The VPO-1 standards apply to all development in the following mapped area. Where the VPO-1 boundary crosses a lot line, the entire lot is subject to these standards.
Views protected by this VPO-1 are from Coors Boulevard, along the segment between Western Trail/Namaste Road and Alameda Boulevard, looking toward the Rio Grande Bosque and the ridgeline of the Sandia Mountains from each view point.
The terms defined and illustrated below are used in the standards of this VPO-1.
1. Lines that begin at each view point along Coors Boulevard, looking toward the ridgeline of the Sandia Mountains at a 45 degree angle from the east edge of the roadway.
2. Sight lines are required to intersect the highest point(s) of the proposed building(s) on the site and, if the building is all the same height, a sight line shall begin at a view point at the lowest elevation(s) of Coors Boulevard abutting or nearest to the site that allows the sight line to pass through the building.
3. The sight line is used as the perspective for the analysis in Subsections 14-16-3-6(D)(5)(b) (Building and Structure Height (View Plane)) and 14-16-3-6(D)(5)(c) (Building and Structure Bulk (View Frame)). Multiple sight lines may be required depending on the size of the site and shape of the building(s). (See figure below.)
A vertical rectangular frame drawn perpendicular (i.e. 90 degrees) to a given sight line. The top of the view frame is established by the highest visible point of the Sandia ridgeline within the view frame. The bottom of the view frame is the elevation of the public right-of-way of Coors Boulevard where the sight line begins. The left and right edges of the view frame are an upward projection of the property lines at the site boundary where the view frame intersects the property lines. As many view frames as necessary to capture all the sight lines on a site are required. (See figure below.)
A horizontal plane 4 feet above the elevation of the east edge of the east driving lane on Coors Boulevard, based on the elevation of the view point for a given sight line, and considering the perspective that would be seen along the sight line. Mulitple view planes may be required if the elevation of Coors Boulevard varies across the site. (See figure below.)
The location that the views from Coors Boulevard are protected from, representing the approximate position of a passenger in a vehicle traveling north along Coors Boulevard. A view point is set at the east edge of the eastern-most through lane on Coors Boulevard and is 4 feet above the elevation of Coors Boulevard at that location. The view point is the starting point for the sight line.
Within this VPO-1, the setback standards in Subsection 14-16-3-4(C)(3)(b) (Setback from Coors Boulevard) shall apply for lots abutting Coors Boulevard.
All development within this VPO-1 shall meet all of the following requirements.
1. If the maximum building height allowed by the zone district is lower than what would otherwise be allowed by the height, bulk, and massing regulations, the maximum building height of the zone district shall apply.
2. Building height bonuses do not apply pursuant to Subsection 14-16-3-1(C).
No more than 1/3 of the height of buildings and structures (including building parapets, mechanical equipment and associated screening, walls, and fences) shall be allowed to penetrate above the view plane as seen along each sight line and as shown in section diagram below, with the following exceptions.
1. For low-density residential development, a total height of 16 feet is allowed for buildings and structures other than walls on a lot where, because of site constraints, any portion of a building or structure is proposed in a location where the natural grade (or finished grade, if infrastructure is already installed) is less than or equal to 10 feet below the elevation of the east edge of the public rightof-way of Coors Boulevard.
2. For development other than low-density residential development, a total height of 20 feet is allowed for buildings or structures other than walls on a lot where, because of site constraints, any portion of a building or structure is proposed in a location where the natural grade (or finished grade, if infrastructure is already installed) is less than or equal to 10 feet below the elevation of the east edge of Coors Boulevard.
Looking from the view point, no more than 50 percent of the area within any view frame for a property shall be obscured by the bulk of the building(s) and/or structure(s) (including walls and fences) placed on the property. No portion of a building or structure shall extend above the ridgeline of the Sandia Mountains that is visible within any view frame for a property. (See figure below.)
Projects containing several buildings shall provide variety in building size and massing. Lower, smaller buildings shall be located closer to Coors Boulevard, with larger, taller buildings located farther back on the property. (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.
Variances to standards for setback, structure height, or structure bulk and massing in this Coors Boulevard - VPO-1 shall be reviewed and decided by the Environmental Planning Commission (EPC) pursuant to Subsection 14-16-6-6(N) (Variance - EPC).
Parking reductions associated with proximity to Major Transit are not applicable in the Coors Boulevard VPO-1.
3-6(D)(10)(a) Subsection 14-16-3-1(C) (Building Height Bonuses Not Allowed).
3-6(D)(10)(b) Subsection 14-16-3-4(C) (Coors Boulevard - CPO-2).
3-6(D)(10)(c) Subsection 14-16-3-4(C)(3) (Coors Boulevard - CPO-2 Setback Standards).
3-6(D)(10)(d) Subsection 14-16-5-12(G)(1)(e) (Off-premises Signs Prohibited).
3-6(D)(10)(e) Subsection 14-16-6-4(O)(3)(e) (Deviations to Overlay Standards Not Allowed).
3-6(D)(10)(f) Subsection 14-16-6-6(N) (Variance - EPC).