uptown – r-4-x design guidelinesdesign review is mandatory for all projects in zone districts for...

U R B A N D E S I G N S T A N D A R D S A N D G U I D E L I N E SC O M M U N I T Y P L A N N I N G A N D D E V E L O P M E N T A G E N C Y

C I T Y a n d C O U N T Y o f D E N V E R

J U L Y 1 9 9 7C I T Y a n d C O U N T Y o f D E N V E R

J U L Y 1 9 9 7

D E S I G N G U I D E L I N E Sf o r U P T O W N – R 4 X

D E S I G N G U I D E L I N E Sf o r U P T O W N – R 4 X

U R B A N D E S I G N S T A N D A R D S A N D G U I D E L I N E SC O M M U N I T Y P L A N N I N G A N D D E V E L O P M E N T A G E N C Y

CONTENTS

Introduction . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1Objectives . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .2

Organization . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .2

Description of Terms . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .2Intent . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .2Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .2Guidelines . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .4

PROCEDURES FOR DESIGN REVIEW . . . . . . . . . . . . . . . . . . 5Participants . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .5

Review Process . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .6Review Process Described . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .6

Review Schedule and Submission Requirements . . . . . . . . . . . . . . . . . . . . . .8Pre-Design Conference . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .8Schematic (Concept) Design . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .9Design Development . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .9Construction/Permitting . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .9

Appeal Options . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .9Under Option I . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .9Under Option II . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .9Planning Board Appeal Process . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .9

DESIGN REVIEW STANDARDS AND GUIDELINES . . . . . . . . 11Site . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .12

Access . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .12Parking Structures 59-220.7(1)c . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .14Fences 59-220.7(1)i . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .14Handicap Ramps 59-220.7(1)g . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .14

U R B A N D E S I G N S TA N D A R D S A N D G U I D E L I N E S

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Location/Orientation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .16Building Placement 59-220.7(1)a . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .16Build-To Line/Zone 59-220.7(1)a . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .16Setbacks 59-220.7(1)h . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .16

Massing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .18Stepbacks 59-220.7(1)h . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .18

Building Facades . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .20Walls . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .20Windows . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .22

U P T O W N – R 4 X

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INTRODUCTION

This document is drafted pursuant to Section 59-220.7 of the

Revised Municipal Code of the City and County of Denver.


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Objectives

The design standards and guidelinescontained herein address the quality of theurban environment, recognizing that it isultimately formed by countless individual,private creative decisions. It is the intent ofthis document to inform those decisions sothat they contribute to the followingdevelopment objectives:

1. The redevelopment of the Uptownarea into a vibrant neighborhood thatbuilds upon its proximity todowntown by providing residents avariety of living, employment, serviceand entertainment opportunitiescharacteristic of successful urbanplaces;

2. The creation of a quality, pedestrian-oriented urban environment thatemphasizes architectural and urbandesign principles of accessibility,human scale, proportion, texture,visual interest and safety; and,

3. The introduction of new buildings thatare well integrated into the existingfabric of the Uptown neighborhood.

Organization

There are two sections to this document:Procedures for Design Review and DesignStandards and Guidelines. The reviewprocedures are intended to be clear andprecise, yet flexible enough to allow for achoice of review sequences that satisfyproject-development schedules and designintentions. The applicant or designer usingthis document should be familiar with theprocedures for design review beforereferring to the Standards and Guidelines.Project design intentions and schedulesshould be considered prior to selecting adesign review option.

Description of Terms

Design review is mandatory for all projectsin Zone Districts for which DesignStandards have been adopted. Twoprimary review options exist in the R-4-Xzone district: Option I (Design StandardsCompliance) and Option II (DesignGuidelines Review). The goals, objectivesand requirements of design review arelisted under three headings for each reviewissue: Intent, Standards and Guidelines;descriptions for each are as follows:

� Intent

Intent statements are provided to definethe goals which the standards andguidelines have been created to achieve. Incircumstances where the appropriateness orapplicability of a standard or guide- line isin question or under negotiation the intentstatement will serve to provide additionaldirection.

� Standards

Design standards are objective criteria thatprovide specific direction based on thestated intent. Standards are used to denoteissues that are considered critical toachieving the stated intent. Standards usethe term “shall” to indicate thatcompliance is required unless it can bedemonstrated that an acceptable alternativemeets one or more of the followingconditions:

◗ the alternative better achieves thestated intent;

◗ the intent which the standard wascreated to address will not be achievedby application of the standard in thisparticular circumstance;

◗ the application of other standards orguidelines to achieve stated intents will


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Uptown – R4X boundaries

be improved by not applying thisstandard; or

◗ unique site factors make the standardimpractical or cost prohibitive.

� Guidelines

Design guidelines provide further designconsiderations to promote the goalsdefined by the intent statements.Guidelines use the term “should” todenote they are considered relevant toachieving the stated intent, and will bepertinent to the review process but will notbe required for approval. Guidelines will,however, be strongly considered whenthere is a request to waive a relatedstandard.

Design Standards and Guidelines areauthorized by the Zoning Ordinance of theCity and County of Denver and are to beused in conjunction with that ordinanceunder which they apply. The Standardsaddress Sec. 59-220.7(1) of the CityZoning Ordinance. The Guidelines addressSec. 59-220.7(2) of the City ZoningOrdinance.


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PROCEDURES FOR

DESIGN REVIEW


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Participants

Design review will be conducted by theUrban Design section of the PlanningOffice under the direction of the Directorof Planning and Development or his/herdesignee. Participants from thedevelopment team shall include arepresentative of the applicant (owner,developer, etc.), the architect and any otherdevelopment team members asappropriate.

Review Process

The design review process provides twolevels of project review, 1) Design StandardsCompliance, and 2) Design GuidelinesReview, to the development team. Thefunction of Standards and Guidelines is asoutlined in the Description of Terms.Applicants are encouraged to select theoption that best suits the specificrequirements of their project. To providemaximum flexibility in the developmentprocess, applicants may elect to trackdifferent components and/or differentphases of a single project to either option,or both review options simultaneously. Tofacilitate the review process, the applicantmust have a thorough understanding ofeach review option at the outset of projectplanning. The development team shouldmake the Planning Director or designatedreview staff aware of the preferred designreview option for its project schedule at theearliest possible date to facilitateexpeditious review. The review optionselected may be changed at any time uponwritten request by the applicant as projectdevelopment warrants.

As required by ordinance, design reviewunder either option must be completed

within a period of 30 days of receipt ofnotification by the Planning Office.

� Review Process Described

1. Design Standards Compliance (Option I):Review of any design issue that isdemonstrated to be in compliancewith a design standard will be deemedto have satisfied design reviewrequirements related to that issue.While consideration of related designguidelines is encouraged, complianceis not required under this option.

2. Design Guidelines Review (Option II):Design standards may be waived forcause as outlined under the definitionof Standards. Guidelines as well asintent will be taken into considerationwhen waiving a standard.Development proposals which do notmeet applicable design standards orotherwise satisfy the stated designintent will not be approved.Community notification requirementsshall apply for all design issuesconsidered under Design GuidelinesReview.

3. Notification Requirement (Option II):In instances where the developer of aparticular property subject to designreview requests that: 1) the entireproject be reviewed by the PlanningOffice under Option II (as provided forin Sec. 59-220.7(2), Optional lowerfloor design review), or 2) any portionof a project be reviewed by thePlanning Office under Option II, thefollowing shall apply:


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Planning Office issuesdetermination of consistancy

City and County of DenverDesign Review Process

Schematic Design Pre-Submittalconference with Planning Office

Timeline

30 daysmax.

Revisions maybe required at

this phase

Schematic Design Phase review byPlanning Office/Urban Design section

Public Notification

Approval or Denial of Applicationby Zoning Administrator

Application for design reviewfiled with Zoning Administration

Zoning Administration forwardscomplete design review application

to Planning Office

Affected properties are notified ofpending Design Guidelines review

items Property is posted

Planning Office hosts public meetingto evaluate and review application

and hear community comments

Final recommendation submittedby Planning Board toZoning Administrator

Option I30 days

max.

Option II45 days

max.

Design Development Phase review byPlanning Office/Urban Design section

Revisions maybe required at

this phase

Option I Option II

Post-Meeting review


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Design Review Process for Uptown – R4X

a. Written notification of the Requestfor Option II Review will beforwarded to RegisteredNeighborhood Organization(s)within a radius of 200 feet from thesite for review and comment. Thisnotification will consist of a copy ofthe request by the Applicant to thePlanning Office which will identifythe project and the affectedStandards and Guidelines, and afinding by the Planning Officedesign review staff on the specificissues. The notification will requestthat any neighborhood concernsregarding the request and stafffinding be returned to the PlanningOffice in the form of a writtencomment within a period of 15days; and,

b. Applicant shall supply informationregarding issues for review in theform of written description anddrawings as requested by thePlanning Office in sufficientnumber for distribution toRegistered NeighborhoodOrganizations. The 30 day reviewprocess will begin when allrequested materials have beensubmitted to Planning Office.

c. The property in question shall beposted with official notice callingattention to the Request for OptionII Review for a period of 15 daysand directing interested parties as towhere to obtain additionalinformation consistent withparagraph (a) above.

Review Schedule and

Submission Requirements

For either Option I or II the followingapply:

1. Design review may be requested by theapplicant at any point in thedevelopment process as required toprovide clear direction on specificissues,

2. The Planning Office requires meetingswith the development team and timelysubmittal of design documents at thefollowing four key project phases:Pre-Design Conference, Schematic(Concept) Design, DesignDevelopment andConstruction/Permitting, and

3. The applicant must submit designdocuments appropriate to the phaseand level of project development at thetime review is requested. Sufficientinformation is required at each designphase in order to fully evaluate allrelevant issues.

4. A written narrative describing how aproject addressees the adopted designreview criteria on a point by pointbasis is required for both Schematicand Design Development review.

The list below identifies minimallyacceptable design information required inorder to complete review for each phase:

� Pre-Design Conference:

◗ Declaration of intent to be reviewedunder either Option I or Option II(requires filing of Request for Option IIReview).


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◗ Request for special consideration (i.e.:Project phasing, etc.)

◗ Project program indicating buildingareas and uses

◗ Project Site description

� Schematic (Concept) Design:

◗ Site and context plan (immediatelyadjacent properties)

◗ Building Floor Plans

◗ Building Elevations

◗ Building Sections

◗ All items under Pre-Design

� Design Development:

◗ Landscape Plan

◗ Detailed Floor Plans

◗ Building and Context Elevations(immediately adjacent elevations)

◗ Building Sections

◗ Architectural facade details andtreatments

◗ Building Materials Schedule (a sampleboard may be requested)

◗ All items under Schematic (Concept)Design

� Construction/Permitting:

◗ Final construction documents forproject

◗ All items under Design Development

At the completion of review of eachsubmittal the applicant will receive adetermination of compliance or approvalto proceed with noted conditions.Compliance determinations and approvalsat each phase will be valid for a period ofthree years, unless extended by thePlanning Office in accordance withprovisions of the relevant Zone DistrictOrdinance. All conditions must be

resolved prior to permit submittal and adetermination of consistency with allreview requirements must be issued by thePlanning Office prior to permitting.

Note: The review process may be delayedduring any project review phase by theincomplete submittal of required reviewdocumentation and/or non-submittal ofreview option requests. Review may alsobe delayed at the request of the developerat any time.

Appeal Options

� Under Option I

If a design is not approved: The Applicantmay revise and resubmit, requestconsideration under Option II designreview, or appeal to the Planning Board.

� Under Option II

If a design is not approved: The Applicantmay revise and resubmit, requestconsideration under Option I designreview, or appeal to the Planning Board.


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� Planning Board Appeal Process

Section 59-220.7 requires that thisdocument be adopted by the PlanningBoard, thus recommendations of thePlanning Office regarding application ofthese Design Review, Standards andGuidelines are subject to the adopted Rulesof Procedure of the Planning Board thathave been established for the purpose ofhearing such appeals. Appeals may beinitiated by any aggrieved party (e.g.neighboring property owners, RegisteredNeighborhood Organizations, etc. withina 200 foot radius) and must specify thegrounds upon which the relief is claimed.Pursuant to Planning Board rules, allappeals to the Board require publicnotification to impacted RegisteredNeighborhood Organizations. Please referto the attached Planning Board Rules ofProcedure for a full explanation ofnotification and public hearingrequirements.


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DESIGN REVIEW STANDARDS

AND GUIDELINES

The Design Standards and Guidelines are structured around four

major areas of consideration in the analysis of the urban design

qualities of a particular development. They are as follows: Site,

Location/Orientation, Massing, and Building Facades.


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Site

AccessVehicular Access 59-220.7(1)b

Residential Access/Entries 59-220.7(1)b

Commercial Access/Entries 59-220.7(1)b


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INTENT◗

To maximize uninterrupted pedestrian ways within a givenblock in order to improve and support the district as awalkable neighborhood.

To minimize the visual presence of auto circulation as well asservice functions such as deliveries and refuse pickup.

To minimize the presence of auto-related functions visibilefrom the street.

NOTE: Section subject to Traffic Engineering approval

To promote a sense of individuality among the variousproperties within the block that identifies people with aparticular place. Reinforce the community-definingcharacteristic of “neighbors” and neighborhood as providedfor by individual properties having clearly defined “frontdoors” visible from the street.

To ensure that new properties contribute to the existingneighborhood context of street facing entries that arephysically and/or visually connected to the street.

To contribute to the active use and safety of the street.

To establish individual, neighborhood scaled businesses inmixed-use structures and districts, and to promote securitythrough frequent activity and “eyes on the street.”


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STANDARDS GUIDELINES◗ ◗

◗ Each commercial use with exterior, street oriented exposure shallhave an individual public entry directly accessible from the publicsidewalk.

◗ Neighborhood-serving commercial uses should aggregate in nodesthat support pedestrian activity and respond to adjacent residentialuses.

◗ Multiple-unit buildings shall have at least one primary street-orientedentrance serving the dwelling unit(s) within.

◗ Primary and/or secondary entrances shall be required for every 125linear feet of street-oriented building frontage.

◗ Townhouses (or other similarly attached units) at the street levelshall have individual street entrances for each unit.

◗ All building entries shall be directly connected to the street viapathway, paved walkway, staircase, or ramp.

◗ Each building should have one or more clearly identifiable “frontdoors” that address the street for each major streetside facade.

◗ The use of secondary street entries serving smaller groups ofdwelling-units in large, multiple-unit buildings is stronglyencouraged.

◗ Street-facing ground level dwelling units should have individualstreet-oriented entries.

◗ Entries to buildings should have direct access to the street on whichthey front.

◗ Developments subject to design review and having street frontage for2/3 or more of the long side of a block may have a maximum oftwo curb cuts along the street.

◗ Those developments having street frontage for less than 2/3 of theblock shall only provide site access from existing alleys unless usingexisting curbcuts.

◗ Access onto a site from the short side of a block shall be limited to:❚ existing alleys, or❚ no more than one curbcut per 125’ of street frontage if alley has

been vacated.

◗ Previously developed properties may retain existing street access.

◗ Driveway width shall not exceed 22’.

◗ Developments should provide site access for vehicles via alleyways orexisting streetside curbcuts.

◗ Driveways should be oriented 90 degrees to the street.

◗ The area of paved surface within the front setback should beminimized.

Site (continued)

Parking Structures 59-220.7(1)c

Fences 59-220.7(1)i

Handicap Ramps 59-220.7(1)g


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INTENT◗

To minimize the visual impact of parking structures on theresidential streetscape and to minimize the impact of vehiclenoise and headlights from within parking structures onadjacent streets and residences.

To activate street-level garage frontage in appropriatecommercial nodes.

To maintain visibility of the required front setback area.

To ensure that the appearance of handicap ramps and entriesare integral to the design of the property they serve, minimizeimpact on the public R.O.W., and provide, as per ADArequirements, as direct building access as possible.


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◗ Handicap ramps shall not be constructed in the public R.O.W.

◗ All vertical surfaces visible from the street must be of masonryconstruction, i.e. stone, cast stone, brick, and/or special surfaceconcrete masonry.

◗ Caps, curbs and/or railings shall incorporate building materials andarchitectural elements present in the building being served.

◗ Handicap ramps should be well integrated into the building design,particularly with regard to material use and location.

◗ Except for fence piers no wider than 24”, solid fences in the frontsetback area may not be used above a height of 3’-6”.

◗ All fences viewable from the street shall incorporate buildingmaterials and architectural detailing present in the building beingserved.

◗ Chainlink or wood stockade type fences are not allowed if viewablefrom the street.

◗ Service or loading functions visible from the street must be screenedfrom view by landscaping, fencing or masonry walls having aminimum height of 6 feet. Screening of service or loading areas byfencing or masonry walls must incorporate materials and/ordetailing present in the building being served.

◗ Fences and walls in the front setback area should be designed toenhance the quality of open space for both a building’s occupantsand the person on the street by maintaining as much visual contactbetween public and private zones as possible.

◗ Detailing and landscaping in and around fences and walls should bedesigned so that they incorporate materials, detailing and colorsfound in the building they serve.

◗ Parking structures exposed to the street shall have a maximum widthof 125’ or no more than 50% of a development’s total street facade,whichever is less and a continuous setback from the surroundingbuilding facade of no less than 3 feet.

◗ No more than one exposed parking structure may be built on anygiven street block (includes both sides of the street).

◗ Facades of parking structures that front the street must satisfy allstandards required under Building Facades later in this section.

◗ Parking structures with street oriented frontage in commercial nodesshall provide leasable commercial space for not less than 50% of theground level frontage.

◗ Garages with exposed frontage in otherwise residential blocks shouldsetback the garage facade 8-10 feet to accommodate greaterlandscape screening and to allow greater exposure of residentialbuilding corners.

◗ Street-oriented facades shall conceal parked cars and light sourcesfrom the exterior view for the full height of the structure.

◗ Openings shall be vertically and horizontally aligned. Sloping rampsshall not be visible on the street facing facade of any parkingstructure.

◗ Whenever possible, parking structures shall be sited internally so thatstreet frontages are avoided. If internal siting is not feasible, then theparking structure should be oriented so that the shortest dimensionfronts the street. This dimension is typically limited to the widthrequired to construct a loop system with 4 rows of parking.

◗ Garages that must be sited with exposed street frontage should orientthe exposed frontage to commercial nodes where possible.

Location/Orientation

Building Placement 59-220.7(1)a

Build-To Line/Zone 59-220.7(1)a

Setbacks 59-220.7(1)h


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INTENT◗

To reinforce the urban characteristics of buildings andstructures that define the street space.

To promote the development of buildings that encouragepedestrian activity through the incorporation of pedestrian-oriented uses at the ground level street frontage.

To define and contain the street space and to enhance thevariety and interest of the street environment for pedestrians.

To enhance the existing hierarchy among streets in the districtas reflected by the differences in scale, traffic and buildingrelationships between the North/South and East/West streets.

To accommodate the special conditions of Pennsylvania Streetand 16th Avenue.


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STANDARDS GUIDELINES◗ ◗◗ East/West Avenues — A zero (0) foot front setback shall apply (see

exception for 16th Avenue below).

◗ North/South Streets — A ten (10) foot front setback shall apply (seeexception for Pennsylvania Street below). For corner propertiessubject to design review, a five (5) foot front setback shall bepermitted for buildings having frequent street-oriented entries (acorner property is defined as having street frontage along bothEast/West and North/South streets).

◗ Pennsylvania Street (between 17th & 20th Avenues) — A zero (0)foot front setback shall apply.

◗ 16th Avenue — A ten (10) foot front setback shall apply.

◗ East/West Avenues — Setback should be of adequate dimension toaccommodate pedestrian-oriented neighborhood/commercialactivities such as sidewalk cafe seating, window shopping, streetfurniture and other amenities.

◗ North/South Streets — Setback reinforces residential character andthus should be of adequate dimension to accomodate landscaping,residential entries, stoops and porches, and other residentialamenities.

◗ Pennsylvania Street (between 17th and 20th Avenues) should beconsidered under standards for East/West Avenues due to widerexisting 80’ R.O.W.

◗ 16th Avenue should be considered under standards for North/SouthStreets due to the more consistent residential and/or “parkway”character of the avenue from downtown to East High School.

◗ No less than 65% of the lower three floors of the building face alongeach separately owned lot frontage shall be built to or within 10 feetof the specified setback for that lot as defined under “Setbacks”below.

◗ Buildings subject to design review should be designed so that themajority of their mass is built on or very near to the defined frontsetback line.

◗ Within the build-to zone building mass should be varied throughchanges in wall plane, building height, etc. to reflect the scale ofresidential modules such as rooms, units, and bays, eitherindividually or in groups.

◗ No less than 65% of the building facade within the lower three floorsbelow shall be oriented parallel to the street on which it fronts.

◗ Ground floor street-oriented building areas shall be occupied byactive residential or commercial uses (excludes parking frontage asper Parking Structures).

◗ Buildings should be designed so that the majority of the buildingmass on at least the lower three floors reflect a regular pattern thataligns with the sidewalk and street.

◗ Designs that place active uses along the ground plane areencouraged.

Massing

Stepbacks 59-220.7(1)hBuilding Adjacencies

Massing Variation 59-220.7(1)e

LINE OF EAVE

MIN. REQ. STEPBACK

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INTENT◗

To moderate scale changes between adjacent lots and tomitigate the physical impacts of developments on existingnon-commercial properties and pre-WW II properties withinthe R-4-X district. These adjacency rules typically will apply toconditions present along the interior of the North/Southstreet blocks.

To provide variation of building massing that relates to thescale of residential units and recalls proportions of buildingmass to street frontage found in traditional high-densityurban Denver residential districts.


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◗ The portion of a building’s street-oriented facade (solid) that is builtto the minimum setback in relation to the space between adjacentbuildings or bays (void) should reflect ratios of solid-to-void presentin the tradional lot patterns found in the Uptown neighborhood.

◗ Street-facing building facades shall not exceed 100 feet without avariation in the plane of the wall of not less than 3 feet for setbacksor 2 feet for projections.

◗ Changes in massing shall reflect building structural bays, sizes ofunits and room modules.

◗ A two-fold “no-build-zone” shall exist where new construction willbe adjacent to an existing structure. An adjacent existing structureshall be defined as property abutting the developable lot acrosseither side setback. Massing to vary related to unit or room modulesor groups of units forming building segments or wings. Allowableencroachments in both zones include, but are not limited to, eavesand cornices, belt courses, sills, lintels, pilasters, balconies andbalcony railings.

❚ Zone A — New construction shall not encroach on a no-build-zone defined in plan by a line whose origin is the corner nearestto the abutting property line of the street facade of the existingstructure, projecting away from the origin toward the abuttingproperty at an angle of 30 degrees. (see Fig. 1)

❚ Zone B — Defined in elevation as a single stepback in buildingmass for any new construction. A minimum 5 foot stepback shallbe taken on the new construction’s floor whose surface elevationmost closely matches in height that of the existing structure’s eavesor base of cornice. (see Fig. 2)

◗ Newly constructed buildings should stepback relative to the front ofexisting adjacent properties so that oblique angle views to and fromthe existing property are maintained and vertical scale relationshipsare improved..

❚ Zone A — To articulate the transition between newly constructedbuildings and existing properties in mid-block conditions.

❚ Zone B — To relate newly constructed buildings to the street scaleof existing properties. Newly constructed buildings should stepaway from the existing buildings in elevation in a manner thatreflects the vertical massing of the existing building.

Building Facades

WallsArchitectural Scaling Elements 59-220.7(1)e

Surface Variation 59-220.7(1)e

Materials 59-220.7(1)f


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INTENT◗

To promote elements typical of the pedestrian-orientedenvironments and traditional construction as characterized bybuildings and facades that incorporate a higher level of detailfor the purpose of minimizing undifferentiated facades.

To ensure that building facades are visually active through theinteraction of color, material, and architectural ornament anddetail.

To provide reveals and/or changes in surface texturecontribute to the visual interest of the facade particularlywhen accented by light and shadow.

To avoid large expanses of undifferentiated building facade.

To build upon Denver’s long tradition of building in stoneand brick, particularly in its residential neighborhoods.

To relate new construction to that of existing constructionthrough the use of similar scale elements present in standardbrick, modular stone, cast stone accents, concrete masonry,and detailed stucco.


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◗ Exterior wall surfaces excluding window and door openings shallincorporate 70% masonry materials including stone, cast stone,brick, and special surface concrete masonry (Split-Face, Burnished,etc.).

◗ Stucco meeting the following conditions may be used as an exteriorwall surface viewable from the street (items i and ii do not apply tointerior, open-air courtyards):❚ Excluding window and/or door openings, shall not comprise

more than 30% of any street-facing facade, and❚ Must incorporate architectural scaling elements similar to masonry

construction (e.g. sills, belt coursing, wall caps, pilasters, off-setmassing).

◗ Wall materials should relate to Denver’s masonry tradition throughexpression of building mass (i.e. walls carried to the ground plane,recessed openings, and modular detailing such as expressed basecourses, and other features typical of traditional masonryconstruction.

◗ Exterior building materials should be selected based on their long-term ability to equal or outperform Denver’s traditional modularconstruction materials (e.g. brick and stone).

◗ Use of masonry building details in stucco facades is stronglyencouraged.

◗ Each change of material must involve a minimum 1/2” variation inwall plane.

◗ Design of materials transitions should conform with acceptedconstruction standards and practices.

◗ Material changes should occur at inside corners or be delineated by aspecific transitional detail such as a belt course, cap or reveal.

◗ Each building facade viewable from the street shall at minimumincorporate architectural scaling patterns that utilize two or more ofthe following scaling elements:❚ expression of building structural elements; floors (banding, belt

coursing, etc.), columns (pilasters, piers, etc.), foundation(watertables, rustications);

❚ patterns of window and door openings that are emphasizedthrough the use of sills, lintels, pediments, muntins, mullions, andother scale providing elements;

❚ change in color;❚ change in texture;❚ change in material module or pattern.

◗ Required scaling elements must be integral (not applied) with thebuilding form.

◗ The design of new buildings should incorporate architecturaldetailing typical of masonry or modular construction as exemplifiedby belt coursing, quoining, window head and sill treatments,rustication and reveals. Such architectural detailing should bedesigned so that it breaks down the appearance of a facade intopatterns and component building forms.

Building Facades (continued)

Glass to Wall Ratio 59-220.7(1)d

WindowsGlazing Transparency 59-220.7(1)f

Window Detailing 59-220.7(1)e


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INTENT◗

To encourage a relationship between glass and wall typical ofmulti-family residential neighborhoods in Denver ascharacterized by ratios of equal to much less than equal glassto wall.

To limit large glass areas more common in commercialdistricts to a ratio of roughly equal glass to wall.

To require the use of clear glass, in commercial as well asresidential applications, in order to expand the visual interestand activity of the street.

To promote the dimensionally taller window appearancetypical of residential neighborhoods in the district.

To encourage the development of commercial storefronts thatrelate architecturally to the residential portion of mixed-usebuildings and reflect the residential character of theneighborhood.


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◗ The height of windows serving the residential portion of anybuilding must equal or be greater than their width. All windowsserving the residential portion of any building shall be set into thebuilding facade a minimum of 3” from the surrounding wallsurface.

◗ Window size, proportion and pattern shall relate to varied uses, unittypes and room layouts.

◗ Large glass openings on the residential portion of any building shallincorporate scale-defining elements such as mullions and muntinsthat subdivide the total glass area to residential scale andproportions.

◗ Storefront systems in mixed-use buildings shall reflect thedimensions and proportions of building bays and modules in orderto visually bring the building mass and support to the ground.

◗ Windows on the residential portion of any building should reflectthe more vertically-oriented, “punched-opening” characteristicstypical in Denver architecture.

◗ The size and proportions of storefront systems in mixed-usebuildings should be subdivided by substantial columns and/or wallareas that carry the mass and proportion of upper floors to theground.

◗ All glass used as an exterior building material on any building orstructure in the district shall be clear with an exterior reflectancerating of .20 or less.

◗ No first surface reflective coatings shall be permitted.

◗ For the residential and commercial portions of any building, useonly clear or low tint glass with a low reflectance rating.

◗ Spandrel glass may be used in instances when screening service,utility or structural elements of the building will enhance the visualquality of the street; or to continue a pattern created as a result ofscreening the items above.

◗ Windows and other openings for the residential portion of anybuilding shall comprise not less than 15% or more than 50% of thetotal residential portion of the facade area of all walls on or within10 feet of a building’s front setback.

◗ For the commercial portion of a building’s facade, glass areas shallcomprise not less than 40% or more than 60% of the total facadearea.

◗ For mixed-use developments, a variety of glass to wall ratios thatreflect the different uses within a building is strongly encouraged.Typically, this is characterized as less glass-to-wall for residential usesand more glass-to-wall for commercial uses.

uptown – r-4-x design guidelinesdesign review is mandatory for all projects in zone districts for...

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