The VPO-2 standards apply in the following mapped area. Where the VPO-2 boundary crosses a lot line, the entire lot is subject to these standards, unless otherwise specified.
Views protected by this VPO-2 are looking to and from the Petroglyph National Monument.
Building height bonuses do not apply pursuant to Subsection 14-16-3-1(C).
The following standards apply in the Height Restrictions Sub-area shown in the map above. In Mixed-use and Non-residential zone districts, where the height-restriction sub-area crosses a lot line, only the portion of the lot within the sub-area boundary is subject to these standards.
3-6(E)(4)(b) For properties with undulating terrain that would require fill as part of site grading, the resulting building shall not be taller than the tallest building on any abutting lot located within the Height Restriction sub-area and shall not block views to or from the escarpment, as shown in a view analysis. (See figure below.)
3-6(E)(4)(c) Additional height may be requested through a Variance - EPC pursuant to Subsection 14-16-6-6(N). (See figures above.)
1. No building or structure shall exceed 19 feet in height from the finished grade, inclusive of any Variance granted.
2. When a Variance is requested for building or structure height, the visual impact of additional height on views to and from the escarpment shall be minimized through at least 1 of the following techniques.
a. Height/Slope
An increase in height in response to slope to produce a stepped-down effect and a smooth transition in scale. For example, 1 foot of additional structure height may be granted for every 4 foot difference between the ground elevation and a base elevation established at the top of the escarpment for lots on top of the mesa or at the base of the escarpment for lots below the mesa. Buildings may also be depressed below the natural grade. (See figure below.)
b. View Corridors
Buildings and structures that are located and designed so that massing maintains views to the escarpment at the perimeter of the site, or at the nearest public road (whichever offers the predominant public views) and views from the escarpment - primarily from public trails and access points. The intent is to preserve the maximum amount of unobstructed lateral views to the base of the escarpment. If the site is located above the escarpment, the views will be to the top of the escarpment. (See figure below.)
c. Height/Slope/Setback
Buildings and/or structures set back from major public views (i.e. views from the site perimeter, nearest public road, public trails, or access points along the escarpment; views to the east, west, south, and north property lines; or views to the escarpment) so that building height increases in proportion to the size of the setback and the slope without increasing the visual impact from a particular vantage point. (See figure below.)
The exterior surfaces of structures, including but not limited to mechanical devices, roof vents, and screening materials, shall be colors with light reflective value (LRV) ranging from 20 percent to 50 percent. This middle range of reflectance is intended to avoid very light and very dark colors.
Reflective or mirrored glass is prohibited.
No exposed roof-mounted heating, ventilation, and air conditioning equipment shall be allowed. Any such equipment shall be fully screened from view from the nearest public streets and from the escarpment.
3-6(E)(8)(a) Subsection 14-16-3-1(C) (Building Height Bonuses Not Allowed).
3-6(E)(8)(b) Subsection 14-16-6-4(O)(3)(e) (Deviations to Overlay Standards Not Allowed).
3-6(E)(8)(c) Subsection 14-16-6-6(N) (Variance - EPC).