town hall, 222 january 10, 2019 6:30 - colorado · 1/10/2019 · thriving small-town downtowns and...

AGENDA

TOWN OF PARACHUTE PLANNING COMMISSION REGULAR MEETING

TOWN HALL, 222 GRAND VALLEY WAY JANUARY 10, 2019 6:30 PM

The Town of Parachute will make reasonable accommodations for access to Town services, programs, and activities and will make special

communication arrangements for persons with disabilities. Please call (970) 285-7630, x-104 for assistance.

(A) ROLL CALL

(B) PLEDGE OF ALLEGIANCE

(C) APPROVAL OF AGENDA

(D) CONSIDERATION OF MINUTES OF SPECIAL MEETING OF DECEMBER 13, 2018

(E) PUBLIC COMMENTS ON ITEMS NOT ON THE AGENDA

The Planning Commission welcomes and thanks you for your time and concerns. If you wish to address the Planning Commission, this is the time set on the agenda for you to do so. When you are recognized, please step to the podium, state your name and address then address the Commission. Your comments will be limited to three (3) minutes. The Commission may not respond to your comments this evening, rather they may take your comments and suggestions under advisement and provide direction to the appropriate member of Town Staff for follow-up. Thank you.

PLEASE SILENCE ALL CELL PHONES, PAGERS, AND HANDHELD DEVICES. THANK YOU.

PLEASE NOTE THIS MEETING IS BEING AUDIO RECORDED WIFI Password: Welcome1

(F) PUBLIC MEETING BEFORE THE PLANNING COMMISSION TO CONSIDER PROPOSED REVISIONS TO ITS MUNICIPAL CODE: TITLE 15 (TOWN OF PARACHUTE LAND USE REGULATIONS) SPECIFICALLY RELATED TO DESIGN STANDARDS

STAFF: STUART McARTHUR, TOWN MANAGER

(G) MOTION TO ADJOURN

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MINUTES

TOWN OF PARACHUTE PLANNING COMMISSION SPECIAL MEETING

TOWN HALL, 222 GRAND VALLEY WAY DECEMBER 13, 2018 6:15 PM

The Town of Parachute will make reasonable accommodations for access to Town services, programs, and activities and will make special

communication arrangements for persons with disabilities. Please call (970) 285-7630, x-104 for assistance.

(A) ROLL CALL

COMMISSION MEMBERS PRESENT: TIM OLK ROY MCCLUNG JUDY BEASLEY KELLI STANTON

JUANITA WILLIAMS GILBERT AMAYA

COMMISION MEMBERS ABSENT: SHERRY LOSCHKE

STAFF PRESENT: STUART McARTHUR, TOWN MANAGER LUCY CORDOVA, TOWN CLERK

(B) APPROVAL OF AGENDA

MOTION NO. 1: Approval of Agenda Vocal vote passed unanimously.

(C) CONSIDERATION OF MINUTES OF REGULAR MEETING OF JULY 12, 2018

MOTION NO. 2: Moved and Seconded by Commissioners McClung / Stanton to approve July 12, 2018, Minutes Vote passed with a 6 to 0 Vote

(D) PUBLIC COMMENTS ON ITEMS NOT ON THE AGENDA

No Public Comment

(E) PRESENTATION BEFORE THE PLANNING COMMISSION REGARDING DESIGN STANDARDS

STAFF: STUART McARTHUR, TOWN MANAGER

(F) MOTION TO ADJOURN

MOTION NO. 3: Motion to adjourn Vocal vote passed unanimously

________________________________ Tim Olk, Chair

ATTEST: ________________________________ Lucy Cordova, Town Clerk

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Parachute Design Guidelines

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Table of ContentsThe Town of Parachute’s Design Guidelines (PDG) Manual includes the following sections:

Introduction 1Introduction 3KeyPrinciples 5

Character Districts 7OverallDistrictMap 9OldTownCenter(OTC) 10CentralBusinessDistrict-MixedUse(CBD-MU) 14CommercialMixedUse(CMU) 18BusinessIndustrial-MixedUse(BI-MU) 22

Streetscape Design 27Introduction 29OverallClassificationMap 31Vehicular 33PassageWay 35Commercial 37Transitional 39Pedestrian 41DRAFT

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introduction

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IntroductionThe lifeandhistoryofParachute,Colorado in2019areatanexcitingandimportantcrossroads.Townleaderssenseoptimismintheregionaleconomic climate and believe Parachute as primed to provide auniquedestinationforInterstateHighway70travelerswhileenhancingopportunitiesforcurrentbusinessesandresidents,leadersalsoseeanincreaseinlocalpropertyinterestforcommercial,retailandnewbusinessservices and are now leveraging resources to make the Town readyfornewand infilldevelopmentactivities.Tothatend, theCommunityDevelopmentDepartmenthasprioritizedaneed toestablisha setofcommunity-widebuildingdesignstandards toensurequalityprojectsare implementedthroughouttheTownthatwouldadvancethevisionandgoalsoftheComprehensivePlan.

Thriving small-town downtowns and locally zoned commercial areasmay rely on a series of economic and design strategies or districtoverlays to assist them in becoming successful vibrant centers ofcommerce.DesignGuidelinesareoneofmanytoolsmunicipalitiesusetoestablishandmaintaincharacterrelatedtobuildingaesthetics,sitedesign,andneighborhood feel. Theseguidelinesareoften structuredas separate supportivedocuments, used in tandemwith local zoningcodesandconstructionstandards,andserveasaninstructionalmanualforpropertyowners,businesses,developers,architects,andbuildersforachieving the intendedbuilding form, context, and character fornewdevelopmentsandredevelopment.

DesignguidelinesarealsousedbyTownstaffduringthedevelopmentreviewprocesstohelpidentifyprioritybuildingfeaturesandsiteelementsthatshouldbeconsistentlyimplementedtoachieve“cohesiveness”anda“senseofplace”forthecommunity.Guidelinesaretypicallystructuredwithgeneral intentstatementsandcontaina listofspecificcriteriaormenuitemsforraisingthevisualappearanceandqualityconstructionofstructuresandtheirsiteplacement.Althoughtheintentistoestablisharhythmofconformity,therearealsoopportunitiesforcreativelicenseanddesignflexibilityintheinterpretation,application,andimplementationofthedocument’scriteria.Theendgoalistoencouragenewdevelopmenttorecognizethereisareturnoninvestment(totheprojectandtothecommunity)whenpriorityisplacedonqualitydesignwhichrepresentsthevisionofthefocalarea.

TheTownofParachute, (“theTown”)nowherebyadoptsandestablishes thisdocumentastheParachuteDesignGuidelines(“PDG”),alsoreferredtoas“theDesignGuidelines”, tofosterconsistentsitedesignandarchitecturalbuildingelementstonewdevelopmentsbyusingstandardsfoundwithinthefollowingfour(4)CharacterDistrictsandtheassociatedStreetscapeClassifications:

CharacterDistricts

• OldTownCenterDistrict(OTC),• CentralBusinessDistrictMixed-Use(CBD-MU),• CommercialMixed-UseDistrict(CMU),• Business/IndustrialMixed-UseDistrict(BI-MU),

Streetscapes

• Vehicular,PassageWay,Commercial,Transition,andPedestrian.

ThePDG’sareintendedtoworkintandemwiththeParachuteMunicipalCode(“PMC”).ThePDG’sapplytoallpropertieswithinthezoningdistrictsidentifiedwithintheCharacterDistrictsectionwhenthefollowingthresholdsaremet:

1. ThePDG’sshallapplytoallnewdevelopmentrequiringaSitePlanwithinaCharacterDistrict(Sec.15.01.215ofPMC).

2. TheTownManagershallhavetheauthoritytospecifywhichcriteriaoftheseGuidelinesshallapplytoeachrequest.

3. TheTownManagershallhavetheauthority towaiveanycriteriaof theseGuidelines upon a determination that such criteria is not necessary orinconsistentwiththeintentoftheparticularCharacterDistrict.

All projects meeting the thresholds for the PDG shall provide additionalinformationinaformatnecessarytodemonstratethatthePDGstandardshavebeenmet.SuchinformationshallbeprovidedtotheTowninconjunctionwithaSitePlanorSpecialUseReviewapplicationandBuildingPermitapplicationsasrequiredinthePMC.

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TheseDesignGuidelinesareestablishedundertheauthoritygrantedtothe Board of Trustees to create and amendoverlay zoning districts asspecifiedinSection15.02.320ofthePMC.TheseGuidelinesshallbegivenallpowers,enforceability,andauthoritiesasprovidedthroughthePMC.

ThePDG’swillbeareviewtool forstafftoutilizeduringtheSitePlan,SpecialUseReviewandBuildingPermitprocessasidentifiedbyChapter15oftheParachuteMunicipalCode,topromotethedesiredcontextandcharacterasappliedtoaproject’s:

• BuildingForm–includesstructureheight,mass,scale,roofdesign,architecturaldesign/details,andmaterials,

• Streetscape – includes pedestrian and multi-modal activitieswithinaright-of-wayoruptothebuildinglinethatactivatesthepublicrealm;and,

• Site Design – includes the orientation of structures on a siteand thespacebetweenstructure(s)and thestreet.Specific sitedesignstandard,includinglandscaping,buffers,parking,signage,lighting,andfencing,areregulatedbyothersectionsofthePMC.

Amendments or Modifications to the Design Guidelines

Relationship with Parachute Municipal Code

Whilethesestandardsareintendedtobespecificenoughtocreateuniquecharacter areas within the Town based on intended uses yet flexibleenoughtorespondtomarketforces,theseDesignGuidelinesmay,fromtimetotime,bereviewedandamendedormodified.

AmendmentsormodificationstotheseGuidelinesmayonlybeinitiatedbytheTownManager.SuchupdatesshallfollowtheprocesslaidoutforupdatingtheParachuteMunicipalCodeinSection15.02.245.

The Board of Trustees may not determine that an update to theseGuidelines should be amended ormodified unless the amendment ormodificationisconsistentwiththegoalsandpolicesofthecomprehensiveplanandpromotesthegeneralwelfareofthecommunity.Ifaproposedamendmentormodificationisinconsistentwiththecomprehensiveplan,therequestmayonlybeapprovediftherequestis justifiedbecauseofchanges or changing conditions in the particular area, in the Town ingeneral,orthattheamendmentormodificationisnecessarytocorrectanerrorintheexistingGuidelines.

Waivers & AppealsWaiversfromthePDGmayberequestedinwritingandfiledwiththeTownManager.Allrequestsshallfollowthesubmissionrequirements,reviewprocedures,anddecision-makingprocessaslaidoutinSec.15.01.130.

Appeals of an administrative decision based on the PDG’s shall alsofollow the submission requirements, reviewprocedures, and decision-makingprocessaslaidoutinSec.15.01.130.

View of 1st Street, looking northeast. A blank canvas for development.

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Principle 1: Reflect Local Heritage within Old Town CenterThepriorityofPrinciple1istore-establishacontextandthemeoftheTown’soriginal“OldTownMainStreet”tohonorthepastandsetavisionforavibrantpedestrian-orienteddowntownmerchant’sdistrict.FirstStreethaslostanumberofcontributingstructureswithintheoriginalTowngridandhasseenthemreplacedwithavarietyof infillstructures(circa1940-2000’s) serving both commercial and residential uses. The Design Guidelines echoes community consensus andrecommendsaddingnewretail,commercial,mixed-useandmultifamilybuildingsinthisdistrictthatreflecttraditionalbrickstorefronts.TheseDesignGuidelinesencouragenewbuildingformstoencompasstheentireblockandcreatearhythmofone,two,andthree-storystorefrontbuildingswithon-streetparkingandtenantparkingbehindbuildings.Additionally,priorityshouldbeplacedoncreatinganinvitingstreetscapeandwidepedestriansidewalkthatconnectstheParachuteRestAreaandlodgingaccommodations,locatedatthenorthernendof1stStreet,totheOTCDistrict.

Principle 2: Connect Parachute across Interstate Highway 70ThepriorityofPrinciple2istocarry-overarchitecturalmaterialsandsitedetailsfromtheOTCDistrictandinfusethemintomorecontemporaryexpressionstoestablishalargercivicandcommercialdistrictontheoppositesideofInterstateHighway70.AlthoughI-70isavitaltransitcorridortothiscommunityandtodestinationpointsbeyond,thefreeway’shorizontalbi-sectionoftheTowncreateschallengesforresidentsandvisitorsalikeduetolimitedcross-oversandalossofcommunityconnectedness.TheTownwouldbenefitgreatlyifdevelopmentstookcuesfromeachotherandreplicatedsimilarfeaturesordesignintentbetweenalldistrictswithintheDesignGuidelines.Somesuggestionstoachievethisgoalinclude:

• Maintainaconsistentbuilding-basewatercourseelementthatgroundsallbuildings(preferablebrickorstone),• Façadecompositionsthatexpresshorizontalitythroughatripartitedesign(definedas:base,middle,andtopbuilding

features)• InclusionofdirectdesignelementsorthemoderninterpretationofsuchdesignelementsestablishedbyOTCDistrict

buildingsthataretransferredormimickedintotheotherdistrictthemes,• Entryfeaturesandorentryplazasshouldincorporatereferencestopavingsystemsandsitefeaturesreferencedin

theOTCDistrict,• Maintainbrickorstonebasestodistrictandtenantmonumentsignsalongtherights-of-way;and,• Otherexamplesasproposed.

Threekeyprincipleshavebeen identified toguide theParachuteDesignGuidelines. Theseprinciplesarebasedona reviewof theTown’s currentpolicydocuments(Town of Parachute 2015 Comprehensive PlanandChapter 15 of the Parachute Municipal Code),existingconditions,currentneedsofthecommunityin2018-19andreflectbest-practicemethodsforachievingqualitydesignswithfuturedevelopment.Theyalsoreflectrecentcommunityinputprovidedduringthisdocument’spublicoutreachprocess.

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Principle 3: Reflect a Contemporary Mountain-West Theme within Mixed-Use and Commercial DistrictsThepriorityofPrinciple3istoencourageauniqueblendoftraditionalbuildingstyleswithmoremodernexpression/applicationof primary and secondary buildingmaterials to exhibit a truly unique style for Parachutewithin theregionalWesternSlope context and itsmountain forms. Thisprinciple allows formoreartistic license andmayincludetheexpressionsofvariedroofformsandroofingmaterials,accentuatedexteriorfacades,uniquewoodandmetalelementsasaccents,anduseofglazingsystemstoelevatetheoveralldesignpresencewithinalldistrictsotherthantheOTCDistrict.

Key Principles (Continued)

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Overall Character District Map

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Character DistrictsOld Town Center (OTC)Intent/Definition

The OTC District intends to preserve and re-establish theoriginal town blocks with historically-themed storefrontbuildings with wide sidewalks and or boardwalks thatreplicatetheTown’sprior“OldTownMainStreet”.Primarycharacteristics are: consistent building street-walls withminimal setbacks, mixed-use buildings with parapet roofforms, and pedestrian-scale building elements which usetraditionalbuildingmaterialsandmethods,orthemodernexpression and interpretation of traditional materials andmethods.

The OTC Character District overlay guidelines apply to allproperties zonedOld Town Center (OTC) Zone District withintheTownofParachute.

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Materials:Standard 1: Building form shall reflect the formtraditionallyusedintheHistoricDowntownwhichisrectangularwiththeshortsidefacing1stStreet.Standard 2: First floor façade facing the primarystreetshallbe80%transparentusingglassorsimilarmaterials.Standard 3: The primary material shall be brickcomposingaminimumof90%.Standard 4:Thesecondarymaterial shallbewoodcomposingamaximumof10%.Standard 5:Metal and/or woodmay be used astrimandaccents.Roof:Standard 6: Flat roofs (with a minimal slope torear of the building) shall be the only roof form“visible”fromthepublicstreetwithparapetsorfalsefacadesthatmirrortheperiodflatroofforms.Allroofmountedmechanical equipment and/or duct workvisible from an adjoining street shall be screenedby an enclosure painted consistent with the colorschemeofthebuilding.Standard 7: Parapets and other architecturalelementsmaybeusedtocreateaflatroofform.Standard 8: Encouraged roofing materials aresingle-plyroofingmembranesorequivalentsurfacingmethodsforflatroofsystems.

Entry:Standard 9: Frontentranceshallbedirectlyorientedonprimarystreet.

Standard 10: Primary street front entrance doorsshall be composed of wood, simulatedwoodwithglassinsetsorstorefrontglazingsystems.Standard 11: Commercial buildings and mixed-usebuildingswithcommercialonthegroundfloor,shallhaveaclearlydefinedandhighlyvisiblemainentrance,includingatleastthree(3)ofthefollowingsiteandarchitecturalelements:

i. Recessedentryway,ii. Canopiesorporticoes,iii. Overhangsonupperfloors,iv. Arcades,v. Arches,vi. Outdoorpatioseatingareas,vii. Displaywindows,viii.Architecturaltileworkorintegratedmoldings;

orix. Integrated planters or wing walls for

landscapingorseating.

Articulation:Standard 12:Buildingsthataremorethanone(1)lot,shallreflectthetraditionallotwidthintheHistoricDowntown(50feet)asexpressedbytwoormoreofthefollowing:

i. Variationsinheightatinternallotlinesornotlessthanfifty(50)feet;

ii. Variations in the front façade setback atinternal lot lines or not less than fifty (50)feet;or

iii. Variations in architectural detailing andmaterialstoemphasizethebuildingmodule.

Height:Standard 13:Firststoryheightshallbeaminimumofeleven(11)feet,measuredfloortoceiling.Secondandthirdstoryheightsshallbeatleastone(1)footshorter than the first-floor height measured fromfloortoceiling.

Massing:Standard 14:Buildingsshallbeproportional,reflecthumanscale,andcreaterhythmicmodulesifbuiltasonecohesiveunit.Standard 15: Multi-storybuildingsshallincorporatetwo (2)ormoreof the following traditional façadearticulationfeaturesonallfacadesabuttingstreets:

i. Canopiesii. Beltcoursedatthesecondand/orthirdstory

floorplateiii. Corniceswithmoldings,iv. Columns and/orpilasters, basewatercourse

banding(includesbandingbelowstorefrontwindows)

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1. Parapet or Pediment

2. Flat Roof

3. Cornice

4. Upper Story Windows (regularly spaced w/ hoods and sills)

5. 2nd Floor Belt Course

6. Transom Windows

7. Pier/Pilaster

8. Storefront Windows

9. Recessed Entry

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Material/Color Palette

A. Modular Brick& Thin Brick (ref: Acme Brick/DenverPlantColorSelectionsorsimilar)

Color(s)/Range: Buff, Tan, Orange, Lt. Brown, Brown, Lt. Grey, Grey, Pink, Rose

B. CastStoneWindowSills&TrimBands(ref:FortCollinsPre-Cast,Inc.orsimilar)

Color(s)/Range: Cream, Tan

C. WoodTrim,PrecastCorniceOrnamentationorWood/MetalStorefrontFraming

Color(s)/Range: Light or Dark complimenting colors to contrast primary materials

Architectural Standards

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Pedestrian Accessibility:Standard 22: Building entries shall be visually enhanced to indicate theprimarypublicaccess.Thereshallbeahierarchyofarchitectural featurestodefinesecondaryentries,breezewaysorbuildingcutthroughs.Allpublicaccesspoints are to incorporate CPTED (Crime Prevention Through EnvironmentalDesign)principles.

Parking Standards:

Standard 23:Noparkingshallbeallowedbetweenanybuildingfaçadeandapublicright-of-way.On-streetparkingispermittedandmainparkinglotsareencouragedattherearofthebuilding.

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Setbacks:Standard 16: Aminimumofsixty-five(65)percentofabuilding’sfaçadeshallbeatthepropertyline.

Building Orientation:Standard 17: Thefront façadeofbuildingsshallbeorientedtowardtheprimarystreetfrontage.Standard 18: Lotcoveragemaybeallowedupto100%ofthelot.

Lighting:Standard 19:Pedestrianlightingshallbelocatedtoilluminatepedestriancorridorsandentryways.Standard 20: Lightingshallbedownwardlitandshielded.

Screening:Standard 21: Roof top equipment shall be screened from public view.Outdoortrashenclosuresandormechanicalheatingandventilationunitsshallbescreenedwithamasonryscreenwallwithlouveredmetalenclosuregates.

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Character DistrictsCentral Business District - Mixed Use (CBD-MU)

TheCBD-MUDistrictintendstobeatransitionalcharacterdistrictthatinfusesarchitecturalmaterialsandsitedetails fromtheOTCDistrict,incorporating the recentbuildingadditionsalongCardinalWayandGrandValleyWay.StreetscapesalongCardinalWayaretotransitionbuildingformsandparkingfromapedestrian-centricpriorityclosertoCountyRoad300toauto-centricpreferencesalongthethoroughfareto the southwest. Primary characteristics of this district are; higherpercentageofbrickastheprimaryexteriormaterial,variedroofforms,andvariedbuild-tolinescorrespondingtothisdocument’sStreetscapeMap.

The CBD-MU District also intends to accommodate three to four-storyverticalmixed-usebuildingsthatwrapablockedgewithretailusers on bottom and office or multi-family residential uses above.An “urban-style apartment” complex may also be included in thisdistrict.Primarycharacteristicsofthisdistrictare:incorporatingsimilararchitecturalcuesfromtheOTCDistrict(i.e.buildingform,roofs,anddetails), buildings oriented to the street to emphasize pedestrianconnectionsbetweenblocksandplaceparkingtotheinterior,rearorsideandaccessedbysecondarystreets.Theuseofpublicentryplazasandusableopen space areas are encouraged tobalancehigher lotcoveragesandimpervioussurfacing.

The CBD-MU Character District overlay guidelines apply to allpropertieszonedCentral Business District (CBD)andMixed Use-1, (MU-1) and Mixed Use-2 (MU-2) Zone DistrictswithintheTownofParachute.

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Materials:Standard 1:Firstfloorfaçadefacingprimarystreetshall be 75% transparent using glass or similarmaterials.Standard 2: The primary material shall be brickcomposingaminimumof70%.Standard 3:Thesecondarymaterialshallbewood,stucco, stone or metal comprising a maximum of30%ofeachbuildingfacade.Standard 4:Wood,stone,ormetalmaybeusedastrimandaccents.Trimandaccentmaterialsmaynotbethesameasthesecondarymaterial.Standard 5: Encouraged roofing materials areflat roofmembranes, composite shingles, concreteshakes,standingseammetal,rolledmetal,ortile.

Roof:Standard 6:Amaximumroofpitchoffour(4)feetto twelve (12) feet (4:12) shall be allowed. Wherepossible,flatroofs,parapetsorfalsefacadesshouldbe used. All roof mounted mechanical equipmentand/or duct work visible from an adjoining streetshallbescreenedbyanenclosurepaintedconsistentwiththecolorschemeofthebuilding.Standard 7: Parapets and other architecturalelementsmaybeusedtocreateaflatroofform.Standard 8: The roofline shall be variedbetweenproperty lines, adjacent buildings, and/or buildinguses.

Entry:Standard 9:Frontentranceshallbedirectlyorientedonprimarystreet.

Standard 10: Primary street front entrance doorsshall be composed of wood, simulatedwoodwithglassinsetsorstorefrontglazingsystems.Standard 11: Commercial buildings and mixed-usebuildingswithcommercialonthegroundfloor,shallhaveaclearlydefinedandhighlyvisiblemainentrance,includingatleastthree(3)ofthefollowingsiteandarchitecturalelements:




Articulation:Standard 12:Buildingsthataremorethanone(1)lot,shallreflectthetraditionallotwidthoffiftyfeet(50)usingtwoormoreofthefollowing:

i. Variationsinheightatinternallotlinesornotlessthanfifty(50)feet;

ii. Variations in the front façade setback atinternal lot lines or not less than fifty (50)feet;or


Height:Standard 13:Firststoryheightshallbeaminimumofeleven(11)feet,measuredfloortoceiling.Secondandthirdstoryheightsshallbeatleastone(1)footshorter than the first-floor height measured fromfloortoceiling.

Massing:Standard 14:Buildingsshallbeproportional,reflecthumanscale,andcreaterhythmicmodulesifbuiltasonecohesiveunit.

Standard 15:Multi-storybuildingsshallincorporatetwo (2)ormoreof the following traditional façadearticulationfeaturesonallfacadesabuttingstreets:


floorplateiii. Corniceswithmoldings,iv. Columnsand/orpilasters,v. Basewatercoursebanding(includesbanding

belowstorefrontwindows)

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1. Parapet

2. Flat Roof (or focal element w/ pitched roof)

3. Cornice

4. Reflective Rectangular Motifs from OTC District

5. Upper Story Windows (regularly spaced w/ hoods and sills)


7. Transom Windows

8. Pier/Pilaster


10. Horizontal or Angled Awnings

11. Watercourse Belt Course

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Architectural Standards (Mixed-Use Multi-Family)

1. Parapet

2. Flat Roof (or focal element w/ pitched roof)

3. Cornice

4. Reflective Motifs from OTC Districts

5. Recessed 4th Floor

6. Windows (regularly spaced w/ hoods and sills)


8. Transom Windows

9. Pier/Pilaster

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F. Wood Trim, Precast Cornice Ornamentation or Wood/MetalStorefrontFraming


C. Stone Veneer (ref: Sunset Stone of Castle Rock, CO for CobbleStone, Ledge Stone, Limestone, Stacked Stone, Castle Stone orsimilar)

Color(s)/Range: Light or Medium Tones

A. ModularBrick&ThinBrick (ref:AcmeBrick/DenverPlantColorSelectionsorsimilar)

Color(s)/Range: Orange, Lt. Brown, Brown, Grey, Rose, Red

D. Stuccoand/orEIFS

Color(s)/Range: Earth Tones Colors (Light Grey, Cream, Tan, Sand, Light Orange)

E. MetalSiding

Color(s)/Range: Light to Medium Greys or complimenting colors to contrast primary brick, stone, or stucco colors

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Material/Color Palette Site DesignSetbacks:Standard 16: Amaximumsetbackof10’shallapplytoallbuildingfacadesadjacenttostreets.Standard 17:Aminimumofsixty(60)percentofabuilding’sfaçadeshallbeatthepropertyline.

Building Orientation:Standard 18: The front façade of buildings shall be oriented toward theprimarystreetfrontage.Standard 19:Lotcoveragemaybeallowedupto100%ofthelot.

Lighting:Standard 20:Lightingshallbelocatedtoilluminatepedestriancorridorsandentryways.Standard 21:Lightingshallbedownwardlitandshielded.

Screening:Standard 22: Roof top equipment shall be screened from public view.Outdoortrashenclosuresandormechanicalheatingandventilationunitsshallbescreenedwithamasonryscreenwallwithlouveredmetalenclosuregates.

Pedestrian Accessibility:Standard 23: Building entries shall be visually enhanced to indicate theprimarypublicaccess.Thereshallbeahierarchyofarchitectural featurestodefinesecondaryentries,breezewaysorbuildingcutthroughs.Allpublicaccesspoints are to incorporate CPTED (Crime Prevention Through EnvironmentalDesign)principles.

Parking Standards:Standard 24:Noparkingshallbeallowedbetweenanybuildingfaçadeandapublicright-of-way.Parkingispermittedoffinternaldriveways,secondarypublicrights-of-wayorbyon-streetparking.

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Intent/Definition

Zoning Districts

Character DistrictsCommercial Mixed Use (CMU)

TheCMUDistrictintendstoaccommodateawiderangeofretailandservicedevelopmentsmeetingtheshoppinganddistributiveneeds of the community and region. This district utilizescommercialsitesorcornersforlargerretailcenterbuildingsandor provides pad sites for single-tenant user buildings locatedalongthoroughfares.Primarycharacteristicsofthisdistrictare:enhanced building entrances or portals, tenant retail spaceswithstorefrontglazing,architectural featuressuchascolumns,pilasters,trusses,orawningstoaccentuateverticalorhorizontalmaterial changes, roof forms, or fenestrations. Mixed-useopportunitiesexistwithofficeormulti-familyuseswithinsecondorthirdfloorsasdesired.

The CMU Character District overlay guidelines apply to allpropertieszonedHighway Tourism (HT), Mixed Use-3 (MU-3), Mixed Use-6 (MU-6), Mixed-Use 7 (MU-7),andCommercial/Retail (CM-1) Zone DistrictwithintheTownofParachute.

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Materials:Standard 1: The primary material shall be brick,stone, wood or stucco comprising a minimum of70%ofthebuildingfacades.Standard 2: Thesecondarymaterialshallbewood,and/ormetalcomprisingamaximumof30%ofthebuildingfacades.Standard 3: Wood, stone, and/or metal may beusedastrimandaccents.Trimandaccentmaterialsmaynotbethesameasthesecondarymaterial.Standard 4: Transparentwindowsshallbeusedonallstoriesofthebuilding.Standard 5: The roofline shall be variedbetweenproperty lines, adjacent buildings, and/or buildinguses.

Roof:Standard 6: Amaximumroofpitchoffour(4)feetto twelve (12) feet (4:12) shall be allowed. Wherepossible,flatroofs,parapetsorfalsefacadesshouldbe used. All roof mounted mechanical equipmentand/or duct work visible from an adjoining streetshallbescreenedbyanenclosurepaintedconsistentwiththecolorschemeofthebuilding.Standard 7: Parapets and other architecturalelementsmaybeusedtocreateaflatroofform.Standard 8: Encouraged roofing materials areflat roofmembranes, composite shingles, concreteshakes,standingseammetal,rolledmetal,ortile.

Entry:Standard 9: Frontentranceshallbeorientedtowardtheprimarystreet.

Standard 10: Commercial buildings and mixed-usebuildingswithcommercialonthegroundfloor,shallhaveaclearlydefinedandhighlyvisiblemainentrance,includingatleastthree(3)ofthefollowingsiteandarchitecturalelements:




Articulation:Standard 11: Buildings shall use wall articulationforallfacadesoverseventy-five(75)feetusingtwoormoreofthefollowing:

i. Variationsinheightatinternallotlinesornotlessthanseventy-five(75)feet;

ii. Variations in the front façade setback atinternallotlinesornotlessthanseventy-five(75);or


Height:Standard 12: Firststoryheightshallbeaminimumofeleven(11)feet,measuredfloortoceiling.Secondandthirdstoryheightsshallbeatleastone(1)footshorter than the first-floor height measured fromfloortoceiling.





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1. Parapet

2. Flat Roof or Pitched Roof

3. Cornice

4. Reflective Motifs from OTC & CBD-MU Districts

5. Transom Windows

6. Pier/Pilaster






G. Wood Trim, Precast Cornice Ornamentation or Wood/MetalStorefrontFraming


C. StoneVeneer (ref: Sunset Stone of Castle Rock, CO for CobbleStone, Ledge Stone, Limestone, Stacked Stone, Castle Stone,NaturalThinVeneerorsimilar)


A. ModularBrick&ThinBrick (ref:AcmeBrick/DenverPlantColorSelectionsorsimilar)

Color(s)/Range: Orange, Lt. Brown, Brown, Grey, Rose, Red

D. Stuccoand/orEIFS


E. MetalSiding


F. Wood Siding (BarnWood, ContemporaryWood, Fiber CementSidingorsimilar)

Color(s)/Range: Natural, Stained, or complimenting colors

Material/Color PaletteArchitectural Standards

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Building Orientation:Standard 15:Thefront façadeofbuildingsshallbeorientedtowardtheprimarystreetfrontage.Standard 16: Lotcoveragemaybeallowedupto80%ofthelot.

Lighting:Standard 17:Lightingshallbe locatedto illuminatepedestriancorridorsandentryways.Standard 18:Lightingshallbedownwardlitandshielded.Standard 19: Vehicularuseareasshouldbe illuminatedtotheminimumextentnecessarytoensuresafety.

Screening:Standard 20: Trashcontainersand loadingandunloadingareasshallbescreened from view from adjacent properties and public rights of way.Screeningmaterials shall be consistentwith thematerials of the primarystructureonthelot.

Pedestrian Accessibility:Standard 21:Pedestrianwalkwaysshallbelocatedtoprovideclearaccesstothefrontentrance.

Site DesignParking Standards:Standard 22: Up to fifty (50) percent of provided off-street parkingmaybeallowedbetween the frontbuilding façadeandpublic rightofway. Theremainingfifty(50)percentshallbelocatedtothesideorrearoftheprimarybuilding.Standard 23:Aminimumof10’landscapestripshallbeprovidedbetweentheright-of-wayandoff-streetparking.

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Intent/Definition

Zoning Districts

Character DistrictsBusiness Industrial - Mixed Use (BI-MU)

The BI-MU District intends to incubate a compatiblerelationship between corporate office/professional officeuses and light industrial warehousing/manufacturingbusinessesby thesharingofcommonarchitecturaldesignfeatures and site plan programming. The BI-MU area onthenorthwestsideofI-70,eastofParachuteParkBoulevard,isenvisionedforcorporateofficeuseswithmanufacturing/warehousing uses adjacent Diamond Loop. The BI-MUareaalongWestBattlementParkwaywillhavesimilarusesyetshouldincorporatewestern/ranchdesigncuesfromtheexistingLyonsRanchcontext.Primarycharacteristicsofthisdistrict are: largebuildingswith enhancedmain entrancesandavarietyofprimaryandsecondarybuildingmaterials.

TheBI-MUCharacterDistrictoverlayguidelinesapplytoallpropertieszonedBusiness Park (BP), Light Industrial (LI-1), and Light Industrial (LI-2) Zone Districts within theTownofParachute.

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Materials:Standard 1:Theprimarymaterialshallbeprecastconcrete, stucco, brick, stone, or metal sidingcomprising a minimum of 80% of the buildingfacades.Standard 2:Thesecondarymaterialshallbebrick,stone, metal siding and/or wood comprising amaximumof20%ofthebuildingfacades.Standard 3: Wood and/or brick may be used astrimandaccents.Trimandaccentmaterialsmaynotbethesameasthesecondarymaterial.Standard 4:Transparentwindowsshallbeusedonallstoriesofthebuilding.Standard 5: Encouraged roofing materials areflat roofmembranes, composite shingles, concreteshakes,standingseammetal,rolledmetal,ortile.

Roof:Standard 6:Amaximumroofpitchoffour(4)feetto twelve (12) feet (4:12) shall be allowed. Wherepossible,flatroofs,parapetsorfalsefacadesshouldbe used. All roof mounted mechanical equipmentand/or duct work visible from an adjoining streetshallbescreenedbyanenclosurepaintedconsistentwiththecolorschemeofthebuilding.Standard 7: Parapets and other architecturalelementsmaybeusedtocreateaflatroofform.Standard 8: The roofline shall be variedbetweenproperty lines, adjacent buildings, and/or buildinguses.

Entry:Standard 9:Frontentranceshallbeorientedtowardtheprimarystreetorthemaininteriorparkinglot.Standard 10: Commercial buildings and mixed-usebuildingswithcommercialonthegroundfloor,shallhaveaclearlydefinedandhighlyvisiblemainentrance,includingatleastthree(3)ofthefollowingsiteandarchitecturalelements:




Articulation:Standard 11:Buildingsshallusewallarticulationforall facadesover seventy-five (75) feetusing twoormoreofthefollowing:

i. Variationsinheightatinternallotlikesornotlessthanseventy-five(75)feet;

ii. Variations in the front façade setback atinternallotlinesornotlessthanseventy-five(75);or


Height:Standard 12: Firststoryheightshallbeaminimumofeleven(11)feet,measuredfloortoceiling.Secondandthirdstoryheightsshallbeatleastone(1)footshorter than the first-floor height measured fromfloortoceiling.





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G. Wood Trim, Precast Cornice Ornamentation or Wood/MetalStorefrontFraming


C. StoneVeneer (ref: SunsetStoneofCastleRock,CO forCobbleStone, Ledge Stone, Limestone, Stacked Stone, Castle Stone,NaturalThinVeneerorsimilar)


B. ModularBrick&ThinBrick(ref:AcmeBrick/DenverPlantColorSelectionsorsimilar)

Color(s)/Range: Buff, Tan, Lt. Brown, Brown, Lt. Grey, Pink, Rose

D. Stuccoand/orEIFS


E. MetalSiding


F. Wood Siding (BarnWood, ContemporaryWood, Fiber CementSidingorsimilar)

Color(s)/Range: Natural, Stained, or complimenting colors

A. PrecastConcrete/Tilt-Wall

Color(s)/Range: Earth Tone Colors (Light to Medium)1. Parapet

2. Flat Roof or Pitched Roof

3. Thin Cornice

4. Reflective Motifs from OTC/CBD-MU/CMU Districts

5. Tilt Wall or clad with Primary or Secondary Materials

6. Repetitive Windows or Bay Doors

7. Enhanced Entry on Corner w/ Modern Elements

8. Horizontal Awnings


Material/Color PaletteArchitectural Standards

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Building Orientation:Standard 15: Thefront façadeofbuildingsshallbeorientedtowardtheprimarystreetfrontageortowardsthemaininteriorparkinglot.Standard 16: Lotcoveragemaybeallowedupto75%ofthelot.

Lighting:Standard 17: Pedestrian scale lighting shall be located to illuminatepedestriancorridorsandentryways.Standard 18:Alllightingshallbedownwardlitandshielded.Standard 19:Vehicularuseareasshouldbe illuminatedtotheminimumextentnecessarytoensuresafety.

Screening:Standard 20: Trashcontainersand loadingandunloadingareasshallbescreened from view from adjacent properties and public rights of way.Screeningmaterials shall be consistentwith thematerials of the primarystructureonthelot.

Pedestrian Accessibility:Standard 21: Pedestrianwalkwaysshallbelocatedtoprovideclearaccesstothefrontentrance.

Site DesignParking Standards:Standard 22: Up to fifty (50) percent of provided off-street parkingmaybeallowedbetween the frontbuilding façadeandpublic rightofway. Theremainingfifty(50)percentshallbelocatedtothesideorrearoftheprimarybuilding.

Standard 23:Aminimumof10’landscapestripshallbeprovidedbetweentheright-of-wayandoff-streetparking.

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1. Parking

3. Connectivity

2. Access

4. Street Lights

Introduction Relationship Between ROW & Building Form

Prioritizing Streetscape StandardsTo create the desired character of the public rights-of-way, the Townhas identified nine (9) elements to evaluate various impacts.Within thefollowingsections,eachelementwillbescored(indicatedbythedegreeofcirclehatching)basedontheprioritygiventothatparticularelementwithinthatparticularroadwayclassification.Theidentifiedelementsare:

EachoftheCharacterDistrictsidentifiedwithintheseDesignGuidelineshaveuniqueattributesthat,whenutilizedtogether,createthedesiredcharacter.Whilestructuralattributesgreatlydefinethatcharacter,thedesignoftheadjacentstreetscannotbeignored.Thepublicspacesadjacenttoprivatepropertyare instrumental indefiningauser’sentrance intoanewplace.Thischapterwillexplorethedesignelementsandstandardsapplicabletothepublicrights-of-waywhichwillcompletethecreationoftheseuniquecharacterdistricts.

Thesestandardsshouldnotbeusedindependentlyofeachother,butratherall standardsshouldbeviewedcollectively todiscern theuse,character,feel,andexperiencewhichtheywillyieldandbeviewedincontextoftheCharacterDistrictinwhichitislocated.Thesestandardsarenotintendedtobeprescriptiveregulations,butrathergeneralguidelinestofacilitateadiscussionwithTownstafftocreatethedesiredlook,landuses,interaction,character,feelandexperienceofeachdistrict.

Thepresence,orlackof,on-streetparkinggreatlyinfluencesthecharacterof anarea.Notonlydoes thephysicalpresenceof vehiclesparkedonthesideofthestreetslowtrafficdownandvisuallyengagemotorists,byfocusingparkingtostrategicareas, thenumberofpeoplewithin thoseareas is increased, therefore, activating such areas. On-Street parkingshould be focused in retail corridors where buildings are constructedtightlynext toeachothertoallowpatronstopark inone locationandwalktothevariouslocationsandusestheyareseeking.

Connectivityreferstotheabilityforalluserstoeasilygetfrompoint-to-pointwithinthedistrict.Adistrict’sconnectivitywouldalso includeaccessibility,as defined in the Americans with Disability Act (ADA). Regardless of theCharacterDistrict,connectivityisakeyelementinallowingintuitiveuseofa property. However, the strategies to implement connectivitywithin thepublic right of way vary based on the intended use. Districts which arepedestrianfocusedshouldhave largersidewalks,clearerconstructedcuestoidentifypedestrianzonesandcorridors,andclearpedestrianconnectionstobuildingentrances.Conversely,asdistrictsbecomemoreautooriented,theconnectionsmaysimplybeaminimumwidthsidewalkwithinthepublicrightofwaywithameanderingpathconnectingfromtheadjacentstreettothebuilding’sentrance.

Inthiscontext,Accessreferstothedirectvehicularaccessfromthepublicrightofwaytotheproperty.Whendirectaccessesareincreased,theavailabilityof on-street parking decreases, as does thewalkability and cohesivenessbetweenadjacentbuildingsanduses.Asdistrictsincreaseinpedestrianuse,directaccessshouldbedecreased.

Street lightshavea large impactoneither invitingordissuadingusersofcertainactivities.Whilelightingisnecessaryforsafetyreasons,itisalsoanopportunitytocreateauniqueplace.Byprovidingpedestrianscalelightingwhichisstrategicallylocatedandsizedtoilluminatepedestrianareassuchas sidewalks and crosswalks, pedestrian use will increase. On the otherhand, iftall,broadlyilluminatingstreetlightsareinstalled,pedestrianusewilldecrease.Thelinebetweenautoandpedestrianzonescanbefurtherblurredwith additional lighting strategies such as stringing lights abovethe roadway. As pedestrian use increases, street lights should illuminatepedestrian zoneswith softer impacts.As autouse increases, street lightsmay become taller and spread further apart. For areas where auto andpedestrianusesareequal,lightingatbothscalesshouldbeimplemented.

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9. Events

Classifications

5. Street Furniture

6. Building Orientation

8. Signage

7. Block Form

Block Form refers to the design form of an entire block of individualparcels.While building setbacks and building heights and architecturaldesign standards apply to individual buildings on individual parcels ofland,blockformidentifiesthegeneralcharacterofthesumofagroupofindividualparcelsandit’srelationshiptotheadjacentpublicrightofway.Inpedestrianfocusedareas,blockformshouldbedesignedtobemorewalkable and provide increased connectivity and activity. This includesthe distance between streets, the roadway network, and, generally, thewidthoflots–oratleastthewidthofbuildingsonindividualparcels.Aspedestrianactivity increases, lotwidthdecreases,connectivity increases,and block size decreases, and the street network more resembles atraditionalgridpattern.Asautoactivitiesbecomesprioritized,lotwidthsmay increase, street networksmaymeander or bend, and connectivitybetweenindividuallotsandbuildingsdecreases.

Streetscapedesignshould includea rangeof street furniturewhichwillmake the right-of-way more inviting and functional for users. Streetfurnitureshouldincludeitemssuchasbikeracks,benches,planters,andtrashreceptacles.Inamoreautoorientedroadway,streetfurnituremaybelimited,butshouldbestrategicallylocatedbasedontheusersofthatspecificcorridor.

The size of signs allowed should be based on the intended reader. If theintendedreader isdrivingacar,signsmaybe largerandmoreprominent.However,iftheintendedreaderisapedestrian,theyshouldbesmaller,lessintrusivelyilluminated,andfurthertheuserexperiencebyrequiringmaterialscompatiblewiththesurroundingbuildings.Signageelementsshouldincludeillumination,size,materials,andpermittedlocations.

Publiceventsgenerallyusepublicspacessuchasroadways,plazas,andparks.Inorder to regularly utilize rightsofway forpublic events, the impactontheentirestreetnetworkwillneedtobeaccountedforinthedesignsothatadequateemergencyaccessandcapacityisprovidedduringtheevent.Areasbettersuitedforthesetypesofeventsusuallyhavethesamecharacteristicsofpedestrianfocusedareas.Therefore,aspedestrianuseincreases,theabilityfortherightofwaytobeusedforpubliceventsandfestivalsalsoincreases.

ToaddressthespectrumofstreetfunctionsthroughoutParachute,thefollowingStreetscapeDesignClassificationsareidentified:

The relationship between a building’s orientation on a parcel and thepublicright-of-wayinfluencestheuserexperience.ThefurthersetbackabuildingisfromtheROW,themoreopenandlesswalkablethecorridoris.On the other hand,whenbuildings are located right at the edge ofthesidewalk,thetransitionbetweenpublicROWandprivatepropertyisblurredandtheexperiencecreatesincreasedflow–walkability–betweenbuildings, stores, and public seating areas such as benches, bike racks,andplazas.Withinhighpedestrianfocuseddistricts,buildingsshouldbeorientedatthepropertylinewithclearentrancearticulation.Aspedestrianusesdecrease,setbacksmayincreaseallowingforsufficientautoorientedusessuchasaccesswaysorparkinglots.BuildingsshouldstillbeorientedtowardtheROWwithcleararticulationofentrances,however,thebuildingsorientationontheparcelwillbelessfocusedondirectconnectivitytotheROWandmorefocusedoninternalcirculation.

• Vehicular• Passageway• Commercial

• Transitional• Pedestrian

To optimize the desiredDistrict Character, each of the nine (9) streetscapestandards above are prioritized in each Streetscape Design Classificationsection within the following pages. These classifications do not includedimensionsorconstructionstandards,butratherprioritizeuserexperienceincertaincorridorswhichcanbeusedinconjunctionwithotherTownstandardsassociatedwithstreetimprovementstandardsandregulations.

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Overall Streetscape Classification Map

Streetscape DesignOverall Classification Map

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PriorityParking

Access

Connectivity

Street Lighting

Street Furniture

Building Orientation

Block Form

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Key High Medium-High Medium Medium-Low Low

RefertothePrioritizing Streetscape Standards sectiononpage29tounderstandthesubjectivescaleofeachstandard.

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Streetscape DesignVehicular

Design

Intent of ClassificationThisStreetscapeDesignClassificationsectionprioritizesvehicularmovementsbylimitingdirectaccess tocontrolled intersections, sufficient travel lanes,anddetachedsidewalks.Theuseoflandscapinginthetreelawnbetweentheroadwayandsidewalkshouldbeusedtocreateacomfortablespaceforpedestrianusewithinthiscorridor.

Parachuteconstructionstandardsshouldbeutilizedinconjunctionwiththesestandards.

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PriorityParking

Access

Connectivity

Street Lighting

Street Furniture


Block Form

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Events

Streetscape DesignPassage Way

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ThisStreetDesignClassificationsectionprioritizesvehicularmovementstopedestrianusewhereamajorityoftheusersoftheright-of-waywillbeusingvehiclestoaccessbusinesses,employment,andotherofficetypeuses.Whiledirectaccesstothesestreetsshouldstillbe limited, each parcel should be allowed one access point. Access points should beunderstoodorcalculatedthroughtheplattingprocesstomanageaccessestotheextentpossible.Theuseoflandscapinginthetreelawnbetweentheroadwayandsidewalkshouldbeusedtocreateacomfortablespaceforpedestrianusewithinthecorridorandtoslowtrafficdown.Thisstreetscapemayincludemedianstofurthercontrolturningmovements.

Parachuteconstructionstandardsshouldbeutilizedinconjunctionthesestandards.

Design

Intent of Classification

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Streetscape DesignCommercial



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Intent of ClassificationThisStreetDesignClassificationsectionprioritizesvehicularmovementsoverpedestrianusewhereamajorityoftheusersoftheright-of-waywillbeusingvehiclestoaccessbusinesses,employment,andpad-siteretailusesoffofaprimaryright-of-way.Eachparcelshouldbeallowedoneaccesspoint.Accesspointsshouldbeunderstoodorcalculatedthroughtheplattingprocess tomanage accesses to the extent possible. The use of landscaping inthetreelawnbetweentheroadwayandsidewalkshouldbeusedtocreateacomfortablespaceforpedestrianusewithinthecorridorandtoslowtrafficdown.Thisstreetscapemayincludemedianstofurthercontrolturningmovements.


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Streetscape DesignTransitional

This Street Design Classification cross section acts as the transition from prioritizingvehicularuse topedestrianuse. Theuseofurbandesignprinciples suchaswayfindingsignage,streetlights,landscaping,andnarrowingoftravellanesshouldbeusedtoslowdowntrafficandcreateasenseof“arriving”inapedestrianenvironment.Inadditiontophysicaldesignoftheroadway,buildingformandorientationontheadjacentpropertyareessentialtocreatingthesenseofarrival.



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Streetscape DesignPedestrian

ThisStreetDesignClassificationsectionprioritizespedestrianactivitiesovervehicularuse.Itischaracterizedbylargesidewalks,on-streetparkingonbothsidesofthestreet,multiplepedestrian refugeareasatclearlydelineatedcrosswalksandextensive landscaping.Thepublicrealmhassignificantamountsofgatheringspacessuchaslandscapewalls,fountains,benches,orplazaswherepeoplecangather,rest,interact,orrelax.Forpedestrianfocusedstreetscapes,thepropertyisaplacethatshouldbeusedandinteractedwithratherthanameansoftransportingpeopleviaautomobile.



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