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1. Purpose and Intent. The purpose of these Architectural and Design Standards is to guide preservation, improvements, renovations, and future development in downtown Frederick. These provisions describe and illustrate architectural and design standards that are appropriate for downtown Frederick. They establish the criteria used by the Town in reviewing proposed development, and are intended to encourage high quality design and development, creativity, and innovation in downtown Frederick.

Please note that the mandatory development standards contain the words "shall", "must", or "will". Standards that contain the word "should" mean that an action is required unless a determination is made that the intent of the standard is satisfied by other means.

2. Site Design. Siting involves a project’s relationship to the property, the street, and adjacent buildings. In the downtown area, buildings should be sited in ways that provide a comfortable and safe environment for pedestrians while accommodating vehicles.

a. Building Siting.

(1) Most of the building "streetwall" should meet the front setback lines, except for special entry features, architectural articulation, and supplemental sidewalk areas or other public spaces.

(2) Residential buildings should be oriented towards the street for safety considerations as well as to encourage social interaction among neighbors.

b. Compatibility with Adjacent Uses.

(1) Commercial uses shall reduce potential nuisances to adjoining residential property by locating trash enclosures, loading areas, and restaurant vents away from residential uses and by proper screening of utilities and equipment.

(2) Commercial uses developed as part of a mixed-use project (with residential units) should not be noise intensive.

c. Refuse, Storage, and Equipment Areas.

(1) Trash storage must be fully enclosed and incorporated within the main structures or separate freestanding enclosures. Trash storage cannot be placed under stairways.

(2) All trash and garbage bins should be stored in an approved enclosure. Refuse containers and service facilities should be screened from view by solid masonry walls with wood or metal doors. Chain link fencing with slating is not permitted. Use landscaping (shrubs and vines) to screen walls and help deter graffiti.

(3) Trash enclosures should allow convenient access for commercial tenants. Siting service areas in a consolidated and controlled environment is encouraged.

(4) Trash enclosures shall be located away from residential uses to minimize nuisance for the adjacent property owners. The enclosure doors should not interfere with landscaping, pedestrian, or vehicle path of travel.

(5) Trash enclosures shall be architecturally compatible with the project.

(6) Refuse storage areas that are visible from an upper story of adjacent structures should provide an opaque or semi-opaque horizontal cover/screen to reduce unsightly views. The screening should be compatible with the design of adjacent development and shall be approved by the Frederick-Firestone Fire Protection District.

(7) Every public, quasi-public, commercial, or mixed-use development containing two or more units/businesses shall provide at least one publicly accessible on-site trash receptacle.

3. Architectural Standards. The purpose of the Architectural Standards section is to guide improvements, renovations, and future development in downtown Frederick to be consistent with the vision and goals for the area as detailed in this Zoning Code and the Town’s Comprehensive Plan, in addition to the vision established in the Downtown Vision Plan. These guidelines describe and illustrate building and landscape designs that are appropriate for downtown Frederick. They establish the criteria used by the Town in reviewing proposed development and are intended to encourage high quality design and development, creativity, and innovation.

a. General Design Standards.

(1) Awnings and overhangs should be used in conjunction with landscaping to provide weather protection for pedestrians.

(2) Any structural upgrading should be conducted in the interior of the building, if possible, unless the structural elements blend into the architecture of the exposed facade. Structural upgrades should not block or alter the original design of storefront windows.

b. Building Height, Form, and Mass.

(1) Create a comfortable and human scale of structures. Incorporate elements into the design of large structures which provide a transition to the human scale, particularly at the ground. Such elements may be provided through, but not limited to, covered walkways, building arcades, and trellises.

(2) Corner buildings should have a strong tie to the front setback lines of each street. Angled building corners or open plazas are encouraged at corner locations.

(3) On sites with multiple structures, buildings should be linked visually and physically. These links can be accomplished through architecture and site planning, such as trellises, colonnades or other open structures combined with landscape and walkway systems.

(4) As a general rule, the scale of building(s) on a site edge should be compatible with the scale of adjoining development. Where surrounding development is of a small scale, large-scale buildings should be located internal to the site and transition down in scale as the outer edge of the site approaches.

(5) Backs of buildings shall not be placed along a street frontage. Include entrances or public views into the site or building. If the rear of the building must be located along a street because of site constraints, then architectural detailing shall be included that provides the illusion of being a front to the building.

(6) Building mass should be parallel or on axis with adjacent street(s) (e.g., building walls should be aligned with adjacent streets, and not angled differently than adjacent streets).

c. Architectural Style. New development should enhance the existing character of downtown Frederick by complimenting the historic architectural themes in the community. Examples of appropriate styles for commercial architecture include Italianate, Richardsonian Romanesque, Colonial Revival, and Classical Revival. Additionally, typical residential styles include Tudor, Victorian, Craftsman, and Four Square. However, the general theme of the appropriate architecture of Frederick includes, but is not limited to, the following general architectural features:

(1) Elements that overhang the pedestrian walkway, including arcades, galleries, porticos, balconies, awnings, and canopies;

(2) Exterior cladding materials such as brick, wood siding, or stone;

(3) Recessed entry alcoves and windows;

(4) Trim around doors and windows, especially the use of window ledges; and

(5) Flat roofs with parapet walls.

The subsequent sections describe individual design criteria that implement the architectural style for the downtown.

d. Facades, Windows, and Doors. Entries and facades define a building; they should create a statement and serve to unify its design. The entry and front facade function as the primary focal point of the structure, and they should create visual interest, enhancing the public realm and the pedestrian experience. Recessed entries are typical of commercial structures for the architectural styles established for the downtown. The following identify desirable entryway, facade, and window features.

(1) Facades that front on public streets should have a variety of architectural features, including arcades, canopies, display windows, entries, or awnings, unless the structural integrity of the building is at stake.

(2) Design building entrances as prominent and easily identifiable and create a transition between the exterior and interior. Main building entries should be accented with strong architectural definition to pedestrians. Secondary entrances should have minor detailing that adds architectural distinction to that portion of the facade. Any building with more than 50 feet of street frontage should have at least one primary entry. Entryways should be accentuated from the overall building facade through the use of features such as crowning and sashes around doors, recessed entries, and awnings.

(3) Building entrances should be designed to protect patrons and employees from the elements. The use of awnings and covered walkways is highly encouraged.

(4) Elements of architecture including window and door placement shall be designed in such a way as to add variety and interest to the project.

(5) The physical design of buildings facades should vary at least every 50 linear feet (quarter block). This can be achieved through such techniques as listed below. In no case shall any facade consist of a blank wall.

(a) Architectural division into multiple buildings,

(b) Break or articulation of the facade,

(c) Significant change in facade design,

(d) Placement of window and door openings, or

(e) Position of awnings and canopies.

(6) Each building facade should include a repeated pattern of design and at least three of the following features.

(a) Roof-top or mid-belt cornice moldings;

(b) Dentil;

(c) Parapet;

(d) Window or door crowning;

(e) Decorative brackets; and/or

(f) Trim.

(7) Architectural features, including crownings, sashes, recesses, or other forms of ornamentation shall be included over doors or windows. These architectural features can be varied in form but shall be consistent with the architectural style of the structure. Generally, windows and doors should be recessed between six and 12 inches from the building face. In lieu of this, trim around windows and doors and window ledges should be provided.

(8) The design of the project shall be expressed on all exterior elevations of the building visible from a public right-of-way, alley, paseo, or parking area.

(9) If maintaining a horizontal rhythm or alignment as a result of infill construction is not feasible, the use of canopies, awnings, or other horizontal devices should be included to maintain a (shared) horizontal rhythm.

(10) Mullions, "true divided light" windows or sectional windows are recommended on residential buildings where a divided window design is desired; "snap-in" grilles or mullions shall not be used. Mullions are vertical bars that separate window panes, set in a series.

(11) Windows shall not be blocked from inside a building due to retail display racks, plywood sheets, posters, or any other goods or storage.

(12) The use of security grills at windows and doors is highly discouraged. If security grilles are necessary, they shall be placed inside the building, behind the window display area, or otherwise hidden from public view.

e. Roofs and Upper Story Details.

(1) Roofs should be given design considerations and treatment equal to that of the rest of the building exteriors.

(2) Roofline elements should be developed along all public-facing elevations.

(3) Articulate side and rear parapet walls by using height variations, relief elements, and thoughtfully designed scuppers (openings for draining water), downspouts, and expansion joints.

(4) Cornice lines of new buildings (a horizontal rhythm element) should transition with buildings on adjacent properties to avoid clashes in building height.

(5) The visible portion of sloped roofs should be sheathed with a roofing material complementary to the architectural style of the building and other surrounding buildings.

(6) Avoid exaggerated roof slopes.

(7) Access to roofs should be restricted to interior access only, unless the International Fire Code requires otherwise.

(8) Generally, flat roofs are the appropriate roof treatment in the downtown; however other roof materials, such as shake, shingle, slate, metal seamed, or green roofing may be considered as part of Design Review.

(9) Rooftop patios are encouraged.

f. Walls and Fences.

(1) The use of chain link, fabric, or concrete block fencing is prohibited, except that concrete block walls may be used to enclose trash containers.

(2) Fencing shall not obscure the front elevation of the primary structure on the property. Therefore, front yard privacy fences, particularly on residential property, should not be allowed. Structural members of a fence should be turned in to face the property.

(3) The finished side of the fence should be presented to the street. On corner lots, the guidelines apply to the front yard and street side yard of the property.

g. Building Materials and Colors.

(1) Projects should be designed using a limited assortment of materials, textures, and colors. Too many materials or textures lead to fragmented design.

(2) Design projects with durable, low-maintenance, and timeless building materials of the same or higher quality as surrounding developments.

(3) Architectural details should be integrated into the building structure and design.

(a) The use of brick or local stone in building facades is strongly encouraged.

(b) The use of tile on building walls is discouraged, unless it is used as an accent material. For instance, tile may be used as an accent material at the base of or as a thin trim around windows.

(4) Metal seam, slate, wood shake, or a similar grade of roofing material shall be used on all visible pitched roofs.

(5) Factory-built, prefabricated, pre-manufactured buildings, portable, and similar structures, while generally discouraged, may be allowed by the Board of Trustees for non-residential uses and shall be designed in accordance with these standards along with any additional reasonable conditions set by the Board of Trustees.

(6) All building materials shall be properly installed.

(7) Horizontal material changes should not occur at external corners, but may occur at interior corners, or at other logical terminations.

(8) Reflective materials should not be used to clad a building; however, if reflective materials must be used to protect the integrity of the architectural design, then the material shall not be a nuisance to the occupants of the existing surrounding structures, or a safety hazard to any type of traffic.

(9) All abandoned materials including pipes, conduits, wires, and signs shall be removed and sign anchors shall be patched to match adjacent surfaces. Operational pipes, conduits, etc, must be hidden.

(10) Mixed-use commercial developments that contain residential units on the upper levels shall utilize materials with known vibration and sound-reduction qualities in order to minimize noise impacts.

(11) Facade cladding colors should be consistent with a small, historic, turn-of-the-century Colorado town including, but not limited to, natural prairie colors and earth tones: shades of yellow, brown, dark red, and deep green. Additionally, shades of white are acceptable.

h. Hardscape Materials.

(1) Hardscape materials used in pedestrian-oriented spaces such as plazas, paths and sidewalks shall be attractive, durable, slip-resistant, of high quality, and compatible in color and pattern with a project’s design. Surfaces in pedestrian circulation areas shall be constructed from materials that provide a hard, stable surface and that permit maneuverability for people of all abilities.

(2) Pedestrian pathways crossing an on-site vehicle drive aisle, loading area, or parking area, shall be made identifiable by the use of an alternative hardscape material such as pavers, patterned, stamped, or colored concrete.

i. Franchise/Corporate.

(1) The scale, design, and materials of franchise/corporate architecture should be consistent with adjacent buildings.

(2) The Town recognizes the unique development constraints for corporate retailers to accommodate the sales volume and demand of its users. The Town encourages creative design solutions for franchise retail development to minimize the "one size fits all" look of corporate architecture.

j. Security.

(1) Create a secure development for both the site and its occupants by minimizing opportunities for crime and undesirable activities through natural surveillance, access control, and activities.

(2) Locate buildings and windows to maximize visibility of entryways, pathways, and parking lots.

(3) Adequate security and safety lighting for pedestrians from parking spaces to all building entries and exits shall be provided.

(4) Street addresses for commercial, public, or multi-use residential buildings shall be easily visible on the front of the building both during the daytime, and at night.

4. Landscaping. Landscaping in downtown Frederick should be pedestrian-oriented and reflect and enhance the area’s small town charm. These provisions emphasize the use of potted plants, trees, landscaping along urban streetscapes, and within urban parking lots. Landscaping shall be provided on-site consistent with the standards set forth below.

a. Landscaping Standards.

(1) Street Trees and Other Landscaping. Street trees shall be provided every 30 to 50 feet on center within the required landscape area and along public streets. Additional landscaping, such as accent plants, shall also be provided within dedicated landscape areas. Plant selection shall be from the suggested landscaping list in Table 15.10-1 (Suggested Planting List) and as approved through Design Review.

Table 15.10-1. Suggested Planting List 

Plant Type

Species

Trees

Street Trees

Wasatch Maple

Chokecherry

Hoptree, Wafer Ash

Cherry

Tatarian Maple

Shade Trees

Bur Oak

Western Hackberry

Western Catapal

Kentucky Coffeetree

American Elm

American Linden

Red Maple

Sugar Maple

Trees for Walkways and Courtyards

Japanese Lilac

Norway Maple

Pear

Prunus

Trees for Parking Areas

Hedge Maple

Amur Maple

Hornbeam

Thornless Honeylocust

Littleleaf Linden

Accent Trees

One-Seed Juniper

Bristlecone Pine

Crabapple

Redbud

Serviceberry

Shrubs

Small Shrubs (3')

Silver Sagebrush

Apache Plume

Silvery Leadplant

Dwarf Leadplant

Fernbush

Cliff Fendlerbush

Wax Currant

Waxflower, Jamesia

Twinberry Honeysuckle

Shrubby Cinquefoil

Littleleaf Mockorange

Medium Shrubs (6')

Skunkbrush, Three-leaf Sumac

Saskatoon Serviceberry

Utah Serviceberry

New Mexico Privet

Rock-spirea

Squaw Apple

Sand Cherry

Dwarf Sand Cherry

Antelope Bitterbrush

Smith Buckthorn

Dwarf Fragrant Sumac

Rocky Mountain Sumac

Golden Currant

Common Chokecherry

Wood’s Rose

Boulder Raspberry

Red-Berried Elder

Large Shrubs (12')

Hoptree, Wafer Ash

Silver Buffaloberry

Wasatch Maple

Gambel’s Oak, Scrub Oak

Wavyleaf Oak, Scrub Oak

Ground Covers, Grasses, Wildflowers

Ground Covers

Creeping Holly-Grape

Pussytoes

Sedum

Thyme

Ornamental Grasses

Switchgrass

Little Bluestem

Blue Wildrye

Blue Fescue

Blue Avena Grass

(2) Standard Design Concepts.

(a) Use landscaping to complement the architecture, to minimize the impact of incompatible land uses, and to establish a transition between adjacent developments. Plant materials can absorb sound, filter air, curtail erosion, provide shade, and maintain privacy.

(b) Provide landscaping to break up blank walls, shade pedestrians, accent entries, and soften the connection of paving for vehicles to buildings.

(c) Landscaped areas should generally utilize a three-tiered hierarchy of plants: grasses and groundcovers, shrubs, and trees. All areas in downtown that are not covered by structures, walkways, driveways, and parking spaces should be landscaped in this manner.

(d) New development should look established as quickly as possible. Utilizing mature trees and plants in landscaping is encouraged to achieve this.

(e) Preservation and incorporation of existing mature trees and other forms of vegetation is encouraged for new development. When removal is necessary, all natural vegetation should be salvaged and replaced where possible.

(f) The use of drought-tolerant low-maintenance landscaping is strongly encouraged. Standard grass strips are strongly discouraged.

(g) Water conservation should be an important factor in plant selection. Plants that require low amounts of water are encouraged.

(h) Landscaped areas should be protected from vehicular and pedestrian encroachment by raised planting surfaces, depressed planters, or the use of curbs.

(i) Parking facilities shall attain a minimum of 40 percent tree canopy coverage within 15 years of completion of construction to provide shade and minimize visual and environ-mental impacts. As an alternative to landscaping, shade structures may be used, provided there is landscaping at their base.

(j) When streets and other public areas are being redesigned and improved (or otherwise completed as part of a development project), include at-grade landscape areas.

(k) In surface parking lots, trees should be installed at a ratio of one tree per four parking stalls for the perimeter of the parking lot, and one tree per six spaces for the interior of the parking lot.

(l) Consider placement of trees and shrubs to avoid conflict with vehicular overhangs, traffic and visibility patterns, and onsite structures.

(m) Owners of unoccupied lots that contain structures shall maintain the existing landscaping on a regular basis so that the lot(s) should not give an overgrown appearance.

(n) Landscape should be oriented in accordance with the demands of the species for sunlight and its susceptibility to the prevailing wind.

(3) Tree Grates/Guards.

(a) Tree grates should be utilized along all pedestrian pathways, including sidewalks to provide a continuous walking surface while providing adequate space for the tree to grow.

(b) Install structural soil systems to direct new root growth downward below hardscape areas. This helps to postpone root damage caused to the surrounding hardscape and structures. By providing deep watering and air to root systems as appropriate when trees are planted within five feet of any permanent structure/paving/curb, additional service life may be achieved. Structural soil systems are preferred over root barriers as they are often more effective.

(c) A minimum of six feet of structural soil shall be provided for trees. The area of enhanced root zone environment shall be enlarged beyond this minimum according to the species size planted. The structural soil can be provided under tree grates and pavement.

(d) Trees and landscaping installed in parking lots should be protected from vehicle damage by a minimum six-inch tall concrete curb surrounding the planter area. Planter barriers to protect landscaping should also be designed with intermittent curb cuts to allow parking lot runoff to drain into landscape areas.

(4) Pots and Planters.

(a) Due to the built-out nature of much of downtown, the use of alternative, creative landscaping measures is highly encouraged. This can be achieved through boxed planters and pots.

(b) Boxed and container plants in decorative planters of ceramic, cast stone, terra cotta, or other durable materials that compliment architectural styles and materials should be used to enhance public areas.

(c) Pots and planters should have color tones that compliment the adjacent structures and the historic character of downtown.

(d) Large planters may also be incorporated into seating areas. Such planters should be open to the earth below and be provided with a permanent irrigation system.

(5) Water Quality and Urban Runoff. The use of bioswales and landscaped water quality basins represent the preferred approach to urban runoff and stormwater quality control in the downtown. Bioswales are landscaping elements that are used to collect and purify water before it saturates the ground, and are filled with vegetation or other materials conducive to draining. Such features add aesthetic character, utilize natural materials, and serve as a functional element that allows for stormwater management.

(a) On lots that permit it, bioswales and similar natural landscaped runoff control facilities should be used to enhance appearance of stormwater management methods and allow for groundwater recharge.

(b) On large enough lots that are not paved or developed over, bioswales should be used to collect surface runoff before it crosses pavement areas and to reduce ponding and damage to walkways. Bioswales should be graded to direct water away from paved areas into detention basins.

(c) Bioswales should utilize a slope that is steep enough to prevent ponding and shallow enough to slow water down. Soils must not readily drain water; the goal is to get cleaner water to flow downstream. Recommended slopes of one to four percent should be used. Flow should be sufficiently low enough to provide adequate residence time within the channel. Flow depth should not be taller than the vegetation (a maximum depth of four inches in recommended). Final design of any bioswales shall be subject to approval of the Town Engineer.

5. Lighting. In downtown Frederick lighting fixtures within developments should be attractively designed to complement the architecture of the project and surrounding development, and should improve the visual identification and safety of residences and businesses. Additionally, consideration should be given to the effects of light pollution on the environment, as well as energy conservation technologies.

a. General Design Standards.

(1) Lighting shall provide security and visual interest.

(2) All exterior doors, aisles, passageways and recesses shall be equipped with a lighting device providing a minimum maintained one foot-candle of light at ground level during hours of darkness. Vandal resistant covers should protect lighting devices.

(3) Decorative accent lighting and fixtures above the minimum one foot-candle illumination levels of surrounding parking lots should be provided at vehicle driveways, entry throats, pedestrian paths, plaza areas, and other high activity areas.

(4) Exterior lighting shall be sited and installed in a manner to minimize glare and light spillage beyond property lines. Outdoor light fixtures shall be the lowest wattage necessary to accomplish adequate lighting. Lighting shall be downlit, shielded, and directed away from areas not intended to be lit and from the night sky. All light fixtures shall be installed and shielded in such a manner that no visible light is emitted from the fixture at angles above the horizontal plane.

(5) Lighting fixtures should be attractively designed to complement the architecture of the project.

(6) Lighting should improve visual identification of residences and businesses and create an inviting atmosphere for passersby.

(7) Wall mounted lights should be used to the greatest extent possible to minimize the total number of freestanding light standards.

(8) Parking lot lighting fixtures should not exceed 25 feet in height. When within 50 feet of residentially zoned properties, fixtures should not exceed 20 feet.

(9) Light standards within parking lots should be designed with concrete raised bases to protect them from damage by vehicles.

(10) Provide street lighting that is scaled for the pedestrian while still meeting vehicular needs. On local streets and within project sites, fixtures should be primarily oriented towards pedestrian’s needs. On major streets, light fixtures serve to both illuminate pedestrian areas and roadways. Consider the location and intended audience when choosing a light fixture for a project.

(11) Lighting for parking lots should be evenly distributed and provide pedestrians and drivers with adequate visibility and safety level at night.

(12) The light source used in outdoor lighting should provide a white light for better color representation and to create a more pedestrian friendly-environment.

(13) Low pressure sodium (yellow light) lamps are prohibited.

(14) Lighting should be consistent with the historic small town character of Frederick.

6. Sustainability. The purpose of this section is to enhance the public welfare, and to encourage commercial, residential, and civic development to incorporate green building measures into the design, construction, and maintenance of buildings. Sustainable design elements should respect and compliment the downtown’s historic character, and advance the creation of an environmentally and economically sustainable community.

a. General Considerations.

(1) Building windows above the second floor, and facing southern and westerly directions, should be treated or otherwise designed to increase energy efficiency for the building while still maintaining the architectural integrity of the building and quality design of the site.

(2) The Town encourages the use of solar arrays or other types of solar-based energy generation into all new roofing structures. Consider the pitch of roofs and orientation of the building when designing the project so as to maximize solar energy generation.

(3) Consider the use of green roofs or other innovative methods of reducing impervious areas and heat islands on project sites.

(4) Consider the use of on-site cisterns for rain water collection, and the use of grey-water recycling systems.

(5) Consider using LEED, LEEP, or similar standards and thresholds to improve overall site and building quality in terms of energy efficiency and renewable resources.