§ 70-473. Review criteria.

Site development plans shall be approved if they are complete in form, meet all the applicable standards set forth in this section, or elsewhere in this Code and adequately address the following design criteria guidelines (guidelines). The guidelines set forth in this section are intended to provide general guidance in the development and review of site plans and building elevations recognizing that some flexibility is allowed given site specific conditions and the unique circumstances of the application. The decision of approval shall be based upon whether the proposal complies with the development standards established herein and elsewhere in this Code and any other adopted policies, and whether the proposal substantially complies with the guidelines established in this section. Substantial compliance with the guidelines does not require compliance with each of the guidelines, or substantial compliance with each individual guideline, but rather a demonstrated attempt to comply with the guidelines, with the result of compliance with the preponderance of the guidelines in their entirety. Those site development criteria that are reasonable for the intended use shall be required.

(1)

Vicinity considerations .

a.

Standards.

1.

Access to public transit facilities shall be provided for by incorporating bus loading zones where necessary.

2.

The anticipated traffic impact shall be acceptable for adjacent road conditions or the proposal will include improvements to mitigate any traffic impacts.

b.

Guidelines.

1.

The project should present logical on-site/off-site pedestrian, auto and bike connections.

2.

The overall project, in terms of site layout, screening and design should demonstrate a compatible relationship to adjacent uses.

3.

Screening should be provided to mitigate unattractive views such as the rear elevation of buildings, loading areas, outdoor storage areas, outside trash receptacles, building or roof-mounted mechanical equipment, and sources of glare, noise or other potential negative effects of development. Screening should be provided in a manner that screens unsightly views from public rights-of-way, pedestrian paths and adjacent properties. Screening may be achieved through a variety of means including setbacks, planting, fences, walls, site design, architectural design and other such measures.

(2)

Site layout guidelines.

a.

The design and arrangement of elements of the site plan should exhibit a favorable relationship with the existing natural topography and natural water bodies and efforts should be made to incorporate existing desirable vegetation.

b.

The elements of the site plan should be designed to maximize the opportunity of privacy for adjacent land uses, in particular residential land.

c.

The site layout should consider microclimate conditions and its impact on the safety and convenience of the public. In particular, entryways and pedestrian paths should be located in such a manner as to minimize snow and ice accumulation.

(3)

Building scale and design.

a.

Standards.

1.

Multiple buildings in single projects shall be varied in size and mass. If there is change in building height throughout the site, a transition from low buildings at the site perimeter to larger and taller structures on the interior of the site is required.

2.

Buildings shall be separated from pavement areas with landscaping and/or walkways.

3.

Facades shall be articulated to reduce the massive scale and uniform appearance by incorporating horizontal relief projections and recesses at minimum horizontal intervals of 40 feet to provide visual interest, changes in height and relief from long flat walls. Arcades, display windows, entry areas, awnings or other such features and changes in color, texture and material should be used to accomplish such purpose.

b.

Guidelines.

1.

The building height, mass, scale, orientation and configuration should be compatible with adjacent land uses and provide for harmonious and appropriate transitions where there are differences in character between different land uses.

2.

A single building complex should be stylistically compatible. Significant patterns or unifying elements such as architectural style, materials, colors and form should work together to express a single theme and to achieve design harmony and continuity. Pad buildings should match materials of main buildings. Structures within the overall development should be similar and have consistent design elements such as roof forms, use of building awnings, facade articulation and repetitive entry design elements.

3.

All facades of a building that are visible from adjoining properties and/or public streets or paths should be treated with the similar degree of architectural style and detail of the front elevation.

4.

Roof forms, building height and parapet walls should vary to provide visual interest at building tops. Rooftops should contribute to the visual continuity of each development and should be considered as design elements seen from various viewpoints. Rooflines running in continuous planes should be avoided by offsetting or jogging the roof planes to add visual interest or reducing the scale to break up long, continuous rooflines. Roof forms should be designed to correspond to, and denote building elements and functions such as entrances, arcades, porches, etc.

5.

The human scale of the site should be promoted through the use of canopies, overhangs, awnings, windows, decorative detailing, lighting, planters, seating areas, street furniture and accessories, signage, water features, landscaping, patterned walkways, public art, bicycle parking, building materials and other elements which will enhance the human scale emphasis of the site.

6.

Entryways to buildings should be emphasized utilizing architectural elements so that they are visible from the street. This can be achieved in a number of ways including: canopies or porticos, overhangs, recesses/projections, arcades, raised cornice parapets over the doors, peaked roof forms, arches, outdoor patios, display windows, architectural details.

7.

Exterior materials should be sufficiently durable to ensure stability, maintainability and longevity.

8.

Colors should be aesthetically pleasing to a reasonable person. Earth tone colors should be compatible with the project built and the natural environment should be used for the dominant color. Primary colors may be used for accent but should not constitute the dominant color of any structure. Reflective materials such as bright aluminum and glass as the primary building material that will generate glare should be avoided.

(4)

Vehicular circulation; parking; access.

a.

Standards.

1.

The circulation/parking/access system shall provide for the safe, orderly, efficient, convenient and functional movement of multiple modes of transportation both on and off the site. Conflicts should be minimized and alternate modes of transportation accommodated by utilizing paving patterns, grade differences, landscaping and lighting.

2.

The drive aisles shall provide adequate stacking lengths at driveway/street intersections and for internal needs and to prevent impacts to adjacent public rights-of-way.

3.

Access drives and internal drives shall be coordinated with existing or planned median openings. Curb cuts shall also line up with opposing curb cuts to the extent possible and should be separated a safe distance from intersections and other nearby curb cuts. Convenient and appropriate routes shall be provided for all delivery, emergency and utility service needs. Vehicle circulation within the development shall be designed to provide safe and efficient turning movements for all anticipated service and emergency vehicles.

b.

Guidelines.

1.

The internal circulation of projects involving multiple buildings should function as a whole and should include all necessary cross access easements where applicable. To the extent possible, adjoining and proximate projects should provide shared access.

2.

The proposal should demonstrate that adequate provisions have been made to limit the effects of vehicular noise and exhaust and to minimize paving.

3.

Parking areas should be designed so that the lots do not visually dominate the site and so that the visual impact on the adjacent properties and from the public right-of-way is minimized. This may be achieved by careful placement of buildings, distribution of parking throughout the site, use of landscaping and topography or other innovative site planning techniques.

4.

Where possible, the use of low, opaque walls and/or bermed landscaping should be utilized to screen parking from peripheral streets.

(5)

Open space/landscape considerations; guidelines.

a.

The project should provide for optimum preservation of natural site features including, without limitation, mature trees, terrain, groundwater and surface water, wetlands, riparian areas and drainage areas and incorporate these areas into the open space plan.

b.

The open space should be useable and functional and should be coordinated with adjacent open space where practical.

c.

The landscaping should provide for aesthetic enhancement and should utilize a variety of plants and hard surface materials and vegetation selection should provide for a variety of colors yearround with seasonal variation.

d.

The use of xeriscaping is encouraged.

(6)

Ancillary uses; outdoor lighting, signage, fencing.

a.

Standards.

1.

Overhead electrical service between street lights along public street frontages shall be placed underground.

2.

Street lighting is required upon construction of any public street intersections or at existing public street intersections where street lighting is not present.

3.

Public street lighting shall be installed or replaced according to the standards described in the City of Federal Heights Standards and Specifications.

4.

Lighting facilities and lighted signs shall be placed and shielded in such a manner, and be of such height and intensity, as not to cause direct light to illuminate other properties and shall not be permitted to create a hazard upon a public street.

b.

Guidelines.

1.

The lighting plan should promote energy conservation.

2.

The lighting plan should contribute to the aesthetic environment by utilizing ornamental armatures and fixtures relating to the architectural theme of the development.

3.

The signage plan should be of a scale and style appropriate to the development. Signage should be architecturally compatible in color and design with the associated structures and should not detract from the architectural character or aesthetic appeal of the community.

4.

The size of signs should afford businesses sufficient visibility and identification without becoming a dominant part of the landscape.

5.

The fencing should be designed to complement the structures on site as demonstrated by material, design and color.

(7)

Public safety; guidelines.

a.

The site should have adequate access controls and secure barriers to prevent unauthorized access to the buildings, grounds and restricted areas. The site should have clear territory identity that differentiates private areas from public spaces and discourages trespassing.

b.

The site layout should be designed to provide natural surveillance that increases the probability of detection for offenders. This would include clear lines of sight to building entrances and parking areas from the street and from inside the building.

c.

There should be provisions for adequate surveillance devices that protect the business and the public.

d.

The landscaping should be designed to exclude visual barriers that provide havens for law offenders.

e.

All vehicular use areas, pedestrian circulation paths and exterior portions of buildings should be provided with adequate security lighting.

f.

The site should be designed to avoid the creation of blind areas that cannot be patrolled by police or security staff.

g.

Site drainage should be designed to minimize water collection near building foundations, entrances, pedestrian ramps and service ramps, as well as inadvertent ponding within vehicular parking areas.

(8)

Resource protection; environmental considerations; guidelines.

a.

The project should result in minimal cut and fill on the site. The design of the buildings should conform as much as possible to the natural contours of the land, and the site design should minimize erosion, slope instability, landslide, mudflow or subsidence to the subject and adjacent properties.

b.

Environmentally sensitive areas and significant existing vegetation should be preserved and protected. No structures or landform alteration should be permitted in environmentally sensitive areas unless specific mitigation measures are adopted which will reduce adverse impacts to an acceptable level.

c.

Stormwater management and site drainage should be designed as visual and recreational amenities, as well as development necessities.

d.

The buildings should relate to adjacent properties to maintain maximum sun and ventilation, provide protection from prevailing winds, and enhance views of the natural setting by minimizing obstructions.

(Code 1985, § 10-7-7; Ord. No. 11-12, § 1, 12-20-2011; Ord. No. 12-12*, § 21, 11-20-12)

  *Editor's note— Ord. No. 12-12, § 21, adopted November 20, 2012, mistakenly repealed section 70-473 and added a new section 30-232.3 which also pertained to review criteria. It was the intention of the ordinance section to just delete the reference "section 62-255" from the first sentence of the first paragraph of section 70-473.