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A. Location:
1. Unless otherwise permitted by this Section 7.4.1008, parking or maneuvering areas located within the public rights-of-way shall not be used to meet off-street parking or off-street loading requirements.
2. As an exception to Subsection 1 above, parking spaces may be located where an existing motor vehicle must back onto a public right-of-way that is not classified as an arterial street or higher in the following cases:
a. The parking space provides parking for an attached or detached single-family or two-family, dwelling; or
b. The parking space requires an exiting vehicle to back into an alley, without crossing a public sideway, and the property owner has no other feasible means to provide the required off-street parking spaces.
3. Unless placed in a tract for common use or otherwise permitted by this UDC, all required off-street parking spaces shall be located on the same lot as the use.
4. Notwithstanding Subsection 3 above, required off-street parking for nonresidential components of a development in the OR, MX-N, MX-T, MX-C, MX-L, or MX-I zone districts may be provided off-site, provided that:
a. The applicant provides a recordable zoning commitment stating that in the event the off-site spaces are no longer available, the applicant or property owner will provide an equivalent amount of off-street parking in a location acceptable to the City.
b. The off-street parking is located on a site within six hundred and sixty (660) feet of the property for which the parking is provided.
5. Access or maneuvering areas may be located on adjacent lot(s) only if a recorded document is provided for common use and maintenance. The easement or tract shall be established by a statement on the recorded plat or separate recorded document. The recorded documents shall state that the easement or tract is to be used and maintained by all the lot owners within the development.
6. No part of the off-street parking or maneuvering area for any use, except attached or detached single-family or two-family dwellings, shall
be located in any portion of any required front landscape setback. In the R-E, R-1 9, R-1 6, R-2, or R-Flex Low zone districts, the parking lots for Religious Institutions shall have a minimum front setback of twenty-five (25) feet. Driveways may cross the required front yards to provide access for off-street parking or loading requirements.
7. Automated Parking Facilities are permitted to be utilized for required parking and must either be contained within a building or as approved by the Manager regarding location, design, and screening.
B. Dimensional Requirements: Dimensions of all parking or maneuvering areas in open parking lots and inside structures or garages shall be designed as required by the table below, except for accessible parking spaces which shall be designed as required by Subsection 7.4.1006D (Dimensions). The paved depth of parking spaces may be decreased by the overhang dimensions indicated in the following Sections, providing that the conditions are met:
1. No sidewalk shall be decreased to less than four (4) feet in width by use of a vehicle overhang.
2. No overhang is permitted into a sidewalk that is located within a public right-of-way.
Dimensions of Parking Spaces [1] | ||||||||||
Standard Spaces | Compact Spaces | |||||||||
Angle | Parking Space | Aisle Width [2] | Depth | Parking Space | Depth | |||||
Two- Way | One- Way | Interlocking Spaces | Overhang
| Interlocking Spaces | Overhang | |||||
A | B | C | D | E | F | G | B | C | F | G |
Dimensions of Parking Spaces [1] | ||||||||||
Standard Spaces | Compact Spaces | |||||||||
Angle | Parking Space | Aisle Width [2] | Depth | Parking Space | Depth | |||||
Two- Way | One- Way | Interlocking Spaces | Overhang
| Interlocking Spaces | Overhang | |||||
A | B | C | D | E | F | G | B | C | F | G |
0° | 8 | 22 [3] | 20 | 12 | 18 | 0 | 8 | 20 | 16 | 0 |
1° to 45° | 9 | 17 | * | 12 | 26 | 1.5 | 8 | 15 | 23 | 1.5 |
45° to 60° | 9 | 18 | 20 | 12 | 32 | 1.5 | 8 | 17 | 29 | 1.5 |
61° to 90° | 9 | 18 | 24 | 16 | 35.5 | 2 | 8 | 18 | 32 | 2 |
Notes: [1] Letters on paragraph correspond to parking lot elements on figure below. [2] The access aisle shall have slope requirements of no greater than one-fourth inch rise per one foot of run (1:48). [3] End spaces may be a minimum of 20 feet in length where no obstruction exists. | ||||||||||
C. Compact Spaces: Up to forty (40) percent of the required off-street parking spaces may be compact spaces. However, there shall be no limit on the number of compact spaces that may be provided as additional or surplus parking beyond those required by Sections 7.4.1003 (Parking Space Requirement by Use) and 7.4.1004 (Compact Lot Guest Parking). Required dimensions for compact spaces are shown in Table 7.4.10-F. Each compact parking space shall include a sign or pavement markings identifying it as a compact parking space.
D. Cross-Access Between Parcels:
1. If a parcel is to be developed for any nonresidential land use, cross-access shall be provided by the property owner to adjoining properties that front on the same street and that are, or may be, developed as nonresidential land uses.
2. Cross-access shall be situated parallel to the street right-of-way line adjacent to both parcels. The property owner shall maintain access.
3. The property owner shall provide appropriate documentation of a good faith effort to extend the cross-access through all immediately adjacent properties. If such an effort fails, the portion of the cross-access on the subject site shall be developed and designed to enable a future connection to the adjacent parcels in that location.
4. Where cross-access is provided, no permanent structures or parking that would interfere with the proposed cross-access shall be permitted. Some improvements such as medians and parking islands may be constructed within the cross-access if it has been demonstrated that adequate circulation and cross-access has been accomplished, and that all applicable standards of this UDC have been met.
5. The Manager may waive the requirement for cross-access required above in those cases where unusual topography or site conditions would render no useable benefit to adjoining properties.
E. Driveways:
1. Generally:
a. Any driveways used to satisfy City of Colorado Springs Fire Prevention Code and Standards regulations for fire apparatus access roads shall be designed to meet width, turning radius, and structural design features as required.
b. Driveway width shall not exceed twenty-seven (27) feet at the front property line.
c. To provide proper clear distance for vehicles when parked on private property, the minimum driveway depth on a lot within the R-E, R-1 9, R-1 6, R-2, R-4, R-5, R-Flex Low, R-Flex Medium, and R-Flex High zone districts shall be twenty (20) feet. Driveway depth shall be measured from one of the following, whichever is closer to the garage door or carport entrance:
(1) The front property line; or
(2) The nearest edge of sidewalk closest to the home in situations where the sidewalk is located on private property within a sidewalk easement.
2. No driveway within the R-E, R-1 9, R-1 6, R-2, R-4, R-5, R-Flex Low, R-Flex Medium, and R-Flex High zone districts shall be less than twenty (20) feet in length; however, if alley or access lane loaded, no driveway may be between twelve (12) and twenty (20) feet in length. An alley or access lane loaded driveway less than twenty (20) feet may not be included in any required parking. Uses Other Than a One or Two-Family Dwelling.
a. Any driveway providing access to a parking area for a use other than an attached or detached single-family or two-family dwelling shall be a minimum of twenty (20) feet in width where two-way traffic is allowed and a minimum of twelve (12) feet in width where one-way traffic is allowed.
b. For an attached single-family dwelling with more than two (2) units, only one driveway with a maximum twenty (20) foot width at the property line shall be used to provide access to a parking area.
c. The location, design, and width of any driveway that intersects with a public street shall be subject to the specifications as outlined in the Engineering Criteria.
3. One- or Two-Family Dwelling Units:
a. Circular Driveways:
(1) Ingress/egress points shall be separated by a minimum of thirty (30) feet, at their closest points measured at the property line.
(2) The edge of the drive pavement at the point where it intersects with the street shall be located no closer than fifteen (15) feet from the adjoining property line.
(3) In areas subject to Section 7.2.610 (HS-O: Hillside Overlay), circular driveways shall be allowed if they do not result in a loss of significant vegetation and/or natural features. In administering this standard, consideration shall be given to quantity of loss compared to the vegetation/natural features that will remain on the lot or project area.
4. Administrative Relief: Administrative relief from this Subsection E may be requested in accord with Section 7.5.524 (Administrative Adjustment).
F. Walkways: Parking areas containing one hundred (100) or more parking spaces shall contain walkways in accord with Subsection 7.4.404A.3.a(6) (Through Large Parking Lots).
G. Signs: Directional signs for parking, maneuvering or drive areas are subject to the provisions of Part 7.4.13 (Signs). (Ord. 23-03)
A. Number of Required Off-Street Loading Spaces: Except for uses located in parking-exempt areas in Subsection 7.4.1002B above, all nonresidential uses with twenty-five thousand (25,000) square feet or more of gross floor area shall provide off-street loading spaces and related access and maneuvering areas pursuant to the table below and this Section 7.4.1009.
Off-Street Loading Space Requirements | ||
Use Category | Required Loading Spaces | Minimum Size of Required Loading Spaces |
Uses in the Eating, Drinking, and Lodging; Office; and Retail Sales and Services categories | Minimum: 1 space / 50,000 sf ground floor GFA or part thereof | First required space: 12 ft. x 40 ft. Remaining spaces: 10 ft. x 25 ft. A minimum maneuvering aisle width of 40 feet shall be provided behind the off-street loading space |
Other nonresidential uses | Minimum: 1 space / 50,000 sf ground floor GFA or part thereof | |
B. Exemptions: Developments containing less than twenty-five thousand (25,000) square feet of gross floor area are exempt from required off-street loading requirements.
C. Design, Location, and Layout of Off-Street Loading Spaces:
1. Location:
a. Loading spaces shall not be located in a front or side setback adjacent to a public right-of-way.
b. Loading spaces shall be located on the same lot or parcel as the use they serve, unless Subsection 3.b below applies.
c. Where a single customer entrance to a building is provided, customer loading areas shall not be located in front of the customer entrance or within fifteen (15) feet of the entrance.
2. Encroachment: Truck and loading operations shall not encroach into any pedestrian walkway, bicycle lane, public right-of-way, fire lane, or building setback.
3. Maneuvering and Access:
a. Trucks using the loading area shall not be required or permitted to back into a public street to leave the site.
b. Maneuvering or access areas may be located on adjacent lot(s) as long as a recorded document is provided for common use and maintenance.
D. Joint Use of an Off-Street Loading Facility: Joint use of an off-street loading facility may be approved by the Manager provided the applicant submits to the City documentation demonstrating the adequacy of the facility to serve anticipated loading needs. (Ord. 23-03)
A. Applicability: The following standards apply for all uses with vehicle stacking and drive-through facilities.
B. Minimum Vehicle Stacking Lane Requirements: Vehicle stacking lanes for drive-through uses shall be provided according to the table below.
Required Vehicle Stacking Lane Requirements | |
Use | Stacking Lane Requirements |
Automobile and Light Vehicle Wash | 40 feet behind each bay or stall |
Financial institutions or financial transaction facilities (i.e., bill payment windows) | 70 feet behind each window or transfer facility. If more than one window or transfer facility is provided, stacking lanes may be distributed in 20 foot increments among the various lanes. |
Restaurants | 90 feet behind a single order and pick-up window. If more than one order and pick-up window is provided, the required 90 foot distance may be divided between the order and pick-up lanes. If the functions are separated, 30 feet behind an order board, and 60 feet behind the pick-up window. |
C. Design and Location:
1. The minimum width of a drive-through lane shall be ten (10) feet.
2. Required drive-through stacking lanes shall not intersect with pedestrian access to a public entrance of a building.
3. Each drive-through lane shall be striped, marked, or otherwise distinctly delineated.
4. Driveways in conformance with this Part 7.4.10 shall be provided to all stacking lanes.
5. If a drive-through has a single stacking lane that is more than one hundred and fifty (150) feet long, the design of the on-site circulation shall provide an opportunity for a vehicle to exit the stacking lane and exit the site without proceeding to the service window. The opportunity for exit shall be located no more than seventy-five (75) feet from the service window.
6. Drive-through stacking shall not impede traffic in the public right-of-way. (Ord. 23-03)
A. Condition: Off-street parking and maneuvering areas in conformance with this Part 7.4.10 shall be permanently maintained with the use to which they relate so long as such use remains.
B. Striping of Spaces:
1. Except for parking spaces for attached or detached single-family or two-family dwellings, all parking spaces shall be clearly delineated or striped and the striping shall be maintained so it is visible. Striping shall not be required for motor vehicle display or storage areas.
2. All vehicle use areas that are not parking spaces, such as loading zones, emergency lanes, or spaces in front of doorways/entrances, shall be clearly delineated.
C. Surfacing and Drainage:
1. The surface of all parking spaces, drives, aisles, maneuvering and motor vehicle outdoor sale and/or rental display or storage areas shall be paved. For the purpose of this Section, "paving" shall mean covered with semi-permeable materials, asphalt, concrete, brick, pavers, or other similar surfaces that may be approved by the Manager.
2. Driveways and parking areas for attached or detached single-family or two-family dwellings shall be surfaced with semi-permeable materials, asphalt, concrete, brick, pavers, crushed stone, or other similar surfaces that may be approved by the Manager.
3. The Manager may require the paving of legal, nonconforming unpaved parking, maneuvering or access areas or motor vehicle display or storage areas for any Permitted, Conditional, Temporary, or Accessory Use except a single-family residence. The requirement to pave shall be made after evaluating such factors as the character of the neighborhood and the amount and type of traffic generated by the use. The Manager shall find and determine that the use of the unpaved area causes air pollution due to blowing dust or adverse drainage conditions or that the use constitutes a nuisance to the residents or occupants of the neighborhood. Paving shall be provided as required by Subsections 1 and 2 above. (Ord. 23-03)
The intent of this Part 7.4.11 is to establish building design standards that foster high-quality and attractive development that is compatible with the Colorado Springs Comprehensive Plan. The standards are further intended to:
A. Enhance the human and pedestrian scale of development and ensure compatibility between residential neighborhoods and adjacent nonresidential uses; and
B. Mitigate negative visual impacts arising from the scale, bulk, and mass of large buildings. (Ord. 23-03)
A. The standards in this Part 7.4.11 shall apply to the following, unless otherwise stated:
1. All development of vacant land;
2. All construction of new structures, including shipping containers being used as permanent structures;
3. All expansions of the gross floor areas of an existing primary structure by fifty (50) percent or more; and
4. All exterior renovations of existing structures resulting in a redevelopment of fifty (50) percent or more of the gross floor area.
B. The standards in this Section shall not apply to an attached or detached single-family or two-family dwelling.
C. Alternate requirements may be included as a part of an FBZ regulating plan. (Ord. 23-03)
A. Applicability: The following standards shall apply to all Mixed-Use zone districts, and the BP, GI, LI, APD, PF, and PK zone districts, unless otherwise stated in Subsections B through I below.
C. Materials:
1. All façades of a primary building adjacent to a major street shall consist of two (2) or more of the following materials:
a. Masonry;
b. Natural and cultured stone;
c. Precast concrete;
d. Split-faced block;
e. Stucco or synthetic stucco (including EIFS);
f. Architectural metal;
g. Transparent glass;
h. Wood; or
i. Other products that replicate the appearance and durability of the above materials in Colorado Springs' climate, as approved by the Manager.
2. EIFS shall not be used to cover more than fifty (50) percent of any façade of a building (excluding façade areas occupied by windows and doors) facing a highway or a public or private street, unless the façade is not visible from that highway or public or private street due to changes in terrain or intervening permitted structures (not including landscaping, fences, and walls).
3. In the WUI district, all building material shall comply with the City of Colorado Springs Fire Prevention Code and Standards.
D. Facade Articulation:
1. Blank walls devoid of architectural details are prohibited. No uninterrupted length of any façade shall exceed one hundred (100) horizontal feet. Each façade greater than one hundred (100) feet in length adjacent to a public or private street or a residential zone district shall incorporate architectural features such as:
a. Wall plane projections or recessions with a minimum depth of two (2) feet;
b. A mix of building material treatments and textures according to Subsection C above; or
c. Window openings that visually interrupt the wall plane.
2. Public art may be used as a substitute for façade articulation, subject to neighborhood and Public Arts Commission review.
E. Street-Level Transparency:
1. When the primary use of the ground floor frontage of a structure is categorized as Restaurant, Bar, Office, Retail Sales and Services in Table 7.3.2-A: Base and NNA-O District Use Table, a minimum of twenty (20) percent of the primary facade area that faces a public street shall be composed of transparent materials (see [1] in the figure below).
2. At least one-half (1/2) of the transparent materials required by Subsection 1 above shall be provided so that the lowest edge of the transparent materials is no higher than four (4) feet above the street level (see [2] in the figure below).
3. If the Manager determines that transparent materials are not practical for security reasons or based on the nature of the permitted ground floor use, an alternative treatment providing equivalent or better visual interest may be approved.
F. Roof Design/Articulation
1. Sloped Roofs: When the primary use of the building is not categorized as Heavy Commercial, Storage, or Industry in Table 7.3.2-A: Base and NNA-O District Use Table, and the building has a roof with a slope of greater than 1:12 (rise:run), a variety of roof forms shall be incorporated to break up large roof planes.
2. Flat Roofs:
a. When the primary use of the building is not categorized as Heavy Commercia l, Storage, or Industry in Table 7.3.2-A (Base and NNA-O District Use Table), and the building has a roof with a slope of less than 1:12 (rise:run), the design or height of the parapet shall include at least one change in setback or height of at least three (3) feet along each one hundred (100) lineal feet of façade. Parapets shall be designed so that parapet support structures are not visible from any point on any right-of-way adjacent to the property within the block face containing the property.
b. Flat roofs shall be concealed by parapets that are in proportion to the overall building design and that are of sufficient height to conceal rooftop mechanical systems that are in view from adjacent public rights-of-way and adjacent residential zone districts. Where flat roofs are visible from above due to topographical features and changes in elevation, the Manager may determine that additional screening of mechanical systems is required.
G. Entrance Location/Design: Each principal building shall have one (1) or more operating entry doors facing adjacent public or private street. The location of the entry on the building façade shall be emphasized by the use of different materials, wall articulation around the entry, or foundation plantings around the entry.
H. Loading Dock and Delivery Areas: Loading dock doors and delivery areas shall be located at the rear of buildings to separate customer and employee traffic from loading and service vehicles, unless the Manager determines that such location is impracticable given the function and operating needs of the building.
I. Site Elements Adjacent to Certain Residential Uses: If the development is in a Mixed-Use or Industrial zone district and is adjacent to a lot in a Residential zone district or a lot designated for residential use in a PDZ district, the following requirements apply:
1. Higher activity areas such as parking, circulation, loading, and delivery areas, shall be oriented away from the adjacent residential zone district or PDZ residential use lot to the maximum extent feasible.
2. Multi- story structu res with balcon ies, patios, or other public gathering spaces more than twenty-four
(24) feet above existing grade shall orient those features to avoid direct views into rear yards of the adjacent R-E, R-1 9, R-1 6, R-2, R-Flex Low, or PDZ residential lot. (Ord. 23-03)
A. Applicability: The following standards shall apply to all multi-family residential buildings in the R-4, R-5, R-Flex Medium, R-Flex High, OR, MX-N, MX-M, and MX-L zone districts, unless otherwise stated in Subsections B through G below.
C. Materials:
1. Primary exterior finish building materials used on multi-family residential dwellings shall consist of two (2) or more of the following:
a. Wood or cementitious siding (including horizontal lap, tongue-and-groove, or board-and-batten siding);
b. Stucco or synthetic stucco (including EIFS);
c. Natural and cultured stone;
d. Brick, split face block, or ground face block;
e. Cast concrete;
f. Other materials that replicate the look and durability of the above materials, as approved by the Manager.
2. EIFS shall not be used to cover more than fifty (50) percent of any façade of a building (excluding façade areas occupied by windows and doors) facing a highway or a public or private street, unless the façade is not visible from that highway or public or private street due to changes in terrain or intervening permitted structures (not including landscaping, fences, and walls).
3. In the WUI-O district, all building material shall comply with the City of Colorado Springs Fire Prevention Code and Standards.
D. Façade Consistency and Articulation:
1. All sides of the façade of a multi-family residential building shall be designed to provide architectural and visual interest and shall provide consistent architectural treatment on all building facades. A consistent architectural treatment is one in which all building walls have defined levels of articulation and use different combinations of the same materials, although facades that face streets or that contain primary pedestrian entrances may include additional features such as doors, windows, canopies, awnings, or arcades.
2. Each facade shall be articulated through variations in the following elements:
a. Color and use of materials;
b. Wall planes that are offset from the main building façade;
c. Window and door openings; or
d. Other elements that contribute to the visual interest of the building, as approved by the Manager.
3. No horizontal length of any façade that lacks variation in its material, color, and/or wall plane shall exceed fifty (50) horizontal feet.
E. Building and Entrance Orientation: The orientation of the primary entrance and building façade shall be oriented towards and accessed from the front yard and street. Multi-family residential development located along arterial roadways may orient primary entrances away from the arterial road if direct pedestrian connections are provided from primary entrances to all adjoining roadways.
F. Garage and Carport Standards:
1. To the maximum extent feasible, detached garages, carports, and garage entries associated with multi-family buildings shall not be located between a multi-family building and an adjacent perimeter street, but shall instead be internalized in building groups so that they are not visible from adjacent perimeter streets.
2. Detached garages associated with multi-family buildings shall incorporate materials, color, and details similar to those used on the nearest façades of the primary multi-family buildings.
G. Site Elements Adjacent to Certain Residential Uses: If the property is adjacent to a lot in the R-E, R-1 9, R-1 6, R-2, or R-Flex Low zone districts or a lot designated for Single-family Detached, Single-family, or Two-family dwellings in a PDZ district, multi-story structures with balconies, patios, or other public gathering spaces more than twenty-four (24) feet above existing grade shall orient those features to avoid direct views into rear yards of the adjacent R-E, R-1 9, R-1 6, R-2, R-Flex Low, or PDZ residential lot. (Ord. 23-03)
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