Colorado Springs Airport Business Park Design Guidelines Prepared for October 2006 Contents 1.0 General Conditions...................................................................................................................1-1 1.1 Introduction....................................................................................................................1-1 1.2 Project Description........................................................................................................1-1 1.3 Vision Statement............................................................................................................1-1 1.4 Sustainability..................................................................................................................1-2 1.5 Jurisdiction.....................................................................................................................1-2 1.6 Covenants and Master Plan.........................................................................................1-2 1.7 Design Review Committee...........................................................................................1-3 1.8 Review Process..............................................................................................................1-3 1.9 Variances.........................................................................................................................1-4 1.10 Appeals.........................................................................................................................1-4 2.0 Development Plan Review Process........................................................................................2-1 2.1 Concept...........................................................................................................................2-1 2.2 Concept Plan Review....................................................................................................2-3 2.3 Development Plan (30% Review)................................................................................2-3 2.4 Development Plan (90% Review)................................................................................2-4 2.5 Development Plan (100% Review)..............................................................................2-4 2.6 Development Plan Approval and Re-submittals......................................................2-5 2.7 Variances or Appeals....................................................................................................2-6 2.8 Violations........................................................................................................................2-6 2.9 Signage............................................................................................................................2-6 2.10 Construction Document Review...............................................................................2-7 2.11 Construction Document Changes.............................................................................2-7 2.12 Post-Construction Project Review.............................................................................2-7 2.13 Construction Document Review Fees......................................................................2-8 2.14 Construction Site Maintenance..................................................................................2-8 2.15 Developers Responsibility..........................................................................................2-8 2.16 Construction Inspection..............................................................................................2-9 2.16.1 Construction Violations..............................................................................2-9 2.17 Notice of Compliance..................................................................................................2-9 2.18 Business Park Contact.................................................................................................2-9 3.0 Site Planning..............................................................................................................................3-1 3.1 Concept...........................................................................................................................3-1 3.2 Site Design and Spatial Characteristics......................................................................3-1 3.2.1 Phasing............................................................................................................3-1 3.2.2 Building Groups............................................................................................3-1 3.2.3 Siting and Orientation...................................................................................3-1 3.2.4 Easement Overview......................................................................................3-2 3.3 Use, Zoning, and Density.............................................................................................3-2 3.4 Parcelization...................................................................................................................3-2 3.5 Site Coverage Requirements........................................................................................3-3 3.6 Trails................................................................................................................................3-3 3.7 Topography....................................................................................................................3-3 TB072006001/DEN ii 3.8 Setbacks...........................................................................................................................3-3 3.8.1 Permitted Uses within Setbacks..................................................................3-4 3.9 Golf Course Interface....................................................................................................3-4 3.10 Airport Restrictions Areas..........................................................................................3-4 3.11 High Value Plant Communities................................................................................3-4 3.12 Vehicular Access/Circulation....................................................................................3-5 3.12.1 Building Address System...........................................................................3-5 3.12.2 Emergency Service and Utility Access.....................................................3-5 3.12.3 Restricted-Access Drives/Secured Entries..............................................3-6 3.12.4 Transit...........................................................................................................3-6 3.12.5 Signalization.................................................................................................3-6 3.13 Pedestrian and Bicycle Circulation Criteria.............................................................3-6 3.13.1 Handicapped Accessibility........................................................................3-6 3.14 Stormwater Management, Drainage, Detention, and Retention..........................3-7 3.14.1 Site-Grading, Excavation, and Erosion Control......................................3-7 3.15 Utility, Solar, Electrical, and Mechanical Equipment.............................................3-8 3.16 Telecommunication and Antenna Equipment........................................................3-8 3.17 Temporary Overhead Power and Telephone Lines...............................................3-9 3.18 Services, Delivery, Trash, and Outdoor Equipment or Storage Areas................3-9 3.18.1 Visual Impacts..............................................................................................3-9 3.18.2 Loading and Service Areas........................................................................3-9 3.18.3 Waste Storage...............................................................................................3-9 3.18.4 Material Storage.........................................................................................3-10 3.18.5 Snow Storage..............................................................................................3-10 3.19 Parking........................................................................................................................3-10 3.19.1 Off-Street Parking......................................................................................3-10 3.19.2 Shared Parking...........................................................................................3-11 3.19.3 Compact Car Parking................................................................................3-11 3.19.4 Surface Lots................................................................................................3-11 3.19.5 Structured Parking....................................................................................3-11 3.19.6 Handicapped Parking...............................................................................3-11 3.19.7 Motorcycle Parking...................................................................................3-11 3.19.8 Other Parking.............................................................................................3-12 3.19.9 Standard Parking Space Dimensions......................................................3-12 3.20 Site Furnishing...........................................................................................................3-12 3.21 Artwork.......................................................................................................................3-12 3.22 Vending Machines.....................................................................................................3-12 4.0 Architecture................................................................................................................................4-1 4.1 Concept...........................................................................................................................4-1 4.2 Environmental Integration...........................................................................................4-1 4.2.1 Principle: Harmony with Natural Setting..................................................4-1 4.2.2 Principle: Building Clusters.........................................................................4-2 4.2.3 Principle: Relationships Between Buildings..............................................4-3 4.2.4 Principle: Visual Interest of Façade.............................................................4-3 4.2.5 Principle: Noise Mitigation..........................................................................4-4 4.3 Massing, Scale, Form, and Details...............................................................................4-4 4.3.1 Principle: Relation to Terrain.......................................................................4-4 4.3.2 Principle: Building Profile............................................................................4-5 TB072006001/DEN iii 4.3.3 Principle: Building Clusters.........................................................................4-6 4.3.4 Principle: Pedestrian Scale...........................................................................4-6 4.4 Architectural Elements.................................................................................................4-6 4.4.1 Principle: Interior Spaces..............................................................................4-6 4.4.2 Principle: Porches and Overhangs..............................................................4-6 4.4.3 Principle: Walls and Windows....................................................................4-7 4.4.4 Principle: Entrances.......................................................................................4-7 4.4.5 Principle: Service Areas................................................................................4-8 4.5 Building Heights............................................................................................................4-8 4.5.1 Principle: Low Heights.................................................................................4-8 4.5.2 Principle:.........................................................................................................4-9 4.6 Roofscape........................................................................................................................4-9 4.6.1 Principle: Roof Forms...................................................................................4-9 4.7 Color and Materials Palette........................................................................................4-10 4.7.1 Principle: Continuity...................................................................................4-10 4.7.2 Principle: Human Scale Materials.............................................................4-11 4.7.3 Principle: Colors..........................................................................................4-12 4.8 Sustainable Design......................................................................................................4-12 4.8.1 Principle: LEED™ Standard.......................................................................4-12 4.8.2 Principle: Sustainable Strategies................................................................4-12 5.0 Landscape....................................................................................................................................5-1 5.1 Concept...........................................................................................................................5-1 5.1.1 Planting Zones...............................................................................................5-1 5.2 Individual Building Sites..............................................................................................5-2 5.2.1 Visual Buffers.................................................................................................5-4 5.2.2 Preserving Existing Vegetation...................................................................5-4 5.2.3 Grading and Erosion Control......................................................................5-4 5.3 Landscape Setbacks.......................................................................................................5-5 5.3.1 Intersections...................................................................................................5-8 5.3.2 Parking Area Requirements.........................................................................5-9 5.4 Water Conservation Measures..................................................................................5-10 5.4.1 Xeriscape™...................................................................................................5-10 5.4.2 Planning and Design...................................................................................5-10 5.4.3 Minimize Turf..............................................................................................5-10 5.4.4 Irrigation.......................................................................................................5-11 5.4.5 Plant Material...............................................................................................5-11 5.4.6 Mulches.........................................................................................................5-11 5.4.7 Soil Evaluation and Improvements..........................................................5-12 5.4.8 Maintenance Practices.................................................................................5-12 5.5 LEED™ Landscapes....................................................................................................5-13 5.6 Stormwater Quality.....................................................................................................5-13 5.6.1 Planting Schedule........................................................................................5-13 5.6.2 Seasonal Interest..........................................................................................5-13 5.6.3 Landscape and Irrigation Maintenance....................................................5-14 5.6.4 Weed Control...............................................................................................5-14 5.6.5 Manicured Turf Areas.................................................................................5-14 5.6.6 Enhanced Natural Grass/Wildflower Areas...........................................5-14 5.6.7 Enhanced Natural Drainageway Areas....................................................5-14 TB072006001/DEN iv 5.6.8 Shrub Planting Areas..................................................................................5-14 5.6.9 Flower/Groundcover Planting Bed Areas...............................................5-15 5.6.10 Disturbed “Future Development” Areas...............................................5-15 5.6.11 Irrigation System Maintenance................................................................5-15 5.6.12 Other Landscape Materials......................................................................5-15 5.6.13 Edging.........................................................................................................5-16 5.6.14 Decorative Landscape Boulders/Stepping Stones...............................5-16 5.6.15 Weed Barrier Filter Fabric........................................................................5-16 5.6.16 Retaining Walls..........................................................................................5-16 5.6.17 Landscape Plant Palette............................................................................5-16 6.0 Lighting.......................................................................................................................................6-1 6.1.1 Light Pollution...............................................................................................6-1 6.1.2 General Criteria.............................................................................................6-1 6.1.3 Driveway and Surface Parking Lot Lighting.............................................6-2 6.1.4 Building Lighting..........................................................................................6-2 6.1.5 Service Storage Area Lighting.....................................................................6-3 6.1.6 Landscape and Pedestrian Lighting...........................................................6-3 6.1.7 Security Lighting...........................................................................................6-3 6.1.8 Street Lighting................................................................................................6-3 6.1.9 Specialty Lighting..........................................................................................6-3 6.1.10 Maintenance.................................................................................................6-3 7.0 Signage........................................................................................................................................7-1 7.1 General Requirements..................................................................................................7-1 7.2 Materials.........................................................................................................................7-1 7.3 Location...........................................................................................................................7-1 7.4 Freestanding Building Identification Sign.................................................................7-2 7.5 Complex Identification Sign........................................................................................7-2 7.6 Informational/Directional Signs.................................................................................7-2 7.7 Retail Identification Signs.............................................................................................7-3 7.8 Hotel Signs......................................................................................................................7-3 7.9 Distribution/Warehouse Signs....................................................................................7-3 7.10 Business Park Identity Directory Signs....................................................................7-3 7.11 Temporary Signs..........................................................................................................7-4 7.12 Prohibited Signs...........................................................................................................7-4 7.13 Signage Approval Criteria.........................................................................................7-5 8.0 Definitions..................................................................................................................................8-1 9.0 Exhibits........................................................................................................................................9-1 9.1 Master Plan.....................................................................................................................9-1 9.2 Street Cross Sections.....................................................................................................9-2 9.3 Concept Plan Requirements.........................................................................................9-3 9.4 Development Plan – 30% Submittal............................................................................9-4 9.5 Development Plan – 90% Submittal............................................................................9-5 9.6 Development Plan – 100% Submittal..........................................................................9-6 9.7 Example of City of Colorado Springs Development Plan Application.................9-7 9.8 Construction Documents Submittal Requirements................................................9-29 9.9 Site Signage Plan..........................................................................................................9-30 TB072006001/DEN v Abbreviations and Acronyms Airport Colorado Springs Airport Business Park Colorado Springs Airport Business Park City City of Colorado Springs APD Airport Planned Development Covenants Protective Covenants DRC Design Review Committee PPRB Pikes Peak Regional Building ADA Americans with Disabilities Act MDDP Master Development Drainage Plan DBPS Drainage Basin Planning Studies TB072006001/DEN vi SECTION 1.0 General Conditions 1.1 Introduction The intent of these Design Guidelines is that all private development on the Colorado Springs Airport Business Park (Business Park) property shall be subject to the design specifics contained herein. Used in conjunction with basic principles of good design, applicable jurisdictional regulations, the Business Park Master Plan, the Business Park Covenants, and staff assistance, these Design Guidelines are intended to expedite the approval process and facilitate the development of quality projects within the Business Park. These Design Guidelines are intended to create standards for the character of all development within the Business Park. They are designed to guide and monitor development, individual sites and buildings, roadways, landscaping, and all other site improvements. A process has been established to review site planning, architecture, landscape design, lighting, and signage for conformance to these Design Guidelines, in addition to encouraging excellence and innovation in development. 1.2 Project Description The Business Park is intended to provide land for the development of a high quality business environment to serve the City of Colorado Springs (City). As a gateway into the City, it is important to ensure that development reflects the character of the region and the special sense of place that residents of the City enjoy. The Business Park is located south of the Colorado Springs Airport (Airport) at Powers Boulevard and Milton E. Proby Parkway in Colorado Springs, Colorado. The Business Park is bounded by the area of land to the east and north of Powers Boulevard, south of Milton E. Proby Parkway, and west of Runway 17L/35R. The boundary of the Business Park also encompasses an area of land just north of Milton E. Proby Parkway and west of the Milton E. Proby Parkway loop. The Business Park contains approximately 1,300 acres of land. Approximately 530 acres of the Business Park will be open space and approximately 232 acres will be devoted to an 18-hole golf course. Primary access to the Business Park will be by way of Powers Boulevard, Milton E. Proby Parkway, and Grinnell Street. 1.3 Vision Statement Through the implementation of these Design Guidelines, the vision for the Business Park, includes: • Creating a high quality business community that provides business opportunity, employment, and recreation in a development that reflects the character of its natural and man-made setting. TB072006001/DEN 1-1 • Ensuring development consistency of a landscape that reflects its location on the high prairie at the foot of Pikes Peak. • Encouraging visual continuity of the architecture in terms of mass, scale, materials, and color relative to adjacent development and the existing terminal facility. • Controlling the design of signage for the Business Park to ensure that travelers arriving in the City understand the pride in the community. • Providing recreational opportunities for employees and visitors through the development of pedestrian trails, open space, and the development of a public golf course. 1.4 Sustainability Individual property developers are encouraged to consider sustainable design principals within their projects. This consists of encouraging an environment within the Business Park that is: • Sympathetic and in harmony with the natural environment and to the visual qualities of this unique tall grasslands landscape. • Low in profile while fitting into the contours of the topography and hewn in colors and materials that complement the land and native environment. • Possessive of a cohesive architectural theme, a “sense of place,” evolving logically over time. • Aesthetically pleasing for those who spend their time there. • Based in the sound economic practice of thoughtful sustainable design that results in the long-term economic viability of the Business Park. 1.5 Jurisdiction The Business Park lies within the City of Colorado Springs municipal boundary in El Paso County, Colorado. The individual property developer (Developer) is responsible for compliance with all applicable federal, state, and local rules and regulations and, as appropriate, must receive authorization from each. The zoning of the property is Airport Planned Development (APD). It is the responsibility of the Developer to demonstrate that the proposed development is consistent with the applicable zoning and development regulations, in harmony with the adjoining developments, and consistent with the Master Plan, Master Drainage Plan, Protective Covenants (Covenants), and these Design Guidelines. 1.6 Covenants and Master Plan The Covenants of the Business Park legally apply to all land that is part of the Business Park, regardless of ownership, and are independent of the zoning and land use regulations of local governments. The Master Plan for the Business Park provides guidelines for TB072006001/DEN 1-2 development non-aviation use of Airport land. The Master Plan provides the long-range planning goals for the Business Park. The Covenants are recorded in the real property records of the City of Colorado Springs and El Paso County. All developers and property owners should refer to the recorded documents for the complete text of the Covenants. The Covenants are the basis of the authority for these procedures and are legally binding. Copies of the covenants are available from Airport staff. 1.7 Design Review Committee The Design Review Committee (DRC) will consist of a five member committee appointed by the Airport. This committee will consist of the Aviation Assistant Director – Planning and Development (Assistant Director), Airport Planning and Development Manager, two Airport Advisory Commission members, and a volunteer Civil Engineer. The Airport authorizes the DRC to review, approve, or disapprove all site plans, architectural plans, and other submittals. The DRC is responsible for reviewing plans for all development, including construction of any type including landscaping, lighting, signage, and all other improvements. All plans are reviewed to determine their compliance with the Covenants, Master Plan, and these Design Guidelines. This process ensures harmony of design and compatibility of use throughout the development of the Business Park. 1.8 Review Process The purpose of the review process is to facilitate quality development through evaluation and approval. These Design Guidelines establish consistent standards of quality to be used in evaluation of each development. As described in this document, the review procedures are intended to provide an early interface between the Developer and the DRC so that preparation of site plans can be completed in a timely and efficient manner. The Developer should meet with the DRC early in the planning process to discuss the attributes of the site, the preliminary concept for development, these Design Guidelines, and to develop a schedule for the approval process. The focus of this meeting is to exchange ideas and concepts regarding the development in relation to the Business Park as a whole. All Developers must follow the specific procedures involving submittal of documents and review requirements. All improvement plans must be in compliance with these Design Guidelines. The Design Guidelines may be more restrictive than, but do not supersede or modify, any applicable governmental regulations. Conformance to the Design Guidelines and approval by the DRC does not imply conformance to any governmental regulation or approval by any governmental agency. In some instances, governmental regulation may be more restrictive and shall prevail. No activity shall commence within the Business Park nor shall any submission to any governmental agency be filed until the plans have been approved and authorized by the DRC. The DRC will forward recommendation of approval or disapproval to the Aviation Director. The Aviation Director reserves the right to reject the DRC’s recommendation. TB072006001/DEN 1-3 1.9 Variances The DRC may authorize variances from the Design Guidelines when circumstances such as topography, natural obstructions, hardship, aesthetic or environmental objectives or considerations may warrant, as long as the variances are not in conflict with City zoning regulations and building code regulations. Variances must be approved by a majority vote at any meeting of the DRC with more than two members present. The granting of variances shall not operate to waive or to render unenforceable any of the terms and provisions of the Covenants of the Business Park for any purpose except as to a particular property, particular maintenance and operation activity, provisions, and instances covered by a particular variance. Where there is more than one provision within the Design Guidelines that covers the same subject matter, the provision that is most restrictive or imposes higher standards or requirements shall govern. 1.10 Appeals Should the DRC recommend denial of plans, the Developer may submit a written appeal to the Director of Aviation. The written appeal shall address the reason for denial and provide an explanation as to how the plans meet these Design Guidelines and should be allowed to proceed through the Development Plan review process. The Aviation Director will review the written appeal request and make a determination as to whether the denial is appropriate or whether the Developer may proceed through the Development Plan review process. The Aviation Director will provide a written determination to the Developer. Should the Aviation Director deny the plans, the Developer may resubmit revised plans to the DRC for review. TB072006001/DEN 1-4