lighting, trash receptacles, bike racks, planters, benches, and other seating, to unify and reinforce the character of the district.

L.

Signage. A sign design program shall be required for all approved Regulating Plans in accordance with Division 6-6.

A.

Purpose. The Center subdistrict is intended for high intensity mixed-use development and should provide a vibrant pedestrian environment along primary streets. Tall buildings provide an iconic gateway to the City and buffer development within the UC district from the interstate. Buildings with mostly continuous ground-floor storefronts define public streets and Public Spaces and directly abut wide, active sidewalks.

B.

Building Types. Building types in the Center subdistrict shall be limited as provided in Table 12-4-302, Frontage, Building, and Parking Types.

C.

Building Placement. Buildings shall comply with the following building placement requirements as generally shown in Figure 12-4-304A, Building Placement. Setbacks, if required, are measured from applicable property lines shown on the approved regulating plan.

1.

Primary Street Property Line (Line A). Buildings shall be built to the primary street property line with no setback, except as allowed under Section 12-4-308, Frontage Types.

2.

Secondary Street Property (Line B). Buildings shall be built to the secondary street property line with no setback.

3.

Adjacent Property (Line C). If adjacent buildings are attached, buildings shall be built to side property line with no setback. If adjacent buildings are detached, buildings shall be set back not less than 10 feet, but not more than 15 feet, from the property line, except to form courtyards for outdoor dining or other public assembly.

4.

Rear Property (Line D). Buildings shall be set back from rear property lines as follows:

a.

No setback is required for lots that abut alleys; and

b.

A 20-foot minimum setback is required from abutting property.

Expand

Figure 12-4-304A Building Placement

 

D.

Continuous Frontage along Primary Streets. Along primary streets, buildings shall occupy a minimum of 70 percent of the block or lot width along the required setback or build-to line. Forecourts and minor setbacks for facade articulation as defined in Section 12-4-308, Frontage Types, may be counted as meeting the continuous frontage requirement.

E.

Frontage Types. Frontage types shall be limited as provided in Table 12-4-302, Frontage, Building, and Parking Types.

Expand

Figure 12-4-304B Projections and Height Limits

 

F.

Projections (Line E). Along primary and secondary streets, the following building elements may project beyond facades into rights-of-way or required setbacks (see Figure 12-4-304B, Projections and Height Limits):

1.

Galleries may project beyond facades to within 30 inches of the curb face.

2.

Canopies and awnings may project beyond the building facade not more than 10 feet.

3.

Balconies on upper floors may project beyond facades not more than 6 feet.

4.

Bay windows, eaves, and cantilevered rooms on upper floors may project beyond facades not more than two feet.

G.

Height Limits. The height of buildings shall comply with the following requirements, as shown in Figure 12-4-304B, Projections and Height Limits. The City may permit additional height in accordance with Sub-Area Plans for projects found to provide extraordinary public benefit.

1.

Building Height (Line F). 5 stories minimum, 15 stories maximum, except liner buildings, which shall be three stories minimum or tall enough to screen parking structures from public view.

2.

Facade Step-Back (Line I). Above the fourth story, all façades facing a primary or secondary street shall step back at an appropriate distance that creates visual relief for pedestrians and enables sky views.

H.

Fences and Walls. Fences and walls shall not be permitted within required setbacks, except as permitted by the applicable frontage type. Privacy fences and walls up to 6 feet in height may be constructed to enclose rear yards and shall be placed at minimum 5 feet behind any facade. Fences and walls shall be compatible with the building's architecture and materials.

I.

Parking Types. Off-street parking that is located within the Center subdistrict shall be of a parking type that is allowed by Table 12-4-302, Frontage, Building, and Parking Types.

Expand

Figure 12-4-304C Parking Placement

 

J.

Parking Placement. Off-street parking shall comply with the following requirements as generally shown in Figure 12-4-304C, Parking Placement. Setbacks are measured from applicable property lines shown on the approved Regulating Plan.

1.

Primary Street Property (Line J). Above-ground parking structures shall be set back 30 feet minimum from primary street property lines. No setbacks are required for subterranean parking.

2.

Secondary Street Property (Line K). Above ground parking structures shall be set back 10 feet minimum from secondary street property lines. No setbacks are required for subterranean parking.

3.

Side Property (Line L). If parking structures are shared with adjacent property, no setbacks from side property lines are required. If parking structures are detached, a 10 feet minimum, 15 feet maximum setback from side property line is required. No setbacks are required for subterranean parking.

4.

Rear Property (Line M). Parking structures may be built to rear property lines with no setback from abutting alley or shall be set back 20 feet minimum from abutting lot. No setbacks are required for subterranean parking.

(Ord. 2025-O-06 §12)

A.

Purpose. The General subdistrict is intended for medium intensity mixed-use development with a wide range of uses that provide a vibrant 24-hour pedestrian environment. Mid-sized buildings provide a transition from the taller buildings permitted in the Center subdistrict to the shorter buildings permitted in the Edge subdistrict.

B.

Building Types. Building types in the General subdistrict shall be limited as provided in Table 12-4-302, Frontage, Building, and Parking Types.

C.

Building Placement. Buildings shall comply with the following building placement requirements as generally shown in Figure 12-4-305A, Building Placement. Setbacks, if required, are measured from applicable property lines shown on the approved Regulating Plan.

1.

Primary Street Property (Line A). Buildings shall be built to the primary street property line with no setback with the following exceptions: buildings with ground floor residential uses may be set back 10 feet maximum from the property line and greater setbacks may be allowed for Forecourt frontages as defined under Section 12-4-308, Frontage Types.

2.

Secondary Street Property (Line B). Buildings may be built to the secondary street property line with no setback or may be set back 10 feet maximum from the property line. Buildings with ground floor residential uses may be set back 12 feet maximum from the property line and greater setbacks may be allowed for Forecourt frontages as defined under Section 12-4-308, Frontage Types.

3.

Side Property (Line C). If adjacent buildings are attached, buildings shall be built to side property lines with no setback. If adjacent buildings are detached, buildings shall be set back 10 feet minimum, 15 feet maximum from the property line.

4.

Rear Property (Line D). Buildings may be built to rear property lines with no setback from abutting alley or shall be set back 20 feet minimum from abutting lot.

Expand

Figure 12-4-305A Building Placement

 

D.

Continuous Frontage along Primary Streets. Along primary streets, buildings shall occupy a minimum of 60 percent of the block or lot width along the required setback or build-to line.

E.

Frontage Types. Frontage types shall be limited as provided in Table 12-4-302, Frontage, Building, and Parking Types.

Expand

Figure 12-4-305B Projections and Height Limits

 

F.

Projections (Line E). Along primary and secondary streets, the following building elements may project beyond façades into rights-of-way or required setbacks (see Figure 12-4-305B, Projections and Height Limits):

1.

Canopies and Awnings may project beyond the building facade not more than 10 feet.

2.

Balconies on upper floors may project beyond facades not more than 6 feet.

3.

Bay Windows, Eaves, and Cantilevered Rooms on upper floors may project beyond facades not more than two feet.

G.

Height Limit. The heights of buildings comply with the following requirements, as shown in Figure 12-4-305B, Projections and Height Limits. The City may permit additional stories at prominent corners and terminated vistas as designated on the Regulating Plan.

1.

Building Height (Line F). 3 stories minimum; 8 stories maximum.

2.

Facade Step Back (Line I). Above the fourth story, all façades facing a primary or secondary street shall step back at an appropriate distance that creates visual relief for pedestrians and enables sky views.

H.

Fences and Walls. Fences and walls shall not be permitted within required setbacks, except as permitted by the applicable frontage type. Privacy fences and walls up to 72 inches in height may be constructed to enclose rear yards and shall be placed at minimum 5 feet behind any façade. Fences and walls shall be compatible with the building's architecture and material.

I.

Parking Types. Off-street parking that is located within the Center subdistrict shall be of a parking type that is allowed by Table 12-4-302, Frontage, Building, and Parking Types.

J.

Parking Placement. Off-street parking shall comply with the following requirements as generally shown in Figure 12-4-305C, Parking Placement. Setbacks are measured from applicable property lines shown on the approved Regulating Plan.

1.

Primary Street Property (Line J). Surface and above ground parking lots and structures shall be set back 30 feet minimum from primary street property lines. No setbacks are required for subterranean parking.

2.

Secondary Street Property (Line K). Surface and above ground parking lots and structures shall be set back 10 feet minimum from secondary street property lines.

3.

Side Property (Line L). If parking structures or lots are shared with adjacent property, no setbacks from side property lines are required. If parking structures and lots are detached, a 10 feet minimum, 15 feet maximum setback from side property line is required. No setbacks are required for subterranean parking.

4.

Rear Property (Line M). Parking structures and lots may be built to rear property lines with no setback from abutting alley or shall be set back 20 feet minimum from abutting lot. No setbacks are required for subterranean parking.

Expand

Figure 12-4-305C Parking Placement

 

(Ord. 2025-O-06 §13)

A.

Purpose. The Edge subdistrict is intended for lower intensity mixed-use development that provides an attractive street edge and provides an effective transition to any existing adjacent single-family neighborhood.

B.

Location. The Edge subdistrict shall be applied adjacent to single family residential neighborhoods as a transition to the Urban Center District.

C.

Building Types. Building types in the Edge subdistrict shall be limited as provided in Table 12-4-302, Frontage, Building, and Parking Types.

D.

Building Placement. Buildings shall comply with the following building placement requirements as generally shown in Figure 12-4-306A, Building Placement. If required, setbacks are measured from applicable property lines shown on the approved Regulating Plan.

1.

Primary Street Property (Line A). Buildings shall be set back 5 feet minimum, 20 feet maximum from the primary street property line.

2.

Secondary Street Property (Line B). Buildings shall be set back 10 feet minimum, 20 feet maximum from the secondary street property line.

3.

Side Property (Line C). Buildings may be built to the side property line with no setback or may be set back 10 feet minimum, 20 feet maximum from the property line.

4.

Rear Property (Line D). Buildings may be built to rear property lines with no setback from abutting alley or shall be set back 20 feet minimum from abutting lot. Buildings adjacent to existing single family residential neighborhoods shall be set back 80 feet minimum from the rear property lines.

Expand

Figure 12-4-306A Building Placement

 

E.

Continuous Frontage along Primary Streets. Along primary streets, buildings shall occupy a minimum of 50 percent of the block or lot width along the required setback or build-to line.

F.

Frontage Types. Frontage types shall be limited as provided in Table 12-4-302, Frontage, Building, and Parking Types.

Expand

Figure 12-4-306B Projections and Height Limits

 

G.

Projections (Line E). Along primary and secondary streets, the following building elements may project beyond façades into rights-of-way or required setbacks (see Figure 12-4-306B, Projections and Height Limits, measurement E):

1.

Canopies and Awnings may project beyond the façade up to 10 feet maximum.

2.

Stoops and Balconies may project beyond the façade up to 6 feet maximum.

3.

Bay Windows, Eaves, and Cantilevered Rooms on upper floors may project beyond the facade up to two feet maximum.

H.

Height Limit. The height of buildings (Line F) shall be 2 stories minimum; 3 stories maximum, as shown in Figure 12-4-306B, Projections and Height Limits. The City may permit one additional story at prominent corners and terminated vistas as designated on an approved Regulating Plan.

I.

Fences and Walls.

1.

Fences and walls shall not be permitted within required setbacks, except as permitted by the applicable frontage type. Privacy fences and walls up to 6 feet in height may be constructed to enclose rear yards and shall be placed at minimum 5 feet behind any façade. Fences and walls shall be compatible with the building's architecture and material.

J.

Parking Types. Off-street parking that is located within the Edge subdistrict shall be of a parking type that is allowed by Table 12-4-302, Frontage, Building, and Parking Types.

K.

Parking Placement. Off-street parking shall comply with the following requirements as generally shown in Figure 12-4-306C, Parking Placement. Setbacks are measured from applicable property lines shown on the approved regulating plan.

1.

Primary Street Property (Line J). Surface and above ground parking lots and structures shall be set back 50 feet minimum from primary street property lines. No setbacks are required for subterranean parking.

2.

Secondary Street Property (Line K). Surface and above ground parking lots and structures shall be set back 10 feet minimum from secondary street property lines.

3.

Side Property (Line L). If parking structures or lots are shared with adjacent property, no setbacks from side property lines are required. If parking structures and lots are detached, a 10 feet minimum, 15 feet maximum setback from side property line is required. No setbacks are required for subterranean parking.

4.

Rear Property (Line M). Parking structures and lots may be built to rear property lines with no setback from abutting alley or shall be set back 20 feet minimum from abutting lot. No setbacks are required for subterranean parking.

Expand

Figure 12-4-306C Parking Placement

 

(Ord. 2025-O-06 §14)

A.

Generally. The Building Type Standards provide requirements for each building type allowed in the subdistricts. The standards regulate building size and massing, frontage, pedestrian access, vehicle access and parking, and Public Space. The images are intended to illustrate typical conditions.

B.

Pedestal Building.

Expand

Figure 12-4-307A Illustrative Pedestal Building

 

1.

Description. A Pedestal Building is a tall urban building that is permitted in the Center and General subdistricts. The Pedestal Building is designed for occupancy by residential uses, commercial uses such as retail, restaurant, personal service, or office uses. A Pedestal Building may be occupied by a single user or may be a mixed use building with more than two different uses that may be vertically or horizontally separated. When uses generating visitor or customer traffic (such as retail, restaurants, or personal services) are present, these uses shall be located on the ground floor facing the Pedestrian Walk. Uses generating limited pedestrian activity (such as office or residential) shall be located on upper floors or on the ground floor along a primary street when required elements of Street Level Activation is present.

2.

Building Size and Massing.

a.

Buildings shall be composed of five to fifteen stories. Above the fourth story, all façades facing a primary street shall step back at an appropriate distance that creates visual relief for pedestrians and enables sky views.

b.

Buildings on corner lots shall be designed with two façades of equal architectural expression.

c.

Façades shall be composed of projecting or recessing wall surfaces, changes in roofline, and/or placement of piers and pilasters.

3.

Primary Pedestrian Access.

a.

Entrances to ground floor commercial space shall be located within the façade and accessed directly from the street right-of-way, with access from primary streets having priority over secondary streets, through an allowed Frontage Type.

b.

Entrances to upper story commercial space or dwelling units shall be through a street level lobby and/or corridors accessed directly from the street. Alternative entrances may be from structured or subterranean parking o via an elevated terrace.

4.

Vehicle Access, Parking, and Services.

a.

Vehicular access shall be provided through an alley, where available. Where an alley is not present, vehicle access may be provided directly from a secondary street.

b.

Parking may be provided a surface lot (excluding the Center subdistrict), an integrated structure, a subterranean structure, a separate parking structure, or a combination of any of the above.

c.

Services, including all "dry" utility access, above-ground equipment, and trash containers, shall be located on the alley, where present, or along a secondary street. If located at a public street all equipment shall be screened from public view through landscaping and/or architectural elements.

C.

Mid-Rise Mixed-Use Building.

Expand

Figure 12-4-307B Illustrative Mid-Rise Mixed-Use Building

 

1.

Description. Mid-Rise Mixed-Use Buildings are designed for occupancy by a minimum of two different uses that may be vertically or horizontally separated. Uses generating visitor or customer traffic (such as retail, restaurants, personal services) shall be located on the ground floor facing the sidewalk. Uses generating limited pedestrian activity (such as office or residential) shall be located on upper floors or on the ground floor along a primary street when required elements of Street Level Activation is present.

2.

Building Size and Massing.

a.

Buildings in the General subdistrict shall be composed of three to eight stories and buildings in the Center subdistrict shall be composed of five to fifteen stories. Above the fourth story, all façades facing a primary or secondary street shall step back at an appropriate distance that creates visual relief for pedestrians and enables sky views.

b.

Buildings on corner lots shall be designed with two façades of equal architectural expression.

c.

Façades shall be composed of projecting or recessing wall surfaces, changes in roofline, and/or placement of piers and pilasters.

3.

Primary Pedestrian Access.

a.

Entrances to ground floor commercial space shall be located within the façade and accessed directly from a street right-of-way, with access from primary streets having priority over secondary streets, through an allowed Frontage Type.

b.

Entrances to upper story commercial space or dwelling units shall be through a street level lobby and/or corridors accessed directly from the street. Alternative entrances may be from structured or subterranean parking or via an elevated terrace.

4.

Vehicle Access, Parking and Services.

a.

Vehicular access shall be provided through an alley, where available. Where an alley is not present, vehicle access may be provided through a driveway a maximum of 20 feet wide, and with two-foot minimum planters on each side.

b.

Parking may be provided in a surface lot (excluding the Center subdistrict), in an integrated structure, a subterranean structure, a separate parking structure, tucked-under parking, or a combination thereof.

c.

Where present, entrances to subterranean or structured parking shall be located to the side or rear of the lot.

d.

Where present, parking structures shall be separated from the Mid-Rise Mixed-Use Building by at minimum forty feet. This space may contain an alley or driveway.

e.

Services, including all "dry" utility access, above-ground equipment, and trash containers, shall be located on the alley, where present, or at the rear of the building.

D.

Low-Rise Mixed-Use Building.

Expand

Figure 12-4-307C Illustrative Low-Rise Mixed-Use Building

 

1.

Description. Low-Rise Mixed-Use Buildings are designed for occupancy by a minimum of two different uses that may be vertically or horizontally separated. Uses generating visitor or customer traffic (such as retail, restaurants, personal services) shall be located on the ground floor and oriented toward public street right-of-way. Uses generating limited pedestrian activity (such as office or residential) shall be located on upper floors or on the ground floor and oriented toward secondary streets, or on the ground floor when required elements of Street Level Activation is present.

2.

Building Size and Massing.

a.

Buildings shall be composed of three to five stories within the General subdistrict and two to three stories within the Edge subdistrict.

b.

Buildings on corner lots shall be designed with two façades of equal architectural expression.

c.

Façades shall be composed of projecting or recessing wall surfaces, changes in roofline, and/or placement of piers and pilasters.

3.

Primary Pedestrian Access.

a.

Entrances to ground floor commercial space shall be located within the façade and accessed directly from a street right-of-way, with access from primary streets having priority over secondary streets, through an allowed Frontage Type.

b.

Entrances to upper story commercial space or dwelling units shall be through a ground level lobby accessed directly from street right-of-way. Alternative entrances may be from structured or subterranean parking.

4.

Vehicle Access, Parking, and Services.

a.

Vehicular access shall be provided through an alley, where available. Where an alley is not present, vehicle access may be provided through a driveway a maximum of 20 feet wide, and with two-foot minimum landscape strips on each side.

b.

Parking may be provided in a surface lot, an integrated structure, subterranean structure, tucked-under parking, or a combination thereof.

c.

Where present, entrances to subterranean parking shall be located to the side or rear of the lot.

d.

Services, including all "dry" utility access, above-ground equipment, and trash containers, shall be located on the alley, where present, or at the rear of the building.

E.

Commercial Building.

Expand

Figure 12-4-307D Illustrative Commercial Building

 

1.

Description. A Commercial Building is designed for occupancy by commercial uses such as retail, restaurant, personal service or office uses. Uses generating visitor or customer traffic (such as retail, restaurants, personal services) shall be located on the ground floor and oriented toward public street right-of-way. Uses generating limited pedestrian activity (such as office) shall be located on upper floors or on the ground floor and oriented toward secondary streets, or on the ground floor along a primary street when required elements of Street Level Activation is present. A Commercial Building may be occupied by a single user or may be subdivided into multiple smaller commercial units, each with a separate entry.

2.

Building Size and Massing.

a.

Buildings shall be composed of two to three stories within the Edge subdistrict and three to eight stories within the General subdistrict.

b.

Buildings on corner lots shall be designed with two façades of equal architectural expression.

c.

Façades shall be composed of projecting or recessing wall surfaces, changes in roofline, and/or placement of piers and pilasters.

3.

Primary Pedestrian Access.

a.

Entrances to ground floor commercial space shall be located within the façade and accessed directly from a street right-of-way, with access from primary streets having priority over secondary streets, through an allowed frontage type.

b.

Entrances to upper story commercial space shall be through individual entrances or a ground level lobby accessed directly from street right-of-way. Alternative entrances may be from structured or subterranean parking.

4.

Vehicle Access, Parking, and Services.

a.

Vehicular access shall be provided through an alley, where available. Where an alley is not present, vehicle access may be provided through a driveway a maximum of 20 feet wide, and with two-foot minimum planters on each side.

b.

Parking may be provided in a surface lot, an integrated structure, a subterranean structure, tucked-under parking, or a combination thereof.

c.

Where present, entrances to subterranean parking shall be located to the side or rear of the lot.

d.

Services, including all "dry" utility access, above-ground equipment, and trash containers, shall be located on the alley, where present, or at the rear of the building.

F.

Liner Building.

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Figure 12-4-307E Illustrative Liner Building

 

1.

Description. A liner Building is designed and placed in a manner that hides a parking structure from public view. Liner buildings are shallow and oriented toward the street with no or minimal openings to the rear. The parking structure in the rear may be attached to the Liner Building, or slightly detached as required for fire separation. Uses generating visitor or customer traffic (such as retail, restaurants, personal services) shall be located on the ground floor facing the sidewalk. Uses generating limited pedestrian activity (such as office or residential) shall be located on upper floors, or on the ground floor along a primary street when required elements of Street Level Activation is present.

2.

Building Size and Massing.

a.

The building height shall be equal or greater than the height of the parking structure behind the building. Above the fourth story, all façades facing a primary streets shall step back at an appropriate distance that creates visual relief for pedestrians and enables sky views.

b.

Buildings on corner lots shall be designed with two façades of equal architectural expression.

c.

Façades shall be composed of projecting or recessing wall surfaces, changes in roofline, and/or placement of piers and pilasters.

3.

Primary Pedestrian Access.

a.

Entrances to ground floor commercial space shall be located within the façade and accessed directly from the street right-of-way, with access from primary streets having priority over secondary streets, through an allowed Frontage Type.

b.

Entrances to upper story commercial space or dwelling units shall be through a street level lobby and/or corridors accessed directly from the street. Alternative entrances may be from structured or subterranean parking.

4.

Vehicle Access, Parking and Services.

a.

Vehicular access to the parking structure shall be provided through an alley, where available, or directly from a secondary street. Direct access from a primary street shall not be permitted.

b.

Parking may be provided in a parking structure, a subterranean structure, or a combination of the above.

c.

Entrances to subterranean or structured parking shall be located to the side or rear of the lot.

d.

Services, including all "dry" utility access, above-ground equipment, and trash containers, shall be located on the alley, where present, or along a secondary street. If located at a public street all equipment shall be screened from public view through landscaping and/or architectural elements.

G.

Live-Work Townhouses.

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Figure 12-4-307F Illustrative Live-Work Townhouses

 

1.

Description. The Live-Work Townhouse is a variation of the Townhouse designed to be occupied by a single dwelling unit and a single ground-floor commercial or flex space. The garage is attached or tucked-under and accessed from a rear alley.

2.

Building Size and Massing.

a.

Buildings shall be composed of two, two and a half, or three stories, as determined by the applicable subdistrict.

b.

Façades shall have an identifiable base, middle and top.

c.

Groups of Live-Work Townhouses may consist of three to ten units.

d.

Buildings on corner lots shall be designed with two façades of equal architectural expression.

e.

Façades of individual Live-Work Townhouse units exceeding 25 feet in width shall be designed to provide at least one vertical break created through projecting or recessing wall surfaces, changes in the roofline, and/or placement of piers, pilasters or chimneys.

3.

Primary Pedestrian Access.

a.

Entrances to ground floor commercial or flex space shall be located within the façade and accessed directly from a street right-of-way, with access from primary streets having priority over secondary streets, through an allowed Frontage Type.

b.

Entrances to each dwelling unit shall be provided through a separate street level entrance or through a foyer shared with the commercial space.

4.

Vehicle access, Parking, and Services.

a.

Vehicular access shall be provided through an alley.

b.

Parking shall be provided in an integrated structure, an attached or tucked-under parking located at the rear of the unit.

c.

Services, including all "dry" utility access, above-ground equipment, and trash containers, shall be located on the alley.

H.

Townhouse.

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Figure 12-4-307G Illustrative Townhouses

 

1.

Description. The Townhouse is a single family unit on a narrow lot and shares common walls with one or two of the adjacent units. The garage is attached or tucked-under and accessed from a rear alley.

2.

Building Size and Massing.

a.

Buildings shall be composed of two, two and a half, or three stories, as determined by the applicable subdistrict.

b.

Groups of Townhouses may consist of three to seven attached units.

c.

Buildings on corner lots shall be designed with two façades of equal architectural expression.

d.

Façades of individual Townhouse units exceeding 25 feet in width shall be designed to provide at least one vertical break created through projecting or recessing wall surfaces, changes in the roofline, and/or placement of piers, pilasters or chimneys.

e.

First story finished floor elevations shall be between 18 and 30 inches above the grade of adjacent sidewalks.

3.

Primary Pedestrian Access.

a.

Entrances to each dwelling unit shall be located within the façade and accessed directly from a street right-of-way, with access from primary streets having priority over secondary streets, through an allowed Frontage Type.

4.

Vehicle Access, Parking, and Services.

a.

Vehicular access shall be provided through an alley.

b.

Parking shall be provided in an integrated structure, an attached or tucked-under parking located at the rear of the unit.

c.

Services, including all "dry" utility access, above-ground equipment, and trash containers, shall be located on the alley.

I.

Object Building.

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Figure 12-4-307H Illustrative Object Building

 

1.

Description. Object Buildings are designed for occupancy by public or commercial uses that provide important services to the community. An Object Building contributes significantly to the quality of a place and often is the focal point of a Public Space, terminates a vista, or is placed at an otherwise prominent location. For that reason, the architectural quality of an Object Building shall exceed the quality of the surrounding buildings.

2.

Building Size and Massing.

a.

Buildings may be designed as free standing object buildings or integrated into the urban fabric, as deemed appropriate.

b.

Object Buildings located in a Public Space shall be composed of one or two stories and shall be designed with four façades of architectural quality.

c.

Object Buildings that are integrated into the urban fabric shall be consistent with the number of stories allowed or required by the height standards of the applicable subdistrict. Buildings on corner lots shall be designed with two façades of equal architectural expression.

3.

Primary Pedestrian Access.

a.

The main entrance shall be located within the façade and accessed directly from the street right-of-way, with access from primary streets having priority over secondary streets, through an allowed Frontage Type.

b.

Pedestrian access shall be provided from at least two sides of an Object Building.

4.

Vehicle Access, Parking, and Services.

a.

For freestanding Object Buildings in a public space:

i.

Vehicular access shall be limited to service and emergency vehicle access, provided through pedestrian walkways of sufficient width and construction.

ii.

Parking shall be provided on-street around the public space. Shared off-street parking may be provided remotely in a lot or structure.

iii.

Services, including all "dry" utility access, above-ground equipment, and trash containers, shall be sufficiently screened from public view through architecture and/or landscaping.

b.

For Object Buildings integrated into the urban fabric:

i.

Vehicular access shall be provided through an alley, where available.

ii.

Where an alley is not present, vehicle access may be provided through a driveway a maximum of 20 feet wide, and with two-foot minimum planters on each side.

iii.

Parking may be provided in a garage, subterranean garage, parking structure, carport, uncovered, or a combination of any of the above.

iv.

Where present, entrances to subterranean or structured parking shall be located to the side or rear of the lot.

v.

Services, including all "dry" utility access, above-ground equipment, and trash containers, shall be located on the alley.

A.

Generally. A building's frontage condition—the design treatment of ground floor building façade, the configuration of façade projections, and the disposition of improvements within required setbacks—strongly influences the quality and character of public streets and spaces. The standards below describe the design characteristics for permitted frontage types. The images are intended to illustrate typical conditions.

B.

Shopfront. The shopfront frontage, permitted in the Center and General subdistricts, is the primary frontage type for buildings with ground floor retail uses. The shopfront frontage provides ground floor storefronts with large transparent windows and multiple building entries. For shopfront frontages, the ground floor façade of the building shall be no less than 70 percent glazed in clear glass and provided with an awning or canopy overlapping the sidewalk. The shopfront façade shall be built to the property line, although partially recessed storefronts and recessed entrances are permitted. Lobby entrances and entries to individual ground floor spaces shall open directly onto public sidewalks. Thresholds at building entries shall match grade of adjacent sidewalks. See Figure 12-4-308A, Illustrative Shopfront Frontage.

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Figure 12-4-308A Illustrative Shopfront Frontage

 

C.

Gallery. The gallery frontage, permitted in the Center and General subdistricts, is created by attaching a colonnade to a building façade built to the property line. Gallery frontages shall meet the storefront and façade design standards for shopfront frontages. Galleries typically contain ground-floor storefronts, making this frontage type ideal for retail use. Galleries may be two story structures, providing a balcony for upper story-uses. The Gallery projects beyond the building façade into the public right-of-way and provides a covered or partially covered sidewalk alongside the façade. The Gallery frontage shall provide a minimum 8 feet of clear space between the façade and the inside of the posts or columns (walls are not allowed), and a minimum clear height of 10 feet. The space between the face of the curb and the outside face of the posts or columns shall be between 24 and 30 inches to provide sufficient room for overhanging bumpers but to discourage walking along the outside of the Gallery. See Figure 12-4-308B, Illustrative Gallery Frontage.

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Figure 12-4-308B Illustrative Gallery Frontage

 

D.

Forecourt. The forecourt frontage, permitted in the Center and General subdistricts, is created by setting back a portion of the building façade, typically the middle, to create an entry square that is surrounded by building façades on three sides. Forecourts shall be at minimum 15 feet in depth and width, however, the width of a Forecourt shall not exceed one-third of the overall façade width, and the depth shall be equal to or less than the width. Forecourts may provide access to a central lobby of a larger building or may provide access to multiple users through individual entrances. Forecourt frontages shall meet the storefront and façade design standards for shopfront frontages. Forecourts may be hardscaped or landscaped, or a combination thereof, and may be elevated above the sidewalk level a maximum of 24 inches to maintain visual connectivity between the Forecourt and the public sidewalk. If elevated, steps and/or ramps shall be provided to connect the Forecourt with the adjacent sidewalk. Landscaping shall not be used to separate the Forecourt from the public sidewalk. See Figure 12-4-308C, Illustrative Forecourt Frontage.

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Figure 12-4-308C Illustrative Forecourt Frontage

 

E.

Dooryard. The dooryard frontage, permitted in the Center, General, and Edge subdistricts, is an elevated garden or terrace within the required setback that is surrounded with low garden walls at the property lines. Garden walls shall be limited to 24 inches in height to maintain the visual connectivity between the Dooryard and the adjacent streetscapes, and the garden wall's design and materials should be compatible with the building's architecture. Steps and/or ramps shall be provided to connect the Dooryard with the adjacent sidewalk. The building's entrance shall be accessed directly from the Dooryard. If the building's ground floor use is residential, Dooryards are typically landscaped to provide additional buffer and privacy. If the ground floor use is commercial, Dooryards are typically hardscaped to provide outside seating or merchandise display areas. To create a visually continuous space along adjacent streetscapes, Dooryards shall not be fenced and landscaping shall be limited to grasses, groundcovers, shrubs up to 42 inches in height at maturity, and trees with sufficiently transparent canopies that permit views of the building façade. See Figure 12-4-308D, Illustrative Dooryard Frontage.

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Figure 12-4-308D Illustrative Dooryard Frontage

 

F.

Stoop. The stoop frontage, permitted in the General and Edge subdistricts, is created with exterior stairs and landings that project beyond façades into required setbacks and provide connections between building entries and adjacent sidewalks. The exterior stair of a Stoop may be perpendicular or parallel to the sidewalk, but must leave at least 42 inches of clear sidewalk for pedestrian traffic. A Stoop's landing may be covered or uncovered. Stoops shall be raised above grade a minimum of 18 inches and a maximum of 5 feet to provide privacy for ground floor residences. A Stoop's landing width shall be 4 feet minimum, 6 feet maximum. Landscaping on either side of the Stoop may be at grade or elevated, and may demarcated by a garden wall that shall not exceed 24 inches in height. Plants may include grasses, vines, and shrubs up to 42 inches in height at maturity. See Figure 12-4-308E, Illustrative Stoop Frontage.

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Figure 12-4-308E Illustrative Stoop Frontage

 

G.

Streetyard. The streetyard frontage, permitted in the Center, General, and Edge subdistricts, is the frontage type that allows covered entries or stoops to project beyond façades into required setbacks. To create a visually continuous space along adjacent streetscapes, streetyards shall not be fenced, shall match the grade of adjacent sidewalks, and shall be designed with lawn, ground cover, low shrubs limited to 42 inches in height at maturity, and paved areas connecting public sidewalks to building entries. Streetyard design elements must leave at least 42 inches of clear sidewalk for pedestrian traffic. See Figure 12-4-308F, Illustrative Streetyard Frontage.

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Figure 12-4-308F Illustrative Streetyard Frontage

 

(Ord. 2025-O-06 §15)

A.

Generally. The Parking type standards describe the off-street parking options allowed in each subdistrict and determine their basic design requirements. Additional requirements are set forth in the subdistrict standards above. The images are intended to illustrate typical conditions. The actual design and configuration of a parking facility may vary. Required accessible parking may be provided on the street, on a designated surface lot, within a parking garage, or tuck-under parking. Short-term parking, ride-share drop off/pick-up areas, and designated electric vehicle (EV) charging stations are highly encouraged and may also be provided on the street, on a designated surface lot, within a parking garage, or tuck-under parking.

B.

Surface Lot. Surface lots provide uncovered at-grade parking spaces. Surface lots shall be located behind the building in compliance with the subdistrict standards and shall be accessed from a rear alley or from a Secondary Street where no alley is present. Where a surface lot abuts a secondary street or alley, a landscape screen of at least 6 feet shall be located between the lot and the street or alley. In addition, one tree for every 8 parking spaces shall be provided within the surface lot.

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Figure 12-4-309A Surface Lot

 

C.

Tuck-Under Parking. Tuck-under parking provides covered and/or enclosed parking spaces located at the rear of a building in compliance with the subdistrict standards. Access to tuck-under parking shall be provided by a drive aisle in a parking lot or alley. Tuck-under parking may be combined with other parking types and works particularly well on properties that slope away from the street right-of-way.

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Figure 12-4-309B Tuck-Under Parking

 

D.

Mid-Block Structure. Mid-block structures are freestanding parking structures located in the center of a larger block. Access to mid-block structures shall be provided from a rear alley or from a secondary street where no alley is present. Mid-block structures shall be set back from adjacent buildings by at least 40 feet to provide sufficient light and privacy for commercial or residential uses facing the block interior. This setback may accommodate an alley and/or rear yards.

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Figure 12-4-309C Mid-Block Structure

 

E.

Lined Structure. Lined structures are parking structures located behind shallow liner buildings that are oriented solely toward the street. Lined structures may be directly attached to the liner building (and may provide direct access into the building on each floor) or detached by a minimal fire separation distance. Lined structures shall be limited in height to equal or less than the height of the liner building. Access to lined structures shall be provided from a rear alley or from a secondary street where no alley is present.

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Figure 12-4-309D Lined Structure

 

F.

Integrated Structure. Integrated structures are parking structures located within an occupied building. Integrated structures may be fully or partially integrated in compliance with the subdistrict standards. Access to an integrated structure shall be provided directly from a secondary street or an alley, where present. Integrated structures may provide direct access into the building on each floor.

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Figure 12-4-309E Integrated Structure

 

G.

Subterranean Structure. Subterranean structures are parking structures located below grade in compliance with the subdistrict standards. Access to a subterranean structure may be from a primary street, when such access is complimentary of the building façade. Subterranean structures may be combined with other above-ground parking types.

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Figure 12-4-309F Subterranean Structure

 

A.

Generally. This section provides standards for the street types that may be located in a Regulating Plan. Illustrations in this section show a cross-section and plan view for each street type. Unless otherwise stated, dimensions are the maximums permitted. Development outside the right-of-way is shown as a typical condition and may vary. Street types with bike-lanes are highly encouraged and will be permitted through a Regulating Plan.

B.

Boulevard. Boulevards are intended to provide high traffic capacity at moderate speeds. Frontage lanes for local access and on-street parking on one or both sides are separated from the through lanes by planted parkways. The frontage lanes allow the boulevard to function as a primary street lined with retail uses supported by the on-street parking. Boulevards may also be configured as secondary streets where the frontage lanes primarily provide local access to perpendicular primary streets. See Figure 12-4-310A, Boulevard.

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Figure 12-4-310A Boulevard

 

C.

Avenue. Avenues are streets that feature a landscaped center median separating the travel lanes. An alternative to the center turn lane, the center median combines access control with the opportunity to integrate attractive landscaping into the streetscape. If sufficiently wide, the median can also provide pedestrian refuges at crosswalks. Avenues may serve as through streets or local streets, depending on their configuration. Avenues 1 and 2 below are designed to serve as through streets, while Avenues 3 and 4 are designed to serve local traffic only.

1.

Avenue 1. Avenue 1 is designed as a multi-lane street, primarily intended to provide a high-capacity roadway for traffic traversing the district. Pedestrians are accommodated on curb-separated sidewalks, buffered from moving traffic by a landscaped parkway with street trees. Avenue 1 may be applied to primary or secondary streets, or may change its character as the context changes. This street type does not lend itself to adjacent retail uses due to the lack of on-street parking. See Figure 12-4-310B, Avenue 1.

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Figure 12-4-310B Avenue 1

 

2.

Avenue 2. Avenue 2 is designed as a multi-lane through street similar to Avenue 1. While it is intended as a high-capacity roadway for traffic traversing the district, it also provides on-street parking that helps support commercial uses fronting the street. Pedestrians are accommodated on wide sidewalks with street trees planted in tree wells. Avenue 2 is designed as a primary street. As the character of the context changes the street could transition to a secondary street with an Avenue 1 cross-section. See Figure 12-4-310C, Avenue 2.

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Figure 12-4-310C Avenue 2

 

3.

Avenue 3. Avenue 3 is a primary street intended to foster a pedestrian-oriented environment with active ground-floor retail and restaurant uses. Avenue 3 serves slow-moving local traffic accessing businesses and residences within the district and provides on-street parking. A wide landscaped center median provides the opportunity for attractive landscaping and public art, and allows for pedestrian refuges at crosswalks. Wide sidewalks accommodate street trees, street furniture, and outdoor seating. Avenue 3 is lined with facades and entrances that activate the street. See Figure 12-4-310D, Avenue 3.

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Figure 12-4-310D Avenue 3

 

4.

Avenue 4. Similar to Avenue 3, Avenue 4 is a primary street intended to foster a pedestrian-oriented environment with active ground-floor retail and restaurant uses. Avenue 4 serves slow-moving local traffic accessing businesses and residences within the district and provides on-street parking. The center lane is designed to alternatively provide left turn pockets or a landscaped median. Wide sidewalks accommodate street trees, street furniture, and outdoor seating. Avenue 4 is lined with façades and entrances that activate the street. See Figure 12-4-310E, Avenue 4.

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Figure 12-4-310E Avenue 4

 

D.

Commercial Street. Commercial streets are primarily intended to foster a pedestrian-oriented environment with active ground-floor retail and restaurant uses. Commercial streets are primary streets lined with entrances and are designed with on-street parking and wide sidewalks with street trees, street furniture, and outdoor seating. In order to support viable retail, on-street parking is an integral element of commercial streets. Commercial streets serve slow-moving local traffic accessing businesses and residences within the district. Two variations of the type are described below.

1.

Commercial Street 1. Commercial Street 1 provides parallel on-street parking. See Figure 12-4-310F, Commercial Street 1.

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Figure 12-4-310F Commercial Street 1

 

2.

Commercial Street 2. Commercial Street 2 provides diagonal, on-street parking. This variation allows for a significant amount of parking in front of adjacent retail and restaurant uses without compromising the quality of the streetscape. See Figure 12-4-310G, Commercial Street 2.

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Figure 12-4-310G Commercial Street 2

 

E.

Commercial Lane. Commercial lanes are intended to provide secondary vehicular and pedestrian circulation. While pedestrians are accommodated, the primary purpose of commercial lanes is local, vehicular access to parking areas on individual properties. Commercial lanes are secondary streets and have less stringent frontage requirements than commercial streets. The side or rear elevations of buildings as well as parking structures and lots may be exposed to commercial lanes. On-street parking may be accommodated on commercial lanes, but is not required. The following are acceptable variations of the commercial lane.

1.

Commercial Lane 1. Commercial Lane 1 is a variation of the commercial lane without on-street parking. The primary purpose of this street is secondary circulation and access. See Figure 12-4-310H, Commercial Lane 1.

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Figure 12-4-310H Commercial Lane 1

 

2.

Commercial Lane 2. Commercial Lane 2 is a variation of the commercial lane with parallel, on-street parking. This street provides secondary circulation and access as well as additional street parking. See Figure 12-4-310I, Commercial Lane 2

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Figure 12-4-310I Commercial Lane 2

 

3.

Commercial Lane 3. Commercial Lane 3 is a variation of the commercial lane with diagonal, on-street parking. This street provides secondary circulation and access in addition to a significant amount of on-street parking. This configuration achieves parking yields similar to an off-street parking lot while maintaining the integrity and walkability of the urban street grid. See Figure 12-4-310J, Commercial Lane 3.

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Figure 12-4-310J Commercial Lane 3

 

F.

Alley. Alleys are primarily intended to provide mid-block vehicular access to parking areas on individual properties. Alleys may be located within public rights-of-way or on access easements within private parcels. Parking structures and lots shall be accessed directly from an alley where present. Parking within the alley right-of-way or easement is prohibited. Alleys are designed with a two-way paved travel lane. A clear zone of at least 5 feet shall be provided on both sides of the travel lane to accommodate sufficient vehicle back out space. The clear zones shall be free of vertical obstructions and may consist of groundcover or enhanced pavement. See Figure 12-4-310K, Alley.

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Figure 12-4-310K Alley

 

G.

Paseo. Paseos are mid-block pedestrian connections that occur within large blocks and provide a finer-grained pedestrian network. Paseos also provide pedestrian access to parking areas behind the buildings. The following types are acceptable variations of the paseo.

1.

Paseo 1. Paseo 1 is intended primarily for locations with ground-floor retail or restaurant uses. Frontages shall wrap the corner and shall provide openings at the paseo side. Awnings, trees, outdoor seating, and other furnishings may project into the paseo. However, a pedestrian throughway of at least 10 feet clear of any obstructions shall be maintained. See Figure 12-4-310L, Paseo 1.

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Figure 12-4-310L Paseo 1

 

2.

Paseo 2. Paseo 2 is intended primarily for locations with ground-floor office or residential uses. Sideyards and/or patios for ground floor uses shall be provided on both sides of the paseo, separated by low landscape walls. The sideyard or patio areas may be raised above the paseo grade up to three feet to provide privacy for ground-floor uses. See Figure 12-4-310M, Paseo 2.

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Figure 12-4-310M Paseo 2

 

A.

Purpose and Application of Division. The development standards of this Division are intended to shape development and redevelopment in the Activity Center ("AC") district, to promote mixed-use development that will create remarkable places that lead to unforgettable experiences. The AC district is intended to be applied to property under unified or coordinated control, which will be developed or redeveloped under a single application. Such development will implement an adopted subarea plan, which will call for a particular form or multiple forms of cohesive development. The AC district is intended to foster walkable experience-focused destinations that are compatible with adjacent neighborhoods.

A.

Perimeter Build-to Lines in the Activity Center District. For the purposes of application of this LDC, build-to lines are established for the perimeter of the parcel proposed for development (and not individual lots within an AC district, unless they are located at the perimeter) to improve the relationship between new development and public streets as follows:

1.

Along Existing Arterial Streets. Build-to lines shall be sufficient to ensure that a 16-foot wide pedestrian zone attached to an appropriate boundary element by a sidewalk and detached by a minimum four feet from the street curb is provided, as follows:

a.

If the sidewalk in the existing pedestrian zone can be expanded to 12 feet in width within the right-of-way while maintaining a minimum four-foot detached planting strip, then the resulting distance to the pedestrian zone edge establishes the minimum distance for the required build-to on that frontage.

b.

If the existing sidewalk cannot be expanded to 12 feet in width within the right-of-way while maintaining a minimum four-foot planting strip, then the build-to shall be 12 feet minus the distance between the property line and the edge of the sidewalk while maintaining a minimum four-foot planting strip between the street curb and the sidewalk.

2.

Along Existing Collector and Local Streets. Build-to lines shall be sufficient to ensure that a 12-foot wide pedestrian zone attached to an appropriate boundary element by a sidewalk and detached by a minimum four feet from the street curb is provided, as follows:

a.

If the sidewalk in the existing pedestrian zone can be expanded to eight feet in width within the right-of-way while maintaining a minimum four-foot detached planting strip, then the resulting distance to the pedestrian zone edge establishes the minimum distance for the required build-to on that frontage.

b.

If the existing sidewalk cannot be expanded to eight feet in width within the right-of-way while maintaining a minimum four-foot planting strip, then the build-to shall be eight feet minus the distance between the property line and the edge of the sidewalk while maintaining a minimum four-foot planting strip between the street curb and the sidewalk.

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Figure 12-4-401 Pedestrian Zone — Standard

 

3.

Alternative Build-to Line Options.

a.

If an enhanced pedestrian zone can be expanded to between 16 feet and 20 feet and incorporates a minimum ten percent internal landscape area, a minimum three feet in width in any direction, required street trees may be placed in raised planters or landscaped cutouts within the hardscape and the required street tree spacing may be increased to 60 feet on center along that frontage. In such cases, the sidewalk in the resulting pedestrian zone may be attached to the back of curb at the street frontage.

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Figure 12-4-402 Pedestrian Zone — Enhanced

 

b.

If a development parcel is sited within the context of an existing setback pattern along the public street frontage, such setbacks are allowed for new development provided that appropriate boundary elements are provided to establish the perimeter Build-to lines described by these requirements.

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Figure 12-4-403 Building Setbacks — Existing Context

 

4.

Adjacent to Residential Uses. Along other parcel boundaries that abut or are across a local street from residential uses:

a.

Set buildings back 25 feet, plus one foot for each foot of building height above 30 feet.

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Figure 12-4-404 AC District Setbacks Along Residential Boundaries

 

B.

Boundary Elements. Boundary Elements are physical improvements that define the street edge along build-to lines, exclusive of drive aisles and vehicle access points, and may include:

1.

Building. The primary building shall be used to meet a minimum 40 percent of the required build-to line along the aggregate of the Primary and Secondary street frontages on a corner lot, and minimum 40 percent of all other lots, unless the development parcel is defined under item subsection A.3.b above.

2.

Garden Walls. Garden walls comprised of permanent masonry, concrete that retains earth, or other pedestrian scaled materials between 30 inches and 42 inches in height from the sidewalk zone grade (exclusive of decorative or structural piers), or active seat walls 18 inches in height from the sidewalk zone grade (that may be accessed from both sides of the wall) may be used to meet up to 50 percent of the required build-to line along a required frontage.

3.

Pedestrian Plazas and Outdoor Patio Seating. When pedestrian plazas or outdoor patio seating areas are provided between the building and the primary or secondary street between buildings or building elements, or penetrate building facades placed along build-to lines, such plazas may substitute for up to 30 percent of the required boundary elements listed.

4.

Active Amenities. Active pedestrian amenities that incorporate water features, activity areas, defined gathering spaces and other amenities determined by the Director in writing to be "active in nature' may reduce the boundary elements build-to requirement by up to 20 percent.

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Figure 12-4-405A Build-to Line — Buildings and Boundary Elements (Corner View)

 

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Figure 12-4-405B Build-to Line — Buildings and Boundary Elements (Interior View)

 

C.

Enhanced Design Standards in the Activity Center District. In addition to the provisions of Division 4-2, Nonresidential Design Standards, new development or redevelopment within the AC zone district must meet the following enhanced design standards:

1.

Building Design.

a.

Transparency. At least 40 percent of the ground floor of the building facade on the primary market exposure between two feet (2') and ten feet (10') above grade shall be functional transparent areas. At least 40 percent of secondary facades (facing away from the market exposure) may include functional vision glass, dimensional insulated spandrel glass in colors complimentary to the adjacent materials, or finished cladding products placed within openings articulated in patterns to complement adjacent façade elements and installed to represent pedestrian-scaled materials. Facades shall incorporate a minimum 20 percent of the aggregate secondary façade area as functional vision glass when such elements are employed to meet the transparency requirements of this section.

b.

Architectural Design Elements. Entrances shall be placed to reflect the primary market exposure to the site when considering the balance between pedestrian and automobile traffic. The architectural features, materials, and articulation of the primary entrance façade shall be continued on all sides that are visible from a public right-of-way, including building design, scale, or architectural elements that complements the pedestrian zone or access to the building by pedestrians. Entry features or secondary entrance components are encouraged on secondary facades that face away from the primary entry exposure of the project.

c.

Private Utility Service Placement. Private utility service components and main distribution elements shall be completely screened from view from public rights-of-way with permanent opaque materials, exclusive of landscape materials. Where service components are installed outside of view from public rights-of-way, the components shall be incorporated in the adjacent building architecture through the use of permanent screening, no more than 30 percent transparent, exclusive of landscape material, and the application of color and texture to complement the building design. Design shall incorporate required clearances and access requirements in this placement.

d.

Maximum Building Length and Pedestrian Access to Buildings. No building shall have a block face along a public right-of-way of greater than 150 feet unless public access is provided to one or more tenant(s) at intervals of no greater than 150 feet or through use of a pedestrian access way from the pedestrian zone to the interior of the site at intervals of no greater than 150 feet. Pedestrian access between or through buildings shall be a minimum of 20 feet in width and is only required at ground level. A pedestrian plaza, outdoor seating area or similar feature can meet this requirement if it provides unobstructed pedestrian access.

2.

Pedestrian Zone Elements.

a.

Alternative Design and Materials for Required Planting Strip. A designated four-foot 'amenity strip' including patterned concrete (up to 20 percent of the designated amenity strip), masonry pavers, natural stone pavers, planted tree wells, trees in grates, pedestrian scaled light fixtures and street furniture may be provided in lieu of the planting strip when demonstrated to provide enhanced pedestrian accessibility to the project.

b.

Landscape Durability in Pedestrian Zone. Landscape materials planted adjacent to street frontages shall be commonly recognized for durability and perennial character, and shall be required to display seasonal color and year round texture, while maintaining required sight lines established by other applicable regulations. This requirement shall be in addition to all other applicable Development Landscaping and Tree Protection requirements set forth in Article 8 of this LDC.

D.

Pedestrian Design Standards.

1.

New development or redevelopment in AC zoning will be required to identify Primary Pedestrian Pathways that provide direct connectivity and access to buildings and other key pedestrian areas within the center. Primary Pedestrian Pathways must be a minimum of 8 feet wide, and all other pedestrian sidewalks a minimum of 6 feet wide.

2.

Sidewalks and crosswalks shall have high-visibility crosswalk markings in compliance with the City's Roadway Design Standards Manual and "Yield Here To/Stop Here For Pedestrians" sign and Yield/Stop sign.

3.

Additionally, crosswalks shall be identified through the use of three (3) or more of the following methods:

a.

Parking restriction on crosswalk approach (20 foot setback where speeds are 25 mph or less, 30 foot setback for speeds between 26 mph and 35 mph)

b.

Improved lighting positioned a short distance before the crossing in the direction of approaching traffic, directing the light onto pedestrians.

c.

Curb extension (bulb out).

d.

Raised crosswalk.

e.

Pedestrian refuge island.

f.

Decorative bollards.

4.

New development and redevelopment in AC zoning is required to provide four (4) or more of the following types of publicly accessible pedestrian oriented placemaking amenities, including but not limited to:

a.

Shaded sidewalks.

b.

Defined gathering spaces that encourages social interaction.

c.

Decorative planters.

d.

Pedestrian wayfinding signage.

e.

Water features, including, but not limited to an artificial stream, fountain, or pond.

f.

Drinking fountains.

g.

Living walls (plants).

A.

Purpose. The purpose of this Division is to provide residential design standards to improve the character and quality of residential development in Centennial.

B.

Applicability. The standards of this Division shall apply to New Development or Redevelopment of residential housing types, including single-family detached, single-family attached, and multifamily residential, and mixed-use buildings with a residential component.

(Ord. 2024-O-14 §§47—49)

A.

Façade Materials.

1.

All dwelling unit facades containing the primary entry to the dwelling and any façade directly facing a public street, private street, parking lot, alley, or drive shall contain a minimum of 15 percent clay fired brick, natural or manufactured stone, transparent glass, or natural wood.

2.

Brick or stone shall be wrapped around corners to give the material depth and the appearance of a structural function.

B.

Rooflines. Dwelling unit rooflines shall be varied and articulated, avoiding large, unbroken expanses. The use of dormers, cross-gables, variable-height parapets, and other features is encouraged to add complexity to the roof structure.

C.

Four-Sided Design. Building masses shall use a variation of materials and/or colors; visual interest created through texture, finish and detailing; and a minimum of three (3) of the following façade articulation methods to avoid long, monotonous walls:

1.

Balconies with usable decking or surface;

2.

Front porches;

3.

Roof dormers;

4.

Chimneys;

5.

Bay windows;

6.

Groupings of windows;

7.

Minor wall offsets or stepped walls; and

8.

Expressed room components, lift cores, or stairways.

D.

Height Stepback. Buildings or portions thereof within 50 feet of NC, NI ₈ , or NI ₁₈ zone districts shall be stepped back (stepback) one (1) foot for every one (1) foot in building height over 35 feet.

E.

Private Outdoor Space. For development of between one (1) to nine (9) total dwelling units on a Parcel Proposed for Development, each residential dwelling unit shall have a contiguous, useable private outdoor space that is at least 100 square feet in area with a minimum dimension of eight (8) feet, which may be a fenced rear lawn, courtyard, patio, deck, front porch, balcony, or useable rooftop area. The private outdoor space shall be contiguous or adjacent to each dwelling unit. If the dwelling unit is on an individually platted lot, the private outdoor space shall be located within said lot. Private outdoor spaces are not required for development projects of ten (10) or more dwelling units.

F.

Shared Amenities. For development of ten (10) or more total dwelling units on a Parcel Proposed for Development, on-site shared indoor and/or outdoor recreational amenities shall be provided for the use of residents. The minimum size for the amenity area(s) shall be calculated as 100 square feet per dwelling unit, with a maximum required area of 20,000 square feet. Shared amenity spaces are also subject to the following requirements:

1.

Intent and Design. Shared amenity spaces shall be centrally or conveniently located and designed to provide inviting and intentional gathering spaces. The amenities may be provided by a public agency or property owners' association. Examples of such spaces include a central plaza or landscaped area with art, shaded outdoor seating or dining areas, rooftop patios, spas/pools, recreation or activity centers, shared cooking or dining facilities, water fountains or water features, or other indoor or outdoor amenities typical for residential developments, as determined by the Director.

2.

Privately Owned Parks. Shared amenity space may be provided as privately owned parks, pursuant to Section 12-10-304, Privately Owned Parks.

G.

Proximity to Public Park. The requirement for private outdoor space and shared amenities pursuant to subsections E and F above may be waived if the Parcel Proposed for Development is within one-quarter (1/4) mile from a public park or public recreation facility and the Director finds that the public park or public recreation facility would reasonably meet the needs of the residents. This distance shall be measured along the most direct route of pedestrian access that is compliant with the Americans with Disability Act.

H.

Utility Equipment Screening.

1.

Wall mounted utility meters and cabinets shall be painted or otherwise treated to match the directly adjacent material or color of the wall of the building. If permitted by the utility provider, landscaping materials shall also be installed to screen meters and cabinets.

2.

Rooftop utilities and mechanical equipment shall be screened from grade-level view. Screening shall be part of the articulation of the building and integrated into the building design. All vents greater than eight inches in diameter shall also be screened. Screens shall be at least as high as the equipment they hide and shall be of a color and material matching or compatible with the dominant colors and materials found on the facades of the building.

(Ord. 2024-O-14 §§47—49)

A.

Purpose of Division. The development standards of this Division are intended to positively shape development and redevelopment in Midtown Centennial, to promote investment in development and redevelopment opportunities that are aligned with the City's Comprehensive Plan for Midtown Centennial. The Midtown Centennial Overlay District is applied to property shown in Appendix L. The Overlay includes properties with significant visibility that are served by I-25 and light rail transit service, in an area that can support more intense development and redevelopment that best leverages the infrastructure provided in this location of the City. The Overlay provides for the implementation of the City's Comprehensive Plan, where Midtown Centennial is intended to be a meaningful place of activity that builds off of the area's major transportation infrastructure to operate as a connected core, with a series of compact and walkable environments with complementary development surrounding these nodes of activity.

B.

Applicability of Division. The development standards of this Division apply to all zone districts within the Midtown Overlay District. Properties with an approved Regulating Plan or Planned Unit Development are governed by those documents, and where an approved Regulating Plan or Planned Unit Development is silent, the provisions in this Division shall govern.

(Ord. 2025-O-08 §4)

A.

Residential Building Height. To promote adequately scaled residential New Development and Redevelopment, any such development within the Overlay is subject to minimum height requirements as shown in Appendix L, Midtown Centennial Overlay District map. The designated I-25 and Light Rail Proximity Area is measured 300 feet from the property line along I-25. For the purposes of establishing residential building height, only floors with predominantly residential uses shall be counted. Structured vehicle parking, non-residential uses, and other ground-floor uses shall not count towards minimum building story height.

Table 12-4-602 Minimum Residential Building Heights

B.

Parking Screening. To promote adequately camouflaged, screened, and designed parking areas and parking structures, the development or redevelopment of parking is subject to the requirements of this Section. Parking provided for New Development and Redevelopment shall be screened within the Overlay, in addition to other applicable standards for parking lot design found within this LDC.

1.

Surface parking lots that are either directly adjacent to I-25 or located within 30 feet of I-25 shall include a continuous masonry wall, landscaped berm, or hedge measuring a minimum of three (3) feet in height. This screen shall be installed between the parking area and the I-25 right-of-way to reduce visibility of parked vehicles from the interstate. This requirement may be waived by the Director in areas upon a finding that at least one of the following conditions applies:

a.

The elevation of the parking area is located at least five (5) feet below the adjacent elevation of the I-25 centerline, provided that parked vehicles are not visible from I-25; or

b.

Buildings or other structures provide the same or better screening effect.

2.

Structured parking shall be designed to complement building architecture and be screened and camouflaged from view along I-25 and other public rights-of-way using the following techniques. The intent of this standard is to disguise the parking structure and conceal parked vehicles from public view. All of the following techniques shall be utilized:

a.

Spandrel panels or walls shall be at least 3 foot 6 inches high in order to conceal the headlights of parked cars;

b.

Changes in material, pattern or color;

c.

Expression of material or cladding system modules;

d.

Art or ornament integral with the building; and

e.

Quality, durable materials with smaller scaled modules, patterns, or textures.

(Ord. 2025-O-08 §4)