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)