loma community design standards and guidelines … community design/l… · draft loma community...

DRAFT LOMA COMMUNITY DESIGN STANDARDS AND GUIDELINES DRAFT

October 5, 2009

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LOMA COMMUNITY DESIGN

STANDARDS AND GUIDELINES Cover art – draw on community identity, sense of place, Loma “brand”


October 5, 2009

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TABLE OF CONTENTS

Section 1: Introduction

Intent and Purpose

Loma Character

Design Theme and Style

Loma Plan Area Map

Applicability

Review Process

Section 2: Design Guidelines and Standards

Main Street Commercial

Mixed Use Commercial

Mixed Use Residential and Multi-Family Residential

Highway Commercial

Recreational Commercial

Section 3: Streetscapes

Section 4: Gateways

Section 5: Appendix

History of Loma

Process and Public Participation

Glossary


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Acknowledgements

Participants:

Mesa County Department of Planning and Economic Development:

Special thanks to Loma Community Church for providing meeting space.

Historic photographs: collections of the Museum of Western Colorado


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1 INTRODUCTION

INTENT AND PURPOSE

The purpose of these Design Guidelines and Standards is to provide guidance on the design of

the built environment; they are based on a commitment to enhancing the overall character of

the Loma Community by promoting good design that draws upon the rural, traditional

character and natural setting of the Loma area. The Design Guidelines and Standards are

intended to raise the level of community expectations for the character of the built

environment. Through successful design, visual continuity will be established, while celebrating

special features and assets, resulting in a vibrant community that is a welcoming and attractive

place to live and visit.

The Design Guidelines and Standards implement in

part the Goals and Objectives of the Loma

Community Plan. Key goals and objectives that

influence this document include the desire to

preserve the rural appearance and distinctive

character of Loma, and to improve the visual image

and identity of Loma. Goals and Objectives for

Neighborhoods, Community Appearance and Land

Use specifically identify design guidelines as the

means to implement those portions of the plan. The Design Guidelines and Standards are also

intended to enhance the pedestrian environment by providing connections between

neighborhoods and key areas. In addition to furthering the goals of the Loma Community Plan

and establishing a framework to ensure the preferred look and feel of Loma as identified by

community residents, these standards will further the principles and standards of the Mesa

County Land Development Code, and will generally improve the public health, safety and

welfare.

The Design Guidelines and Standards focus on protecting the rural (traditional) character of the

community at large. They indicate an approach to design that will help sustain the character of

the community that is so appealing to residents, and that will encourage visitors to experience

the place. Another purpose is to provide information that property owners may use in making

decisions about their buildings by addressing basic principles of community design that

promote an environment that is scaled to the pedestrian, maintains cohesive neighborhood

identity and respects the unique natural setting of Loma. However, these Design Guidelines

and Standards are not intended to restrict imagination, innovation or variety.

Loma Community Plan

Community Appearance Goal #1

Improve the visual image and identity

of Loma through streetscape and

gateway design, commercial design

standards, and the incorporation of

natural features in project design.


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LOMA CHARACTER

The rural character of Loma is evocative of a simpler

time. Much of the built environment is composed of

simple forms that reflect the “western” attitude

that shaped the place. Loma is also characterized

by its expansive views of the cliffs and canyons to

the south and the Bookcliffs to the north, as well as

the “small hills” for which it was named, and the

open fields that surround the community. The natural setting has a significant influence on the

community, and it is design that draws most from the setting, using rock, wood and native

plants that are most successful, creating a comfortable, warm and inviting place,

A sense of history is an important part of community identity. It provides an anchor, where

historic buildings serve as reminders of the people who first settled and worked in the

community, and they offer suggestions of the historic life-styles of these early citizens. In this

sense, the buildings are a physical link to the cultural and social heritage of Loma. History can

help to shape the future by providing specific examples of the rural character that is so

important to the community.

Loma’s roots are in agriculture; the first homesteaders arrived in the 1880s, and by 1899, the

Kiefer Extension irrigation ditch was completed and serving the area. The Denver and Rio

Grande Western Railroad, connecting Denver to Salt Lake City, passed through Loma, providing

access to larger cities and transport for crops. The narrow gauge rails were finished in 1882; by

1890, standard gauge rails had been built. The first schools were established in 1890s; the two-

story brick school was constructed in 1910 and remained in use until 1982, when the new

elementary school opened. Sugar beets were a major crop from 1901, when the Colorado

Sugar Company opened 1,000 acres to settlers, until the 1970s, when the Delta Sugar Beet

factory closed. Potatoes were also a major crop. Attempts to grow apples were less successful,

as was the Loma Canning and Preserving Company, which opened in 1911 but closed a few

years later, never reaching capacity. The completion of the Highline Canal in 1917 resulted in a

major period of growth in Loma. During the Depression, Loma grew more when 32 families

from the Eastern Slope dust bowl were resettled by the federal government. In the 1950s, a

gilsonite plant was built, processing ore sent in a slurry pipeline from Utah.

One of the most dominant buildings in Loma is the old 1910 Loma School, with its yellow brick,

bell tower and arched windows. Architecturally more refined than many other buildings in the

area, it is nonetheless compatible with the setting. The Community Hall, built by the Works

Progress Administration and listed on the National Register of Historic Places, is more utilitarian

in form and material, yet it also helps to define the place, and as the center of many social

Loma Community Plan

Neighborhoods Goal #1

Preserve the rural appearance and the

distinctive character of Loma

neighborhoods as growth occurs.


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events, represents the roots of the community. The Loma General Store, with its false front,

wood siding and front porch, is very evocative of the Western style of Loma. Built in 1919, it is

one of the few remnants of the old Loma Main Street and provides a very strong design cue.

Other older buildings in Loma include several houses, all simple in form but fitting for the scale

and character of the area. The Loma Park land was donated in 1923 and has provided a focus

for the community over the years; although not highly developed, the park is a key asset.

Loma is also shaped, for better or worse, by several highways. US Highway 6 divides the

community into north and south. The railroad parallels Highway 6, further separating the

community because of limited crossings. On the south, I-70 creates another transportation

edge between the developed community and the river and canyon access. State Highway 139

creates a “Main Street”, running north through the center of Loma. It is designated as a Scenic

Byway, known as the Dinosaur Diamond, which leads over Douglas Pass to Rangely. Highways 6

and 139 divide the community into four quadrants, with the intersection acting as a central

point for the community. There are numerous opportunities to define Loma and establish its

identity by creating gateways at the east and west ends of Highway 6, at the intersection of

State Highway 139 and I-70, and most especially at the intersection of Highways 6 and 139. The

gateways can proclaim the distinct identity of the place by using landscaping and public art to

help convey a sense of place, drawing upon the historic and natural assets of the area. The

Highway 6/railroad corridor may also provide an opportunity for enhancement.

Recreational amenities also help to define Loma. The boat launch on the Colorado River and

the Kokopelli Trail with its access for hikers and bicyclists to the canyons and desert enhance

the area, reinforcing the tremendous value of the natural setting. To the north of Loma is

Highline Lake State Park, popular for boating and fishing. While Loma’s past has been largely

agricultural, which will continue to be a part of the local identity, the recreational opportunities

that surround the community are an asset upon which the area can build.

The development and improvement of the streetscape can tie together the buildings, open

space, natural setting, roads and recreational features of the area. By creating corridors and

trails that provide for pedestrians and bicyclists, the neighborhoods and community assets are

integrated, and the concept of a community core is reinforced. The inclusion of features in

building design such as porches and patios that blend the indoor and outdoor spaces, with

amenities such as outdoor seating, as well as xeric landscaping, suited to the climate and

natural setting, will strengthen the identity of the community and provide a greater sense of

place.


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DESIGN THEME AND STYLE

The Western style favored for the Loma area is simple and straightforward, providing a

connection to the agricultural history of the region. Buildings are generally rectangular in form

and one or two stories tall, with gabled or hipped roofs, although in commercial uses, they may

have a false front. The predominant materials are wood, such as lap siding, shingles or board

and batten, and stone. Brick might also be used. The colors of masonry, including brick and

stone, are those found in the natural setting of the area. Masonry patterns are generally

random, and while the stone may be cut, it is not smoothly finished. More natural stone, such

as cobbles or river rock, might also be used, but usually in limited areas as an accent material.

While simple in form, Western-style buildings are not plain; porches, bays and other features

add to the character of the buildings, creating an inviting appearance. Decorative elements are

limited and not ornate, but are used to highlight the building’s features, such as windows, doors

and cornices, providing a finished appearance that is visually interesting.

Some development may show a Southwestern influence, drawing from the desert setting.

Also simple in character, buildings in this style are more likely to have a flat roof hidden by a

parapet, and be finished with stucco. Timbers are generally used for decorative features, as

well as wrought iron, and stone may be used to highlight portions of the building.

Southwestern style buildings may incorporate curved features and details, such as rounded

edges in the stucco or arched entryways. The design might include courtyards and patios, as

well as porches. As this style would be used in Loma, detailing and forms would be simple, to

be more compatible with the Western style, and would not include the more ornate details

sometimes found in Spanish-influenced design.

Loma is located in a semi-arid region of western Colorado, which receives less than 10 inches of

precipitation annually and is considered “high desert.” The surrounding natural landscape ties

the community to the natural setting. Appropriate landscaping that takes cues from the

surrounding natural landscape will link the public spaces with the buildings and the region as

the community develops. Xeric-style landscaping is a water-conserving landscaping and

gardening concept that produces beautiful, water efficient, sustainable landscapes that are in

harmony with Loma’s dry, arid climate. This type of landscape includes use of native and

drought-tolerant plants, desert-style mulches, and careful design of irrigation systems to group

plants for efficiency.

Style Examples


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LOMA PLAN AREA MAP


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APPLICABILITY

The Design Guidelines and Standards apply to the entire Loma Planning Area as delineated in

the Loma Community Plan and the following map. These guidelines and standards apply to all

new development and major rehabilitation of commercial, mixed use and multi-family

structures within the planning area. The specific applicability of the design guidelines and

standard varies by chapter and is dependent of the use of the proposed or existing structure.

These standards and guidelines do not apply to existing structures or uses unless the structure

or use undergoes major rehabilitation. Single-family and two-family residential uses are not

subject to the architectural design standards; however, in those areas, streetscape standards

may apply. For redevelopment or major rehabilitation of structures, the portion of the site to

which the guidelines and standards apply is based upon the percentage of the change

proposed, as identified in the Mesa County Land Development Code (MCLDC).

This document includes both Guidelines and Standards. Standards are mandatory, and all

development that is subject to review under this document must meet all standards.

Guidelines are not mandatory; rather, they identify and encourage design approaches and

options that will help projects meet the design goals for the area, and will be used to determine

general compatibility.

REVIEW PROCESS

The Design Guidelines and Standards contained in the following chapters of this document shall

be applied in the normal review process for Site Plan, Sketch Plan and Final Plan processes as

described in the MCLDC. Applications will be processed consistent with the requirements of

the MCLDC.

All new development or major rehabilitation (percent change as identified within the MCLDC

triggers development process and application submittal) of existing development within the

geographic boundaries specified shall comply with the design guidelines and standards set forth

within this document, except as provided in the MCLDC.


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2 Design Guidelines and Standards

MAIN STREET COMMERCIAL

Purpose/Plan Description

“Each individual commercial business in this designation is

not dependent on direct automobile access; rather, each

business is part of a greater commercial district that

promotes pedestrian access and sociability. Other

characteristics of these areas include attached buildings,

uniform and small setbacks, and on-street parking. All

development within this land use designation should conform

or enhance existing character and building form.”

“Commercial and retail uses should be of scale to conform to existing character. Adaptive

reuse of vacant structures is encouraged.”

Encouraged Uses:

Commercial

Second story residential

Office spaces

Public uses, pocket parks, public spaces

Neighborhood

Site Standards

Site layout

Parking

Landscaping

Exterior lighting

Outdoor spaces

Streetscape

MAIN STREET

COMMERCIAL AREA MAP


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Building Form Guidelines

Building shape

Roof form

Detail Guidelines

Materials

Ornament and detail

Windows

Signs


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MIXED USE COMMERCIAL


“The primary purpose . . . is to create a pedestrian-scale

village that allows residents to work, shop, live, worship,

congregate, and socialize within walking distance to other

surrounding residential areas. Activity centers typically

adhere to several development principles:

Contain a concentrated mix of uses

Reserve and integrate environmentally-sensitive areas into site design.

Connect green spaces, linear parks, and other open spaces whenever possible. This

excludes canals, drainage areas and ditch banks.

Use public facilities, institutions, or public spaces to serve as centers to neighborhoods.

Adhere to a compact and pedestrian-oriented style of development.

Follow high design standards that emphasize quality and variety of building material and

landscape design.

“Activity centers are not:

Strip malls

Big-box development with deep setbacks

Single-use zoning districts

Auto-oriented development”

Encouraged uses:

Commercial, Retail and Office (60-70% of the uses)

Residential – row houses, apartments, single- and multi-family units, townhomes,

condominiums

Entertainment

Public

MIXED USE COMMERCIAL

AREA MAPS


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Neighborhood

Site Standards

Site layout

Parking

Landscaping

Exterior lighting

Outdoor spaces

Streetscape


Building shape

Roof form

Detail Guidelines

Materials

Ornament and detail

Windows

Signs


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MIXED USE RESIDENTIAL (and Multi-Family Residential)

(Applicable to Multi-Family and Mixed Use development)


“The Residential Mixed Use land designation incorporates a

variety of land uses including residential, live-work units,

retail and office. This designation is designed to mix uses in

a particular area, but not mix uses within the same

structure. These areas should promote easy pedestrian

access, connectivity, and a diversity of uses. The

combination of these elements should help to create self-

sustaining neighborhoods with several housing styles and

types, commercial areas, and places of work all connected

through linked streets, sidewalks and green spaces.”

Encouraged uses:

Residential – single-family, townhomes, duplexes

Parks, open space, tails

Public uses

“(The Residential Medium-Low to Medium-High) designation also incorporates all housing

styles and types . . . Areas with these designations are encouraged to incorporate a mix of lot

sizes, house sizes, and housing styles.”

Encouraged uses:

Residential – single-family, townhomes, duplexes, multiple-family units, apartments

Neighborhood

Site Standards

Site layout

Parking

MIXED USE RESIDENTIAL

and RESIDENTIAL MEDIUM

LOW TO MEDIUM HIGH

AREA MAPS


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Landscaping

Exterior lighting

Outdoor spaces


Building shape

Roof form

Detail Guidelines

Materials

Ornament and detail

Windows

Signs


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HIGHWAY COMMERCIAL


“The Highway Commercial land use designation incorporates

mostly automobile-oriented commercial businesses and

services. . . Typical characteristics of these commercial areas

include larger setbacks, internal street systems, individual

pad-sites, and an emphasis on auto mobility. These

commercial areas should be designed to incorporate local

character and enhance the pedestrian environment. Site

design should be cognizant of scale, noise, lighting, and traffic

implications on surrounding residential areas.

Encouraged Uses:

Auto-oriented commercial, retail and service-related businesses

Offices

Parks and open space

Neighborhood

Site Standards

Site layout

Parking

Landscaping

Exterior lighting

Outdoor spaces

Streetscape


Building shape

Roof form

HIGHWAY COMMERCIAL

AREA MAPS


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Detail Guidelines

Materials

Ornament and detail

Windows

Signs


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RECREATIONAL COMMERCIAL


“The Recreational Commercial land use designation

incorporates primarily tourism-based commercial geared

towards outdoor enthusiasts, Kokopelli trail users, and Loma

Boat Dock users. These commercial areas could be designed to

be a pedestrian “village” that promotes walkability and

sociability among visitors, although they should not prohibit ATV

or horse access to trails. Given the proximity to natural/outdoor

recreation, these areas should be designed in a manner

consistent with surrounding character. Site design should be

cognizant of scale, noise, lighting, and traffic implications on the

Loma community.”

Encouraged Uses:

Tourism-based commercial

Hospitality

Niche retail

Recreation-based businesses

Neighborhood

Site Standards

Site layout

Parking

Landscaping

Exterior lighting

Outdoor spaces

Streetscape

RECREATIONAL

COMMERCIAL AREA MAPS


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Building shape

Roof form

Detail Guidelines

Materials

Ornament and detail

Windows

Signs


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3 STREETSCAPE

From the Loma Community Plan: “A streetscape is the elements within and along the street

right-of-way that define its character and functionality, including building material and design,

land uses, street furniture, landscaping, trees, sidewalks, and paving materials. Effective

streetscapes create a memorable pedestrian experience.”

Access and Linkage

Comfort and Image

Uses and Activities

Sociability

Loma Green

Community Identity

Pedestrians and bicycles

Landscaping

Lighting

Outdoor furnishings

Public Art

See also the Site Design Standards for the individual Plan areas in Chapter 2.


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4 GATEWAYS

From the Loma Community Plan: “A Community gateway is just that, a gateway or entryway in

to the community. It serves as a first impression toe visitors as they enter into a community.

Thus, the layout and design of the gateway should attract visitors to stop, explore, and

eventually leave with a definitive image of Loma.”

Loma Brand/Identity

Public art

Core Gateway

“Old Loma Neighborhood”

Highway 6/Railroad corridor

South Gateway

I-70 Interchange

Kokopelli Trail

Southeast

Northwest


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5 APPENDIX

LOMA HISTORY


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PROCESS AND PUBLIC PARTICIPATION

Walking Tour: September 15, 2009

Workshops: Community Character – September 22, 2009

Design Theme – October 5, 2009

Design Guidelines

Streetscape Standards

Gateways

Members of the public participated in all workshops and provided input…

Key themes identified in the preparation of the plan were: ____, which were used as the

framework for creating these design guidelines and standards. . .


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GLOSSARY

False Front

Gable

Gateway

Pedestrian Scale

Porch

Rural (as a design context)

Southwestern

Streetscape

Western

Xeric

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