3-4(F)   HIGH DESERT - CPO-5

3-4(F)(1)   Applicability

The CPO-5 standards apply in the following mapped area. Where the CPO-5 boundary crosses a lot line, the entire lot is subject to these standards.

3-4(F)(2)   Site Standards

The following standards apply only to portions of the CPO-5 that are not within the Panhandle Sub-area.

3-4(F)(2)(a)   Lot Size, Minimum

   21,780 square feet (½ acre).

3-4(F)(2)(b)   Lot Width, Minimum

   100 feet.

3-4(F)(2)(c)   Development Envelopes

All development on the lot must take place within an envelope that encloses no more than 12,000 square feet of land. The development envelope must include all buildings, structures, and landscaping other than native plant species on the site.

3-4(F)(3)   Setback Standards

The following standards apply only to portions of the CPO-5 that are not within the Panhandle Area.

3-4(F)(3)(a)   Development envelopes shall be set back as follows:

   1.   From lot lines, minimum: 10 feet.

   2.   From rights-of-way, minimum: 20 feet.

3-4(F)(3)(b)   Within the Highlands Sub-area, the minimum setback from the edge of the CPO-5 shall be 100 feet, except that the minimum setback from the western boundary of Simms Park is 360 feet.

3-4(F)(4)   Building Height

3-4(F)(4)(a)   Highlands Sub-area

   1.   From the highest point of natural grade abutting a building, the building height (excluding chimneys) shall not exceed 19 feet. (See figure below.)

   2.   From the lowest point of natural grade abutting any individual mass of a building, the building height (excluding chimneys) shall not exceed 22 feet in height. (See figure below.)

   3.   From the lowest point of natural grade abutting a building, the overall building height (excluding chimneys) shall not exceed 26 feet. (See figure below.)

   4.   Within 250 feet of the northern boundary of the CPO-5, no part of a building or structure (exclusive of chimneys) shall be higher than any straight line beginning 5 feet above the finished grade at the centerline of Simms Park Road just north of the CPO-5 and extending through any point 16 feet over the average natural grade along the north line of the platted building envelope in order to minimize their visual impact on the approach of Simms Park.

3-4(F)(4)(b)   Panhandle Sub-area

Maximum building height: 26 feet.

3-4(F)(4)(c)   Building Height Bonuses

Building height bonuses do not apply pursuant to Subsection 14-16-3-1(C).

3-4(F)(5)   Other Development Standards

The following standards apply only in the Highlands Sub-area.

3-4(F)(5)(a)   Color

Exterior surfaces of buildings and structures, including but not limited to roofs, mechanical devices, roof vents, and screening materials, shall be colors with LRV of 40 percent or less.

   1.   Colors include the yellow ochres, browns, dull reds, and grey-greens existing in the natural landscape of the mesa and in the foothills.

   2.   Trim materials on façades constituting less than 20 percent of the façade's opaque surface may be any color.

3-4(F)(5)(b)   Reflectivity

Reflective or mirrored glass is prohibited.

3-4(F)(5)(c)   Roofs

Pitched roofs shall comply with all of the following requirements.

   1.   The maximum slope of the roof is 1:3.

   2.   No ridges or peaks may be silhouetted against the skyline. They must abut a parapet or wall that is higher.

   3.   No metal roofs or asphalt shingles are allowed.

   4.   No mechanical equipment or skylights may be located on pitched roofs.

   5.   Tile roof materials must be 1 of the following type or characteristic:

      a.   Two-part molded.

      b.   Variegated colors darker than the building walls.

      c.   Non-reflective.

      d.   Mudded or grouted joints.

      e.   Serpentine in pattern.

3-4(F)(5)(d)   Massing and Articulation

   1.   Each building shall be composed of at least 3 building masses perceivable in each building elevation and distinguished from one another by both horizontal and vertical offsets of at least 2 feet. The height of each mass shall be measured from its highest adjacent natural grade. While it is anticipated that buildings will follow natural site contours, nothing in these standards shall prohibit residences with a single floor level, provided that the building height requirements previously described are otherwise met. The floor or roof plan of each structure should clearly show the extent of each building, with relevant information pertaining to its height above grade.

   2.   All doors and windows not protected by overhangs or portales shall be recessed at least 4 inches as measured from the door surface or window sash to the exterior face of the finished wall.

3-4(F)(5)(e)   Views

   1.   The development envelope, and buildings and outdoor lighting within the development envelope, shall be sited to minimize impacts to views to and from adjacent lots and views of development from adjacent public rights-of-way.

   2.   Within 250 feet of the northern boundary of the CPO-5, views of the north line of any platted building envelope from Simms Park Road at its centerline shall be blocked by topography and existing or planted native vegetation that forms a vegetative screen at least 75 percent opaque at maturity, either within the CPO-5 or the National Forest. Sightings shall be taken from 90 degrees (perpendicular) from the centerline of Simms Park Road to the centerline of the north line of each platted building envelope and then 45 degrees generally northwest from the centerline of the north line of the platted building envelope back to the centerline of Simms Park Road.

3-4(F)(6)   Cross-references 29

3-4(F)(6)(a)   Subsection 14-16-3-1(C) (Building Height Bonuses Not Allowed).

3-4(F)(6)(b)   Subsection 14-16-6-4(P)(3)(e) (Deviations to Overlay Standards Not Allowed).

 

Notes

29	29 IDO Annual Update 2023 – Citywide Text Amendments – EPC REVIEW. EPC Recommended Condition #1. Revised editorially to remove cross reference for ADU allowance, since they are now allowed citywide. [Spreadsheet Item #60]