2.4.4 MIXED-USE -- ORIGINAL AURORA DISTRICT (MU-OA) | Aurora Unified Development Ordinance

2.4.4. MIXED-USE -- ORIGINAL AURORA DISTRICT (MU-OA).

A. Purpose. The purpose of the MU-OA zone district is to enhance the character of and create a unique identity for Original Aurora, to protect existing residential neighborhoods by creating zoning suitable to the area’s urban context while also attracting quality mixed-use development and redevelopment that encourages architectural diversity and high quality design, and to further the community’s vision as outlined in the Comprehensive Plan. It is the intent of the MU-OA zone district to (1) Ensure a high quality appearance and promote pedestrian-friendly design while also allowing flexibility, individuality and creativity; (2) Strengthen the image, identity, and unique character of Original Aurora and enhance its business economy; (3) Protect and enhance residential neighborhoods, commercial areas, and other areas by encouraging physical development that is of high quality and is compatible with the character, scale, and function of its surrounding area; (4) Promote developments that relate well to adjoining public streets, common open spaces, and existing neighborhoods; and (5)Encourage development and redevelopment that contains a compatible mix of residential and non-residential uses in close proximity to each other, rather than separating uses. Uses permitted in this district are as shown in Table 3.2-1 (Permitted Use Table).

MU-OA-R1 Subdistrict

MU-OA-R2 Subdistrict

MU-OA-RMU

MU-OA-MS

MU-OA-G

1. The MU-OA zone district is divided into the following five subdistricts.

a. MU-OA-R1

b. MU-OA-R2

c. MU-OA-RMU

d. MU-OA-MS

e. MU-OA-G

2. Each subdistrict is subject to different development standards.

1. Original Aurora Low Density Residential – MU-OA-R1. The Original Aurora Low Density Residential subdistrict shall promote and protect residential neighborhoods and improve the overall image and character of Original Aurora. The building form standards and permitted uses work together to promote desirable residential areas. These regulations shall reinforce the existing development patterns while also encouraging reinvestment and new types of housing.

2. Original Aurora Medium Density Residential – MU-OA-R2. The Original Aurora Medium Density Residential subdistrict shall promote active and pedestrian-oriented areas that have a mix of residential and small, neighborhood-scale commercial uses. The subdistrict shall permit a broad range of housing types that are compatible in scale with existing single-family homes while providing diverse housing choices for households of different ages, sizes and incomes.

3. Original Aurora Residential Mixed-Use – MU-OA-RMU. The Original Aurora Residential Mixed-Use subdistrict shall promote active and pedestrian-oriented areas that have a mix of high-density residential uses with the option for neighborhood-scale commercial uses on the ground floor of multifamily buildings. The subdistrict shall permit a broad range of moderate- to high-density housing types that provide a diversity of choices for households of different age, size and income.

4. Original Aurora Main Street – MU-OA-MS. The Original Aurora Main Street subdistrict shall promote safe, active, pedestrian-scale and diverse areas through the use of building forms that clearly define and activate the public realm. Development that engages the pedestrian is encouraged and will enhance the character of this mixed-use district. The subdistrict shall enhance the convenience, ease, and enjoyment of transit, walking, shopping and public gathering within the neighborhood and shall reflect its historic character.

5. Original Aurora General – MU-OA-G. The Original Aurora General subdistrict shall promote an urban, mixed-use environment along key corridors and retail streets within the neighborhood that contains entertainment, commercial, office and residential uses. The subdistrict supports attractive architectural design and promotes pedestrian activities while also allowing for higher density, vertical development that takes advantage of the significant mountain views.

D. Cross-References to Other Applicable UDO Sections. All development and redevelopment must comply with all applicable sections of this UDO. A short summary of some of the key sections is shown below.

Table 2.4-4
Cross-References to Other Applicable UDO Sections
Use Regulations	Article 146-3
Dimensional Standards	Section 146-4.2
Neighborhood Protection Standards	Section 146-4.4
Lot Access and Connectivity	Section 146-4.5
Parking, Loading, and Stacking	Section 146-4.6
Landscaping, Screening and Stormwater Management (including fence and wall regulations)	Section 146-4.7
Building Design Standards	Section 146-4.8
Signs	Section 146-4.10

Basic dimensional standards for the MU-OA zone district are in Table 2.4-5 below, and more detailed standards are located throughout Section 146-4.2 (Dimensional Standards). If there is a conflict between the provisions of Table 2.4-5 and Section 146-4.2 (Dimensional Standards), the provisions of Table 2.4-5 shall apply.

Table 2.4-5
MU-OA District Dimensional Standards [1]
More detailed standards are found in Chapter 146-4.
	MU-OA-R1	MU-OA-R2	MU-OA-RMU	MU-OA-MS	MU-OA-G
Single-Family Detached/Duplex/ Townhome Standards
Lot area (single-family detached / townhome end lot or duplex / townhome interior lot), minimum	5,000 sf. / N/A / N/A	5,000 sf. / 2,500 sf. / 1,800 sf.	5,000 sf. / 2,500 sf. / 1,800 sf.	5,000 sf. / 2,500 sf. / 1,800 sf. 1,800 sf.	5,000 sf. / 2,500 sf. /
Lot width (single-family detached / townhome end lot or duplex / townhome interior lot), minimum	50 ft. / N/A / N/A	50 ft. / 25 ft. / 18 ft.	50 ft. / 25 ft. / 18 ft.	50 ft. / 25 ft. / 18 ft.	50 ft. / 25 ft. / 18 ft.
Front setback, minimum [2]	20 ft.	20 ft.	20 ft.	0-15 ft.	0-15 ft.
Side setback (interior / abutting street or alley), minimum [2]	5 ft. / 10 ft.	5 ft. / 10 ft.	5 ft. / 10 ft.	5 ft. / 10 ft.	5 ft. / 10 ft.
Rear setback (primary structure / accessory structures), minimum [2]	25 ft. / 3 ft.	25 ft. / 3 ft.	25 ft. / 3 ft.	25 ft. 3 ft.	25 ft. 3 ft.
Building height, maximum	35 ft.	38 ft.	38 ft.	38 ft.	38 ft.
Multifamily, Mixed-Use, and Commercial Standards
Lot area, minimum	N/A	5,000 sf.	5,000 sf.	5,000 sf.	5,000 sf.
Lot width, minimum	N/A	50 ft.	50 ft.	50 ft.	50 ft.
Front setback - landscape buffer, minimum [2]	N/A	12 ft.	0-12 ft.	0-12 ft.	0-12 ft.
Side setback - landscape buffer (abutting street or alley / interior), minimum [2]	N/A / N/A	10 ft. / 5 ft.	10 ft. / 5 ft.	10 ft. / 5 ft.	10 ft. / 5 ft.
Rear setback - landscape buffer, minimum [2]	N/A	10 ft.	10 ft.	5 ft.	5 ft.
Building height, maximum	N/A	38 ft.	100 ft.	50 ft. [3]	No max. [4]
Notes: [1] This table shall not apply to lots platted before the Effective Date, or to adaptive reuse projects. See Sec. 146-2.4.4.J for adaptive reuse standards, Sec. 146-3.3.6.G for accessory dwelling unit standards. [2] Setbacks shall be measured from the surveyed property line. [3] For properties in the area bounded by Yosemite St., 16th Ave., Geneva St., and 14th Ave., maximum height is 65 ft. [4] Maximum height of 38 ft. applies to portions buildings within 75 ft. of an MU-OA-R1 or MU-OA-R2 district, as measured from the property line of the nearest lot.

F. Permitted Use Standards. Development and redevelopment in the MU-OA district shall comply with all of the Use Regulations in Article 146-3 (Use Regulations), as supplemented by the following standards.

1. Corner Commercial Use. Where Article 146-3 (Use Regulations) permits an art studio or workshop, office, personal service, restaurant, or retail use to be located in the MU-OA-R2 or MU-OA-RMU subdistricts at the corner of two streets, the commercial use shall comply with the following additional standards.

a. Intent. The intent of these Corner Commercial Use standards is to allow a neighborhood-friendly and pedestrian-oriented use, and for that intent to be a priority in all elements of the project, from building design to parking and lighting; to encourage the conversion of an existing corner residence to a Corner Commercial Use rather than constructing a new building to accommodate the use; and to encourage the preservation of residential character during the conversion of any such residential structure to accommodate the Corner Commercial Use.

b. Maximum Size. This use shall not exceed 2,000 square feet in gross floor area.

c. Hours of Operation. Hours of operation for all Corner Commercial Uses shall be limited to between 6:00 am and 10:00 pm, and all deliveries and trash pick-up shall occur during those business hours.

i. If a new building is constructed to accommodate a Corner Commercial Use, the design standards in Section 146-2.4.4.H.2 shall apply.

ii. Corner Commercial Uses shall be of a design and scale that is complementary to the surrounding area.

iii. Signage shall comply with Section 146-4.10 (Signs).

iv. Service areas (i.e. waste collection) shall be located to minimize impacts to adjacent residences and shall not be visible from adjacent street frontages to the maximum extent practicable. Screening materials for waste collection shall be the same as, or of equal quality to, the materials used for the primary building.

v. Sidewalks adjacent to the development shall be improved to comply with Section 146-2.4.4.G.4 (Streetscape Standards).

vi. Outdoor seating or plaza areas shall be provided along street frontages for all Corner Commercial Uses where consistent with sidewalk safety and clear passage standards to the maximum extent practicable. These areas shall be located away from adjacent residential uses to the maximum extent practicable.

e. Parking. The provisions of Section 146-4.6 (Parking, Loading, and Stacking) shall apply except as modified by the following standards.

i. If a new building is constructed after the Effective Date to accommodate the Corner Commercial Use, the amount of off-street parking required by Section 146-4.6.3 shall be provided unless the applicant submits a parking analysis that documents that a lower amount of off-street parking will meet the needs of employees and patrons of the use without creating negative parking impacts on the surrounding neighborhood, and the Planning Director determines that the findings of that analysis are substantially accurate.

ii. Parking for new buildings constructed after the Effective Date shall be located behind an existing or new building so that it is screened with a low wall or hedge from adjacent street frontages and properties to the maximum extent practicable.

iii. On-street parking that abuts the property can count towards on-site parking requirements. If a public parking lot is available within 300 feet of the property, spaces in that lot can also count towards on-site parking requirements.

2. Ground Floor Commercial Use. Where Article 146-3 (Use Regulations) permits an accessory art studio or workshop, office, personal service, restaurant, or retail use to be located in the MU-OA-RMU subdistrict on the ground floor of existing or proposed multifamily buildings, the commercial use shall comply with the following additional standards.

a. Intent. The intent of these Ground Floor Commercial Use standards is to allow a neighborhood-friendly and pedestrian-oriented use, and for that intent to be a priority in all elements of the project, from building design to parking and lighting;

b. Hours of Operation. Hours of operation for all Ground Floor Commercial Uses shall be limited to between 6:00 am and 10:00 pm, and all deliveries and trash pick-up shall occur during business hours.

i. Ground Floor Commercial Uses shall front a street or a common courtyard.

ii. When Ground Floor Commercial Uses are added to an existing multifamily building, the design standards in Section 146-2.4.4.H.2.c regarding ground floor articulation shall apply to the maximum extent practicable.

iii. When Ground Floor Commercial Uses are proposed in a new multifamily building, the design standards in Section 146-2.4.4.H.2 shall apply to the commercial component of the project.

iv. Signage shall comply with Section 146-4.10 (Signs).

v. Service areas (i.e. waste collection) shall be located to minimize impacts to adjacent residences and shall not be visible from adjacent street frontages to the maximum extent practicable. Screening materials for waste collection shall be the same as, or of equal quality to, the materials used for the principal building.

vi. Sidewalks adjacent to the development shall be improved to comply with Section 146-2.4.4.G.4 (Streetscape Standards).

d. Parking. The provisions of Section 146-4.6 (Parking, Loading, and Stacking) shall apply except as modified by the following standards.

i. If a new building is constructed to accommodate the Ground Floor Commercial Use, the amount of off-street parking required by Section 146-4.6.3 shall be provided unless the applicant submits a parking analysis that documents that a lower amount of off-street parking will meet the needs of employees and patrons of the use without creating negative parking impacts on the surrounding neighborhood, and the Planning Director determines that the findings of that analysis are substantially accurate.

ii. Parking for new buildings constructed after the Effective Date shall be located behind an existing or new building so that it is screened from adjacent street frontages and properties to the maximum extent practicable. Parking lots shall be screened along street frontages by a low wall, landscape hedge or ornamental fence.

G. Site Development Standards. The development standards in this Section 146-2.4.4.G shall apply to all development and redevelopment in the MU-OA zone district except as otherwise noted. If the provisions of this Section 146-2.4.4.G conflict with standards in Article 146-4, the provisions of this Section 146-2.4.4.G shall apply.

1. General Purpose of Development Standards. The general purpose of the MU-OA district development standards is to ensure that buildings will reinforce the character of, and avoid creating adverse impacts on, surrounding developments and streets, and will create a cohesive visual identity and attractive street frontage; ensure that site design promotes efficient pedestrian, bicycle and vehicle circulation patterns and creates a high-quality street and sidewalk environment; ensure that buildings are oriented to and reinforce the intended character of the abutting roadways, allowing for easy pedestrian access to buildings and providing well-defined edges to the roadway environment; provide opportunities for uses that enliven and enrich the roadway, bicycle and pedestrian environment, such as outdoor dining, porches, patios, and landscape features; and ensure that large sites are developed in a manner that supports and encourages connectivity and create a cohesive visual identity and streetscape with common open spaces.

2. Permitted Building Types, Building Envelopes, and Lot Requirements. All new lots created and new structures constructed after the Effective Date shall comply with the standards set forth in Table 2.4-8 and Section 146-4.2 (Dimensional Standards), unless otherwise noted.

a. All new structures constructed after the Effective Date, and all primary structures whose gross floor area is expanded by more than 25 percent after the Effective Date, shall provide for building perimeter landscaping only within the front yard setback or the designated buffer. Building perimeter landscape requirements may be found in Sections 146-4.7.5.J and 146-4.7.5.P, as applicable.

b. The standards in Subsection 1 above shall not apply to single-family detached, single-family attached, or two-family dwellings.

a. Purpose. The purpose of the MU-OA streetscape standards is to create an environment that is safe, accessible, visually pleasing and comfortable for all users; encourage pedestrian, vehicle, bicycle and transit travel equally; integrate the streetscape design into the overall site layout; and allow flexibility in the design of streetscapes to accommodate different conditions.

b. Standards. All development and redevelopment approved after the Effective Date shall conform to the streetscape standards in Table 2.4-6, unless otherwise noted.

Table 2.4-6
MU-OA District Streetscape Standards
X indicates a required element
Sidewalks may be attached or detached to reflect the intent or average existing condition of a particular block as shown in adopted plans or policy documents.
	Multifamily, Mixed-Use and Commercial		Single-Family Detached, Duplex and Townhome
	New Construction	Adaptive Reuse	New Construction	Adaptive Reuse
Original Aurora Low Density Residential (MU-OA-R1)
Sidewalk Width	N/A	N/A	5 ft.-6 ft.	5 ft.-6 ft.
Street Trees (1 per 35 linear feet)	N/A	N/A	X	X
Curbside Landscaping Area	N/A	N/A	X	X
Original Aurora Medium Density Residential (MU-OA-R2)
Sidewalk Width	5 ft.-16 ft.	5 ft.-16 ft.	5 ft.-6 ft.	5 ft.-6 ft.
Street Trees (1 per 35 linear ft.)	X	X	X	X
Tree Openings 5 ft. x 15 ft.	X	X
Planters / Planting Beds [1]	X	X	X	X
Tree Grates [2]		X		X
Curbside Landscaping Area	X	X	X	X
Original Aurora Residential Mixed-Use (MU-OA-RMU)
Sidewalk Width	5 ft.-16 ft.	5 ft-16 ft.	5 ft.-16 ft.	5 ft.-16 ft.
Street Trees (1 per 35 linear ft.)	X	X	X	X
Tree Openings 5 ft. x 15 ft.	X	X	X	X
Planters / Planting Beds [1]	X	X	X	X
Tree Grates [2]		X		X
Curbside Landscaping Area			X	X
Original Aurora Main Street (MU-OA-MS)
Sidewalk Width	14 ft.-16 ft.	5 ft.-16 ft.	5 ft.-16 ft.	5 ft.-16 ft.
Street Trees (1 per 35 linear ft.)	X	X	X	X
Tree Openings 5 ft. x 15 ft.	X	X	X	X
Planters / Planting Beds [1]	X	X	X	X
Tree Grates [2]	X	X		X
Original Aurora General (MU-OA-G)
Sidewalk Width	14 ft. -16 ft.	5 ft.-16 ft.	5 ft.-16 ft.	5 ft.-16 ft.
Street Trees (1 per 35 linear ft.)	X	X	X	X
Tree Openings 5 ft. x15 ft.	X	X	X	X
Planters / Planting Beds [1]	X	X	X	X
Tree Grates [2]	X	X		X
[1] Where utilities prevent the installation of street trees or where sidewalks are less than 6 ft. in width, above ground planters shall be provided and shall include a combination of ornamental grasses, shrubs and perennials. A minimum of 4 ft. of clear pedestrian passage shall be provided around all planters. Planters shall meet the Public Realm Design Standards in Section 146-2.4.4.G(5) [2] Tree grates can be used as an alternative when site constraints impact the ability to develop the parcel and/or when outdoor seating is part of the design.

a. Purpose. The purpose of these public realm design standards is to create a clear and consistent design aesthetic for streetscapes within Original Aurora by specifying uniform standards for site furnishings, sidewalks, street trees, walls, fences, lighting, public art and parks; and to enhance the overall character of the area by creating a distinct and identifiable place.

b. Standards. The preferred Site Furnishing Components, Sidewalk Design Components, Landscape Design Components, Screening Components, and Lighting Fixtures are shown in the Original Aurora Public Realm Design Standards, which is on file in the planning department.

a. Purpose. The purpose of these connectivity standards is to accommodate the safe, efficient, and convenient movement of pedestrians, vehicles, bicycles, and transit through Original Aurora as well as to and from adjacent properties and land uses.

i. All sites or developments approved after the Effective Date shall provide either private drive or public street connections to existing drives or streets on sites that share a common side lot line to the maximum extent practicable.

ii. Site plans shall designate possible future connections to adjacent development if not feasible at the time of development.

iii. Walkways within the site shall be located and aligned to directly and continuously connect areas or points of common pedestrian origin and destination, and shall not be located and aligned solely based on the vehicular drive aisle or parking lot configuration.

iv. Walkways shall link street sidewalks with building entries through vehicular drive aisles or parking lots. All on-site primary buildings shall be connected with walkways at least five feet wide. Sidewalks, internal pedestrian paths, and bicycle paths shall be lit with full cutoff lighting fixtures no more than 16 feet tall that provide consistent illumination of at least one footcandle on the walking surface.

v. Where it is necessary for the primary pedestrian access to cross drive aisles or internal roadways, the crossing design and construction shall emphasize pedestrian safety by continuing the material, color, or design of the pedestrian access as it crosses the vehicle driving lane.

a. Purpose. The purpose of these access standards is to ensure that the access to all development is safe, efficient, convenient and attractive for all modes of transportation that will use the system, including pedestrians, cars, trucks, transit, bicycles and emergency vehicles.

i. When an alley is present, it shall serve as the primary vehicular access point.

ii. Curb cuts shall be minimized and located in a manner least likely to impede pedestrian circulation and on-street parking to the maximum extent practicable.

iii. All developments shall contribute to the construction of a local street system that will allow access to and from the proposed development, as well as access to all existing and future adjacent development. All required contributions shall comply with all applicable state and federal law.

iv. To the maximum extent practicable, pedestrian and vehicle access shall be separated through provision of a sidewalk or walkway. Where complete separation of pedestrians and vehicles is not practicable, potential hazards shall be minimized by using landscaping, bollards, special paving, lighting and other means to clearly delineate pedestrian areas.

v. The on-site pedestrian and bicycle circulation system shall be designed to provide or allow for direct connections to major pedestrian and bicycle destinations including, but not limited to, trails, parks, schools and transit stops that are located either within or adjacent to the development.

vi. Developments with existing or proposed motor vehicle access off of Colfax Avenue will be referred to the Colorado Department of Transportation (CDOT) for review, and a CDOT access permit will be required prior to construction in the CDOT right-of-way.

a. Purpose. The purpose of these outdoor space standards is to assure usable outdoor space for new commercial, mixed-use and multifamily buildings to enhance the quality of life for residents and visitors;

i. Commercial or Mixed-Use Building. Any primary building constructed after the Effective Date shall provide on-site outdoor space in an amount equal to at least five percent of the building footprint plus an additional one percent of building footprint for each story of the building greater than two stories.

(a) Any primary building constructed after the Effective Date that contains residential units shall provide at least 100 square feet of on-site outdoor space per dwelling unit.

(b) Up to 40 percent of this requirement may be accommodated by outdoor decks and balconies.

(c) Each square foot of area included in rooftop amenities, internal courtyards, and similar features shall be weighted as one-and-one-half (1.5) square feet of open space towards the requirement in Subsection ii.a above; provided, that five percent of the building footprint and an additional one percent for each story of the building greater than two stories is provided as open space fully meeting the design standards (which include being highly visibility and accessible from the street).

iii. Design. The open space requirement of Subsections i, and ii above that is not met through the credits for outdoor decks, balconies, rooftop amenities, internal courtyards, or similar features as described in Subsections i, and ii above shall be met through the provision of a courtyard, a gateway, or a plaza, or a combination of those types of open space, as indicated on the Site Plan.

iv. Neighborhood Park Dedication. All development and redevelopment that includes residential uses shall dedicate land on-site for neighborhood park purposes in accordance with the standards of Section 146-4.3.18.B (Park and Open Space Lands and Cash-in-Lieu) and the dedication and design criteria set forth in the Parks, Recreation and Open Space Dedication and Development Criteria Manual. A cash-in-lieu payment may not be used to satisfy the neighborhood park land dedication requirement in its entirety.

H. Building Design Standards. The building design standards in this Section 146-2.4.4.H shall apply to all development and redevelopment in the MU-OA zone district except as otherwise noted. If the provisions of this Section 146-2.4.4.H conflict with standards in Article 146-4 Development Standards, the provisions of this Section 146-2.4.4.H shall apply.

1. Purpose. The purpose of these building design standards is to strengthen Original Aurora’s unique identity; create buildings with appropriate human scale and ensure that buildings contribute to the creation of a pedestrian-friendly environment through the provision of glazing, shading, and shelter at the pedestrian level; encourage the use of high quality materials that promote overall building longevity; provide visual interest that promotes a distinct architectural character; and encourage durable and well-designed residential developments with access to parks and open space that add to the quality of the neighborhood.

2. Commercial and Mixed-Use Building Design Standards. The following standards apply to all buildings constructed after the Effective Date in which the primary use is commercial or mixed-use development.

i. All sides of the building shall include materials and design characteristics consistent with those used on the front façade.

ii. Except as necessary to comply with the minimum required front setbacks in Table 4.2-2, buildings shall be placed close to the street and oriented create spaces that are active, attractive and inviting for pedestrians.

iii. Primary building entries shall directly face the street and shall be clearly defined and recessed or framed by a sheltering element such as an awning, arcade or overhang. When a building is located at a corner, both street façades shall be fenestrated, articulated and finished as “front” façades, and the entrance shall be located at or near the building corner to the maximum extent practicable.

i. Each primary building with more than two floors shall have an articulated base, middle and top. Each primary building with two floors shall have an articulated top.

(a) Examples of a recognizable base include thicker walls, ledges or sills; integrally textured materials such as stone or other masonry; integrally colored and patterned materials such as smooth-finished stone or tile; and lighter or darker colored materials or panels.

(b) Examples of a recognizable top include cornice treatments; sloping roof with overhangs and brackets; and stepped parapets.

ii. At least one change in plane, either horizontally or vertically, shall be provided on the primary façade.

iii. At least one change in color, texture or material, either horizontally or vertically, shall be provided on each façade.

i. All buildings shall provide clear glass storefront windows covering at least 40 percent of the primary street frontage façade area between three and eight feet above grade.

ii. On all façades facing the public right-of-way, the ground floor level shall be at least 13 feet as measured from the finish floor level to finished ceiling height.

iii. Windows shall be defined with detail elements, such as frames, sills, and lintels that extend in front of, or are recessed into, the building façade.

iv. Side or rear walls that face walkways shall include fenestration treatments such as windows and door openings defined by frames, sills and lintels, or modulations of the wall with proportions similar to frames, sills, and lintels.

i. Roofs shall be of a flat, pitched or curved design. Mansard roofs shall not be allowed.

ii. All buildings shall have a minimum parapet height of at least 19 feet above sidewalk grade.

iii. Parapets and walls shall be high enough to screen all mechanical equipment from public view from adjacent public streets.

i. All building façade materials used shall be high quality and durable.

ii. Building materials that shall be used for commercial and mixed-use buildings include brick, CMU block, decorative tile, natural stone, architectural glass, architectural metal panel, three-coat stucco, and detailed cast concrete.

iii. Primary colors for façades shall be low reflectance, warm colors. The use of bright or fluorescent colors shall be prohibited.

iv. Building trim and accent areas may feature brighter colors.

v. Buildings in the area bounded by 14th Avenue to the south, 16th Avenue to the north, Yosemite Street to the west, and Oswego Street to the east shall comply with the Colfax Exterior Color Palette that is on file in the planning department.

i. New developments in or adjacent to existing developed areas with an established architectural character shall use a design that is complementary to that character.

ii. Compatibility shall be achieved through techniques such as the repetition of roof lines, the use of similar proportions in building mass and outdoor spaces, similar relationships to the street, similar window and door patterns and/or the use of building materials that have color shades and textures similar to those existing in the immediate area.

iii. Architectural designs that are specified as requirements or options by a corporate entity in order to establish a corporate image or character for an owner, occupant, or user of the property may only be approved if the decision-making body determines that the design is consistent with the adjacent development and/or the purpose of these standards.

iv. When land uses with significantly different visual character are proposed abutting each other and where gradual transitions are not possible, the development shall, to the maximum extent practicable, achieve compatibility through the provision of landscape buffers and passive open space.

v. When a new building is significantly taller than existing buildings on adjacent lots, a building step back or transitional building height shall be incorporated to the maximum extent practicable. The step back or transitional building height shall occur at a level that is no higher than the height of the shorter building on the adjacent lot. A building step back is required in the MU-OA-G subdistrict when a building meets the criteria shown in Table 2.4-8.

i. All utility panels and meters mounted on a building façade shall be integrated into the building design and shall be flush with the façade or inserted inconspicuously into a wall recess and painted to match the building façade. Avoid placing utility panels and meters on the primary façade to the maximum extent practicable.

ii. Loading docks, truck parking, trash collection and other service functions shall be incorporated into the overall design of the building so that the visual impacts of these functions are fully contained and screened. Screening materials for waste collection and loading areas shall be the same as, or of equal quality to, the materials used for the primary building.

iii. All rooftop mechanical equipment shall be screened from public view from street level as viewed from all adjacent streets and walkways by integrating it into building and roof design.

i. All signs shall comply with the regulations in Section 146-4.10 applicable to the MU-OA zone district.

ii. Signage in the area bounded by 14th Avenue to the south, 16th Avenue to the north, Yosemite Street to the west, and Oswego Street to the east shall comply with special regulations in Section 146-4.10.10.B. Buildings that are located west of Geneva Street are considered to be in the MU-OA-MS subdistrict and buildings located east of Geneva Street are considered to be in the MU-OA-G subdistrict for purposes of Table 4.10-2 and Table 4.10-4.

iii. Multi-tenant developments and properties included in Master Plans have the option of submitting a uniform sign program per Section 146-4.10.12 (Sign Programs for Multi-Tenant Developments).

3. Residential Building Design Standards. The following standards apply to all buildings constructed after the Effective Date in which the primary use is residential.

a. Multifamily. The following standards apply to multifamily buildings:

(a) At least one change in each wall plane, either horizontally or vertically shall be provided on the primary building façade,

(b) At least one change in color, texture, or material, either horizontally or vertically, shall be provided on each façade.

(c) Each primary building with more than two floors shall have an articulated base, middle and top. This typically includes a distinctive ground floor design, consistent articulation of middle floors, and a distinctive roofline.

(d) Each primary building with two floors shall have an articulated top.

(e) All corridors and stairwells shall be fully enclosed within the building envelope.

(a) Design primary building façades and entries to be visible from public sidewalks and streets with clearly demarcated, accessible and lighted pathways between sidewalks and building entries.

(b) Incorporate architectural elements such as porches, stoops, terraces and covered outdoor entries that create usable pedestrian places between the public and private realms.

(a) Building façades shall contain architectural design elements that enhance the pedestrian environment and surrounding properties, including pedestrian-scaled fenestration, wall plane and parapet variation, entrance designs, lighting and variation in building materials.

(b) Utilize cornice expressions, overhangs and projections in the design of the building.

(c) The first story shall provide variation from the upper portions of the building by incorporating architectural features that enhance the pedestrian experience.

(d) Use shaped, sloped, and pitched roof forms, or a combination of these roof forms.

(a) Building materials that shall be used for each building façade include brick (masonry), split face masonry block, decorative tile (masonry), natural stone (masonry), composite wood, architectural metal panel, three coat stucco and detailed cast concrete.

(b) The minimum percentage of masonry on the net façade area is 15 percent.

(c) Primary colors for façades shall be low reflectance, subtle, neutral or earth tone colors. The use of bright or fluorescent colors shall be prohibited.

(d) Buildings in the area bounded by 14th Avenue to the south, 16th Avenue to the north, Yosemite Street to the west, and Oswego Street to the east shall comply with the Colfax Exterior Color Palette that is on file in the planning department.

v. Balconies. At least 30 percent of all units shall have a balcony, deck or patio. Balconies shall consist of at least 40 square feet of usable area.

(a) All utility panels and meters mounted on a building façade shall be integrated into the building design and shall be flush with the façade or inserted inconspicuously into a wall recess and painted to match the façade. Avoid placing utility panels and meters on the primary façade to the maximum extent practicable.

(b) Loading docks, truck parking, trash collection and other service functions shall be incorporated into the overall design of the building so that the visual impacts of these functions are fully contained and screened. Screening materials for waste collection and loading areas shall be the same as, or of equal quality to, the materials used for the primary building.

(c) All rooftop mechanical equipment shall be screened from public view from street level as viewed from all adjacent streets and walkways by integrating it into building and roof design to the maximum extent practicable.

b. Townhomes. The following standards apply to townhomes:

i. General. Townhome buildings shall include not less than three, nor more than eight, connected units.

(a) The front door of each dwelling unit shall face a public street.

(b) Each townhome shall be articulated to provide identity for individual units and to reduce perceived building mass and bulk.

(c) Use changes in the wall planes, both horizontally and vertically, to create buildings with varied façades and avoid the impression of a single continuous building.

(a) Building façades shall contain architectural design elements that enhance the pedestrian environment and surrounding properties, including fenestration that is similar in size and orientation to those on nearby buildings, as well as wall plane and parapet variation, entrance designs, lighting and building materials.

(b) A clearly defined, street-facing covered front porch or stoop shall be provided for each townhome. It shall be large enough to accommodate seating for two people.

iv. Roof Design. Roof design shall be architecturally integrated with the design and scale of the building.

(a) Acceptable building materials for townhomes that shall be used for at least 50 percent of each building façade surface area include brick (masonry), CMU block, decorative tile (masonry), natural stone (masonry), composite wood, metal panel, three coat stucco and detailed cast concrete.

(b) The minimum percentage of masonry on the net façade area is15 percent.

vi. Private Outdoor Space. The lot containing a townhome shall include a private outdoor space of at least 360 square feet. Each lot containing a primary structure with multiple townhomes shall include a private outdoor space of at least 360 square feet per townhome. Permitted private outdoor space types that count towards the satisfaction of the required amount of outdoor space include elevated terraces, patios, balconies, yards, decks and rooftop gardens. An equivalent amount of outdoor open space may be provided if private outdoor space is not feasible.

c. Single-Family Detached and Duplexes. Single-family detached homes and duplexes in the MU-OA zone district shall comply with the requirements set forth in Section 146-4.8.3 (Design Standards for Single-Family Detached and Two-Family Dwellings) and those portions of Section 146-4.6.5.C (Single-Family Detached and Two-Family Lots) applicable to Subarea A.

I. Parking. All development and redevelopment shall comply with the parking requirements in Section 146-4.6 (Parking, Loading, and Stacking), including but not limited to the minimum amounts of parking required in Table 4.6-1, except as modified by this Section 146-2.4.4.I.

1. Purpose. The purpose of these MU-OA district parking standards is to regulate the placement, use and design of parking lots and garages; provide well-defined circulation routes for vehicles, bicycles and pedestrians within parking areas; ensure that accommodations for motor vehicles enriches and support the pedestrian and bicycle environment; avoid parking congestion on neighborhood streets; and prevent residential streetscapes from being dominated by protruding garage doors, and to allow the active, visually interesting features of the house to dominate the streetscape.

2. Parking Design Standards. The following standards apply to all parking areas and garages constructed after the Effective Date.

i. Minimize the visual impact of surface parking by locating it at the rear or to the side of a site or block to the maximum extent practicable.

ii. Parking stall dimensions shall comply with Section 146-4.6.5 (Parking Design and Location).

iii. Parking lots shall be screened along street frontages by a low wall, landscape hedge or ornamental fence. A landscape hedge with an anticipated height of approximately three feet shall be required when fencing is used. Landscaping shall consist of the following:

(a) A low continuous hedge between two feet six inches and three feet tall planted in a double row at three feet on center in a triangular pattern or a decorative masonry wall between two feet six inches and three feet tall in combination with landscaping; or

(b) A decorative rod iron fence with a low continuous hedge.

iv. Landscaped islands with raised curbs shall be used to define the ends of all parking aisles and the location and pattern of primary internal access drives, and to provide pedestrian refuge areas and walkways. Include sustainable design strategies in parking lots, including the use of bioswales and permeable paving to manage storm water, and extensive use of trees and other plant material to reduce the urban heat island effect, to the maximum extent practicable.

i. No more than 50 percent of the lot frontage along streets shall consist of surface parking or drive aisles.

ii. Parking areas near building entries must provide clear pedestrian access to the building, unobstructed by parked vehicles. Pedestrian access that connects sidewalks to building entries shall be provided.

iii. Parking areas shall be designed and landscaped to break up expansive parking areas and provide shade and pedestrian shade and protection for pedestrians through the use of landscaping or other site features.

iv. The parking lot layout shall provide continuous, direct pedestrian and bicycle access while minimizing the need for pedestrians and bicycles to cross drive aisle to the maximum extent practicable. Raised pedestrian crossings, special paving, signs, lights and bollards shall be provided at significant points of conflict.

v. To the maximum extent practicable, the ground floor of parking structures shall be designed with active uses along the street frontage except along those portions of the façade required for vehicular and pedestrian access. To the maximum extent practicable, stories above the ground floor of a parking structure shall be designed with building materials similar to the ground floor and shall include windows, openings and other architectural features to enhance the parking structure design.

i. No more than 50 percent of the lot frontage along streets shall consist of parking or drive aisles.

ii. At least 35 percent of resident parking shall be in garages, and at least 50 percent of those garages shall be attached to a residential structure.

iii. Any detached garage façade that faces a street or adjacent development shall include at least one change in wall plane, materials, roof plane, or shall include functional windows or doorways or architectural features of similar proportions to windows and doorways to avoid long blank walls.

iv. Any detached structure containing a parking garage that faces a street or adjacent development shall not exceed 60 feet in length along that street frontage. A minimum of seven feet of landscaping must be provided between any two such perimeter garages.

v. Parking areas near building entries shall provide clear pedestrian access to the building, unobstructed by parked vehicles. Pedestrian access that connects sidewalks to building entries shall be provided.

vi. To the maximum extent practicable, the ground floor of parking structures shall be designed with active uses along the street frontage except where frontage is needed to provide for vehicular and pedestrian access. To the maximum extent practicable, stories above the ground floor of a parking structure shall be designed with building materials similar to the ground floor and shall include windows, openings and other architectural features to enhance the parking structure design.

i. Off-street parking shall be located behind the dwelling and access to such parking shall be gained from an alley or, if there is no alley, then from the street via a driveway extending to the rear building line of the house that does not exceed 10 feet in width.

ii. All townhomes shall contain either an attached or detached garage.

iii. Any parking garage constructed after the Effective Date shall maintain a minimum setback of three feet between the garage and the rear the property line.

i. Off-street parking shall be located behind the dwelling and access to the parking shall be from an alley or, if there is no alley, then from the street via a driveway which does not exceed 10 feet in width up to the rear building line of the house.

ii. No lot that abuts an alley shall have parking in the required front setback area.

iii. All parking garages constructed after the Effective Date shall maintain a minimum setback of three feet between the garage and the rear the property line.

a. Notwithstanding the provisions of Section 146-1.4.3, the standards in this Section 146-2.4.4.J apply to the reuse or modification of buildings where such reuse or modification is within the limits of the “Touch Rule” described in Section 146-5.4.4. If there is conflict between the provisions of this Section 146-2.4.4.J or the definition of the Touch Rule in Section 146-5.4.4, the provisions of this Section 146-2.4.4.J shall apply.

b. Applications for reuse or modifications beyond the limits of that Touch Rule are considered new construction and shall comply with all standards applicable to new construction rather than the standards in this Section 146-2.4.4.J.

c. The adaptive reuse of a building is permitted in all Original Aurora subdistricts except MU-OA-R1.

d. The proposed adaptive reuse must be a permitted use or must be approved as a conditional use in the Original Aurora subdistrict in which the building is located as shown in Table 3.2-1 (Permitted Use Table).

2. Purpose. The purpose of these adaptive reuse standards is to encourage and facilitate the reuse of existing buildings that are underutilized or underperforming by modifying site development standards that would otherwise make the reuse or existing buildings, structures and sites impracticable. Enhancements to the exterior of an adaptive reuse building should focus on elements that improve ground floor design of the building. Ground floor designs should support a pedestrian-friendly environment, define the main entry, provide visual interest and enhance the public realm.

3. Setbacks. Any additions or façade changes involving greater than 25 continuous linear feet of exterior wall facing a public right-of-way shall comply with zoning setbacks.

4. Height. The heights of buildings existing on the Effective Date shall be exempt from building height limits established by this Section 146-2.4.4 or Section 146-4.2 (Dimensional Standards). The addition of parapets or roof structures, equipment or other enclosures or non-habitable space is allowed. Any new or additional habitable spaces or floors shall comply with the height limits established by this Section 146-2.4.4 for the MU-OA subdistrict where the property is located.

5. Design Standards. When an adaptive reuse project includes the alteration, reconstruction or remodeling of the exterior walls or façades of a building, the design standards in Section 146-2.4.4.H.2 shall apply to the façades being altered or reconstructed to the maximum extent practicable.

a. Existing access points and driveways may remain in use.

b. Developments with access off of Colfax Avenue will be referred to the Colorado Department of Transportation (CDOT) for review, and a CDOT access permit will be required prior to construction in the CDOT right-of-way.

c. Sidewalks adjacent to an adaptive reuse project shall be improved to comply with Section 146-2.4.4.G.4 to the maximum extent practicable.

d. Adaptive reuse projects shall provide site furnishings, sidewalks, landscaping, screening and lighting in conformance with Section 146-2.4.4.G.5 to the maximum extent practicable.

a. Dead or missing landscaping in designated landscape areas existing before the Effective Date shall be replaced or installed as part of an adaptive reuse project.

b. Trees and other landscaping shall be provided in tree openings, tree grates, planters or planting beds along the adjacent street frontages to the maximum extent practicable.

c. Where the scale or character of the proposed adaptive reuse differs significantly from the scale and character of development on abutting properties, as determined by the Director, the Director may require the installation of fences, walls, or vegetation to mitigate impacts of the proposed adaptive reuse on the abutting property to the maximum extent practicable given the size and dimensions of the adaptive reuse property.

a. Additional parking spaces shall not be required for an adaptive reuse project; provided, that any existing on-site parking spaces are not removed, or unless the existing parking spaces to be removed are not needed to meet the minimum parking standards of Section 146-4.6.

b. The location of new parking areas for an adaptive reuse project shall comply with Section 146-4.6.5.A (Location and Use of Parking Facilities) to the maximum extent practicable.

a. Prior to submitting an application for an adaptive reuse project, a meeting shall be held with staff from appropriate departments to determine what requirements will apply, based on the anticipated impacts of the reuse.

b. A Redevelopment Plan shall be submitted for all adaptive reuse projects. (Ord. No. 2022-17 § 1, 04-25-2022; Ord. No. 2020-37 § 3, 10-05-2020; Ord. No. 2019-49 § 1, 08-19-2019)