Draft APPENDIX F LOMA - Home - Mesa County, Colorado
Transcript of Draft APPENDIX F LOMA - Home - Mesa County, Colorado
LOMA COMMUNITY DESIGN GUIDELINES AND STANDARDS Appendix F
April 2010
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TABLE OF CONTENTS
SECTION 1: INTRODUCTION 1
Intent and Purpose .............................................................................. 1
Loma Character ................................................................................... 2
Design Theme and Style ..................................................................... 4
Loma Plan Area Map ........................................................................... 7
Applicability ......................................................................................... 8
Review Process .................................................................................... 9
SECTION 2: DESIGN GUIDELINES AND STANDARDS 11
A. General Guidelines and Standards ............................................... 11
B. Main Street Commercial ............................................................... 29
C. Mixed Use: Commercial and Residential ..................................... 37
D. Highway Commercial ................................................................... 47
E. Recreational Commercial ............................................................. 55
SECTION 3: COMMUNITY GATEWAYS 63
SECTION 4: APPENDIX 69
A. Process and Public Participation .................................................. 69
B. Summary of Loma History ............................................................ 70
C. Streetscape Design Options ......................................................... 73
D. Glossary ........................................................................................ 77
E. References .................................................................................... 82
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ACKNOWLEDGEMENTS
COMMUNITY PARTICIPANTS: Dale Bittle Dorothy Bittle Pat Bittle Jan Collins Loretta Chessmore Denise Copple Bill Edwards Dan Fitzgerald Francis Foster Teresa Gonzalez LeRoy Hayes Steven Hoffman Becki Leitman Bob Raymond Allen Reid Brent Simonson Jake Smith Paul Snover Craig Stout Regina Stout John Vasey Ron Wallace Joe Willcockson David Wininger Colorado Department of Transportation: Alisa Babler, Hans Egghart
MESA COUNTY DEPARTMENT OF PLANNING AND
ECONOMIC DEVELOPMENT: Kaye Simonson, Senior Planner – Project Manager Kurt Larsen, AICP, Director Keith Fife, AICP, Long Range Division Director Jo Carole Haxel, RLA, Senior Planner Ron Quarles, AICP, Senior Planner Paul Sizemore, AICP, PTP, Senior Planner Ken Simms, Senior Transportation Planner Shirley Beall, Administration
MESA COUNTY PLANNING COMMISSION Mark Bonella John Justman Phillip Jones Christi Flynn Joe Moreng Pat Bittle Hiram Reyez Woody Walcher
MESA COUNTY BOARD OF COUNTY
COMMISSIONERS Craig Meis Steve Acquafresca Janet Rowland
Special thanks to Loma Community Church for providing meeting space.
Historic photographs and materials: collections of the Museum of Western Colorado
Photograph credits: Thanks to Eric Brandt Architect, Gateway Canyon Resorts, Museum of
Western Colorado, the City of Grand Junction, Georgia Manus and www.pedbikeimages.org for
generously allowing the use of their photographs. All photographs and illustrations not
credited are by Mesa County staff or are from the files of the Mesa County Department of
Planning and Economic Development.
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1 INTRODUCTION
INTENT AND PURPOSE
The purpose of these Design Guidelines and Standards is to provide guidance on the design of
the built environment; they are based on a commitment to enhancing the overall character of
the Loma Community by promoting good design that draws upon the rural traditional character
and natural setting of the Loma area. The Design Guidelines and Standards are intended to
raise the level of community expectations for the character of the built environment. Through
successful design, visual continuity will be established while celebrating special features and
assets. This will result in a vibrant community that is a welcoming and attractive place to live
and visit.
The Design Guidelines and Standards implement in part the
Goals and Objectives of the Loma Community Plan. Key goals
and objectives that influence this document include the desire
to preserve the rural image and distinctive character of Loma,
and to improve the visual appearance and identity of Loma.
Goals and Objectives for Neighborhoods, Community
Appearance and Land Use specifically identify design
guidelines as the means to implement those portions of the
plan. The Design Guidelines and Standards are also intended
to enhance the pedestrian environment by providing
connections between neighborhoods and key areas.
Another purpose of these Design Guidelines and Standards is to provide information that
property owners may use in making decisions about their buildings by addressing basic
principles of community design that promote an environment that is scaled to the pedestrian,
maintains cohesive neighborhood identity and respects the unique natural setting of Loma.
However, these Design Guidelines and Standards are not intended to restrict imagination,
innovation or variety.
Loma Community Plan
Community Appearance Goal
#1
Improve the visual image and
identity of Loma through
streetscape and gateway design,
commercial design standards,
and the incorporation of natural
features in project design.
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LOMA CHARACTER
The rural character of Loma is evocative of a simpler time.
Much of the built environment is composed of simple forms
that reflect the “western” attitude that shaped the place.
Loma is also characterized by its expansive views of the cliffs
and canyons to the south and the Bookcliffs to the north, as
well as the “small hills” for which it was named, and the open
fields that surround the community. The natural setting has a
significant influence on the community; design that draws
from the setting, using rock, wood and native plants will be
most successful, creating a comfortable, warm and inviting
place.
A sense of history is an important part of community identity. It provides an anchor, where
historic buildings serve as reminders of the people who first settled and worked in the
community, and they offer suggestions of the historic lifestyles of these early citizens. In this
sense, the buildings are a physical link to the cultural and social heritage of Loma. History can
help to shape the future by providing specific examples of the rural character that is so
important to the community.
Loma’s roots are in agriculture; the first homesteaders arrived in the 1880s, and by 1899, the
Kiefer Extension irrigation ditch was completed and serving the area. The Denver and Rio
Grande Western Railroad, connecting Denver to Salt Lake City, passed through Loma, providing
access to larger cities and transport for crops. The narrow gauge rails were finished in 1882; by
1890, standard gauge rails had been built. The first schools were established in 1890s; the two-
story brick school was constructed in 1910 and remained in use until 1982, when the new
elementary school opened. Sugar beets were a major crop from 1901, when the Colorado
Sugar Company opened 1,000 acres to settlers, until the 1970s, when the Delta Sugar Beet
factory closed. Potatoes were also a major crop. Attempts to grow apples were less successful,
as was the Loma Canning and Preserving Company, which opened in 1911 but closed a few
years later, never reaching capacity. The completion of the Highline Canal in 1917 resulted in a
major period of growth in Loma. During the Depression, Loma grew more when 32 families
from the Eastern Slope dust bowl were resettled by the federal government. In the 1950s, a
gilsonite plant was built, processing ore sent in a slurry pipeline from Utah.
One of the most dominant buildings in Loma is the old 1910 Loma School, with its yellow brick,
bell tower and arched windows. Architecturally more refined than many other buildings in the
area, it is nonetheless compatible with the setting. The Community Hall, built by the Works
Loma Community Plan
Neighborhoods Goal #1
Preserve the rural appearance
and the distinctive character of
Loma neighborhoods as growth
occurs.
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Progress Administration and listed on the National Register of Historic Places, is more utilitarian
in form and material, yet it also helps to define the place, and as the center of many social
events, represents the roots of the community. The Loma General Store, with its false front,
wood siding and front porch, is very evocative of the Western style of Loma. Built in 1919, it is
one of the few remnants of the old Loma Main Street and provides a very strong design cue.
Other older buildings in Loma include several houses, all simple in form but fitting for the scale
and character of the area. The Loma Park land was donated in 1923 and has provided a focus
for the community over the years; although not highly developed, the park is a key community
asset.
Courtesy of the Collections of the Museum of Western Colorado
Loma is also shaped by several highways. Highways 6 and 139 divide the community into four
quadrants, with the intersection acting as a central point for the community. The railroad
parallels Highway 6, further separating the community because of limited crossings. On the
south, I-70 creates another transportation edge between the developed community and the
river and canyon access. State Highway 139 creates a “Main Street,” running north through the
center of Loma. It is designated as a National Scenic Byway, known as the Dinosaur Diamond,
which leads over Douglas Pass to Rangely.
Recreational amenities also help to define Loma. The boat launch on the Colorado River and
the Kokopelli Trailhead with its access for hikers, bicyclists and equestrians to the canyons and
desert enhance the area, reinforcing the tremendous value of the natural setting. To the north
of Loma is Highline Lake State Park, popular for boating and fishing. While Loma’s past has
been largely agricultural, which will continue to be a part of the local identity, the recreational
opportunities that surround the community are an asset upon which the area can build.
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DESIGN THEME AND STYLE
The Western style favored for the Loma area is simple and straightforward, providing a
connection to the agricultural history of the region. Buildings are generally rectangular in form
and one or two stories tall, with gabled or hipped roofs, although in commercial uses, they may
have a false front. The predominant materials are wood, such as lap siding, shingles or board
and batten, and stone. Brick might also be used. The colors of masonry, including brick and
stone, are those found in the natural setting of the area. Masonry patterns are generally
random, and while the stone may be cut, it is not smoothly finished. More natural stone, such
as cobbles or river rock, might also be used, but usually in limited areas as an accent material.
While simple in form, Western-style buildings are not plain; porches are an essential part of
Western architecture, and along with bays and other features, add to the character of the
buildings, creating an inviting appearance. Front porches are often continuous along the street
edge with neighboring structures, enhancing and unifying the street edge. Decorative elements
are limited and not ornate, but are used to highlight the building’s features, such as windows,
doors and cornices, providing a finished appearance that is visually interesting.
Some development may show a Southwestern influence, drawing from the desert setting.
Also simple in character, buildings in this style are more likely to have a flat roof hidden by a
parapet, and be finished with stucco. Timbers are generally used for decorative features, as
well as wrought iron, and stone may be used to highlight portions of the building.
Southwestern style buildings may incorporate curved features and details, such as rounded
edges in the stucco or arched entryways. The design might include courtyards and patios, as
well as porches. As this style would be used in Loma, detailing and forms would be simple, to
be more compatible with the Western style, and would not include the more ornate details
sometimes found in Spanish-influenced design.
Loma is located in a semi-arid region of western Colorado, which receives less than 10 inches of
precipitation annually and is considered “high desert.” Appropriate landscaping that takes cues
from the surrounding natural setting will link the public spaces with the buildings and the
region as the community develops. Xeric-style landscaping is a water-conserving landscaping
and gardening concept that produces beautiful, water-efficient, sustainable landscapes that are
in harmony with Loma’s dry, arid climate. This type of landscape includes use of native and
drought-tolerant plants, desert-style mulches, and careful design of irrigation systems to group
plants for efficiency.
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STYLE EXAMPLES
Western:
This two-story brick building is typical of the western
style, with its storefront windows at the ground floor,
double hung windows above, a recessed entry with an
overhanging balcony, and detailed brickwork at the
cornice.
The Old Loma School is a style
known as Italianate, but its
use of brick, window design
and placement, shape and roof
form can provide inspiration
for Western-style buildings in
Loma.
Above: The gabled roof, wrap-around porch and large double-hung windows are all characteristics of a Western-style building.
Left: This commercial building shows its Western style in the false front topped by a cornice, front porch and storefront windows.
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Southwestern:
The Southwestern style has it origins in Pueblo
architecture, which is typified by stucco in colors that
match the local setting, timber vigas projecting at the
roof line, and rounded edges at windows and along
parapets.
This contemporary building reflects the
Southwestern style by combining rectangular forms
and using timber elements. The sandstone accents
and landscaping reflect the natural setting. The
shaded recessed entry suits the climate. (Photo
courtesy of Eric Brandt Architect.)
Above: The stepped parapet with rounded corners,
the long porch supported by timbers, the use of
vigas and stucco are all elements of the
Southwestern style. (Photo courtesy of Gateway
Canyon Resorts.)
While this
commercial
building’s false front
shows a Western
influence, the use of
stucco and timber
details makes it
Southwestern.
(Photo courtesy of
Eric Brandt
Architect.)
Below: This building’s Southwestern style is evident
in its vigas projecting at the roofline, natural-
colored stucco, timber window lintels and walled
patios. (Photo courtesy of Gateway Canyon
Resorts.)
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LOMA COMMUNITY PLAN MAP: Design Guideline Areas
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APPLICABILITY
The Design Guidelines and Standards apply to any property developing in the Loma Planning
Area, as delineated in the Loma Community Plan and the preceding map. These guidelines and
standards apply to all new development and major rehabilitation of commercial, mixed use and
multi-family structures within the planning area. The specific applicability of the design
guidelines and standards is dependent of the use and location of the proposed or existing
structure. Single-family and two-family residential uses are not subject to the architectural
design standards, regardless of location. These standards and guidelines do not apply to
existing structures or uses unless the structure or use undergoes major rehabilitation. For
redevelopment or rehabilitation of structures, whether the guidelines and standards apply is
based upon the percentage of the change proposed, as identified in Section 3 of the Mesa
County Land Development Code.
This document includes both Guidelines and Standards:
Standards are mandatory, and all development that is subject to review under this
document must meet all standards. Bulleted lists under standards may include
mandatory direction (indicated by the use of words such as “shall”), or may be advisory,
describing design options or approaches.
Guidelines are not mandatory; rather, they identify and encourage design approaches
and options that will help projects meet the design goals for the area, and help
determine general compatibility. Guidelines may provide further direction on how to
meet the requirements of the Code or Standards. Projects that address the Guidelines
are more likely to be consistent with the Standards.
Organization:
The Design Guidelines and Standards are organized into several chapters, including General
Design Guidelines and Standards, and chapters for each land use area where design review will
occur. The General Guidelines and Standards apply to all areas, and contain design principles
that describe that entire Loma community. The chapters for the individual areas provide
greater detail on design issues that are unique to that particular neighborhood. Each chapter is
further divided into four sections:
Circulation Design, relating to the development of streets and pedestrian systems;
Site Design, describing how development should be placed on a property, how the
lot should function, and how it should relate to its surroundings;
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Building Design, describing the desired appearance and form of buildings; and
Signs, describing the type and placement of signs that are appropriate to each area.
Additional sections provide more information on design in the Loma community. The
Community Gateways chapter discusses potential designs and themes for community
improvements, while the Appendix provides supplemental background information, including a
glossary, history timeline, sample street section descriptions, and other resources.
REVIEW PROCESS
The Design Guidelines and Standards contained in the
following chapters of this document shall be applied during
the review processes for Site Plan, Conditional Use Permit,
Concept Plan and Final Plan, as described in the Mesa County
Land Development Code. Applications will be processed
consistent with the requirements of the Code.
All new development or major rehabilitation of existing
development within the geographic boundaries specified shall
comply with the standards set forth in this document, except
as otherwise provided in the Code.
The Design Guidelines and Standards are adopted as an
Appendix to the Mesa County Land Development Code and, as
such, are part of the Code. Where differences exist
between other parts of the Code and these Design
Guidelines and Standards, the Design Standards shall
apply.
Where a Design Standard for the specific neighborhood in
which the project is located differs from the General
Standard, the Standard for the neighborhood shall apply.
Section 3.5.11 of the Mesa County
Land Development Code sets the
thresholds for review of any
proposed expansion and
rehabilitation of an existing use.
Minor Site Plan review is
required when the proposed
expansion is equal to no more
than 50% of the square footage,
while Major Site Plan review is
required if the area or use is
proposed to be expanded more
than 50%.
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2 Design Guidelines and Standards
A. GENERAL GUIDELINES AND STANDARDS
Purpose
The General Guidelines and Standards shall apply to
projects in all areas, in addition to the Design Guidelines
and Standards for the area in which the project is located.
For Institutional, Civic and Commercial uses in the Estate
land use areas, and for projects other than single-family
and two-family dwellings in the Residential Medium Low
to Medium High (RML-RMH) land use areas, the General
Standards and Guidelines will be used. If there is a
difference between the General Guidelines and Standards
and those for the neighborhood, the latter, which is more
specific, shall be used.
CIRCULATION DESIGN
STREETSCAPE:
G1. Standard: Provide landscaping along all street
frontages.
Landscaping may be located within the street
right-of-way or on the subject property.
G2. Standard: Develop the Loma Green along SH 139,
providing bicycle and pedestrian paths that are
separated from the roadway and buffered by
landscaping.
The road and path design for the Loma Green
shall be based on one of the sections described
in Appendix C, Streetscape Design Options.
Permits are required for
landscaping and other
improvements in rights-of-way.
Community improvements may
be made by individual property
owners as property is developed,
through cooperative community
efforts, or through a Public
Improvement District (PID) or
other local improvement
districts.
Note: Commercial and multi-
family development shall be
constructed with adequate and
concurrent urban infrastructure,
utilities and services.
From the Loma Community Plan:
“A streetscape is the elements
within and along the street right-
of-way that define its character
and functionality, including
building material and design,
land uses, street furniture,
landscaping, trees, sidewalks, and
paving materials. Effective
streetscapes create a memorable
pedestrian experience.”
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G3. Guideline: The inclusion of street furnishings such
as benches, tables and chairs, trash receptacles and
planters is encouraged, especially in commercial
areas, to provide people opportunities to rest, relax
and interact.
G4. Guideline: Public art is encouraged along streets
to enhance the pedestrian experience, provide
visual interest and establish community identity.
COMMUNITY GATEWAYS: Gateways are Community
Entryways. Chapter 3, COMMUNITY GATEWAYS, provides
more detail and information on Community Gateway
locations, themes and designs.
G5. Guideline: For developments located near
Community Gateways, the site design should
reinforce the desired theme and appearance,
through landscaping, lighting, site furnishings, and
building placement and design.
G6. Guideline: New subdivisions are encouraged to
create entry features that are consistent with the
Gateway themes described in Chapter 3.
STREET SYSTEM:
G7. Standard: Coordinate the development and layout
of projects with the CDOT Access Control Plan for
SH 139 and US 6, applicable adopted
transportation plans, the Mesa County Road Access
Policy, and the urban street standards in Chapter 7
of the Mesa County Land Development Code.
Streetscape and Gateways
Improvement Recommendation:
Working with CDOT and the
Union Pacific Railroad is
recommended, to add
landscaping and construct
streetscape and pedestrian
improvements along US 6 and the
railroad frontage. This
cooperative project would
improve the community
appearance and support multi-
modal transportation.
Streetscape Improvement
Recommendation: Work with
CDOT to connect pedestrian, bike
and equestrian paths across I-70
to provide access between the
Loma community and the
recreational areas to the south.
Chapter 7 of the Mesa County
Land Development Code includes
standards for street and road
improvements.
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G8. Standard: The development and layout of street
systems shall include sidewalks and/or pedestrian
and bicycle paths, as required by Mesa County
Land Development Code Sections 7.16 and 7.17, in
order to promote recreational activity, community
health and safety, and provide linkages and
accessibility to activity centers and features.
G9. Guideline: Provide multi-modal links between
areas. Include pedestrian, bicycle and equestrian
paths, where appropriate.
PEDESTRIAN AND BICYCLE SYSTEMS:
G10. Guideline: A network of pedestrian, bike and
equestrian paths should be developed along
streets to connect neighborhoods, community
activity centers and features, and maximizes access
to commercial entryways, parking areas and
adjacent residential uses.
Develop routes that will allow children to safely
walk and bike to school.
Pedestrian and bicycle facilities may be
separate (such as sidewalks and in-road bike
lanes) or combined into multi-user paths.
Where bicycle lanes cannot be safely
accommodated within a roadway, consider
developing alternate bike routes.
The needs of road bicyclists are different than
those of casual recreational bike riders and
mountain bikers. Provide bike lanes, paths and
trails that are suitable for all three groups,
where appropriate.
Equestrian paths should be located where
appropriate and should be designed to
minimize conflicts with other users.
A wide detached path can
provide a safe and attractive
place for pedestrians and
bicyclists. (Photo courtesy of
www.pedbikeimages.org)
Bicycle racks are required in
commercial and multi-family
development, per Mesa County
Land Development Code Section
7.1. (Photo courtesy of
www.pedbikeimages.org)
A rail fence separates equestrian
users from a bike/pedestrian
path. (Photo courtesy of
www.caskating.com)
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SITE DESIGN
PEDESTRIAN MOVEMENT:
G11. Standard: Provide pedestrian connections to the
street network, building entrances, parking areas,
other properties, and community amenities.
G12. Guideline: Primary building entrances should face
the street or main drive where practical, or be
clearly visible. Secondary entrances should also be
provided.
PARKING LOTS:
G13. Standard: No off-street parking shall be required
for non-residential uses that contain 2,500 square
feet of gross floor area or less. Parking must be
provided for any gross non-residential floor area in
excess of 2,500 square feet, and for all residential
uses.
G14. Standard: Off-street parking shall be provided as
described in Section 7.1 of the Mesa County Land
Development Code, and must meet the standards
for Alternative Parking Plans in Section 7.1.9 of the
Code. The maximum number of parking spaces
provided shall not exceed ten (10) percent of the
minimum number of spaces required in Section 7.1
of the Code.
Chapter 7 of the Mesa County
Land Development Code includes
standards for off-street parking
design, access and screening.
A sidewalk that incorporates
landscaping provides a safe,
pleasant and shaded connection
through a parking lot to the
building. (Photo courtesy of
www.pedbikeimages.org)
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G15. Standard: Shared driveway access with cross-
access easements to development on adjacent lots
is required to minimize access points to the public
road system.
Shared parking lots are encouraged as a means
of reducing the area devoted to surface parking
and to minimize stormwater runoff.
G16. Standard: Parking lots shall be screened from view
from adjacent residential uses.
The screening should include landscaping, in
addition to fences.
G17. Standard: Parking lots shall be screened from view
from the street by buildings, landscaping or
structural screens (i.e., walls).
G18. Guideline: Where feasible, driveway access points
should be located on the side or rear of the site,
subject to the Mesa County Road Access Policy.
Where possible, locate parking behind or to the
side of the building.
G19. Guideline: Avoid parking access and circulation
designs that result in driveways and travel lanes
passing between the front of the building and the
street.
G20. Guideline: Larger parking lots should be broken
into smaller sections. Substantial landscaping
within the parking lot may also be used.
G21. Guideline: Shading of parking lots is encouraged,
using trees, buildings and other features to
minimize the heat-island effect of this hot dry
climate.
There are several site design
layout options that can minimize
the visibility of parking areas
from the street.
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VIEWS:
G22. Guideline: New non-residential development and
mixed uses should be served by underground
utilities.
Undergrounding of utilities in residential areas
is also encouraged.
G23. Guideline: Site design should consider views from
the site to landscape features (Bookcliffs, canyons,
ridges), the old school and the Community Hall.
View corridors should be created and retained
along streets and alleys.
Undergrounding of overhead
power transmission lines is
desired along the SH 139
corridor.
This is one example of a site layout that meets the Site Design standards and guidelines for
pedestrian access and movement, building entrance placement, parking location and layout, site
amenities, landscaping and screening.
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LANDSCAPING:
G24. Standard: Landscaping is required along street
edges and around parking lot perimeters and
buildings, pursuant to Section 7.2 of the Mesa
County Land Development Code.
Front setbacks shall include substantial plant
material.
G25. Guideline: Promote “water wise” landscaping
through plant material choices, design and
construction. Xeric-style native landscape
elements and plant materials suited to the
environment are encouraged.
G26. Guideline: All portions of the site that are not
covered by buildings, driveways, walkways or other
impervious surfaces should be finished and
landscaped in a way that discourages weed growth.
G27. Guideline: Use landscaping to define and enhance
focal points, circulation patterns, pedestrian paths,
entrances, public spaces and outdoor areas, and to
create a comfortable pedestrian scale.
A combination of shrubs, grasses,
trees and dry landscape
materials with varying textures
and colors can create visual
interest along sidewalks.
The plantings at the Colorado National Monument Visitor Center are an excellent example of a native xeric
landscape.
The property owner or occupant
is responsible for installing and
maintaining the landscape
adjacent to the street starting at
the back of the street curb.
Note: Refer to Mesa County Land
Development Code Section 7.2
for landscaping requirements,
including size, placement, type
and quantity of landscaping
materials.
Nothing in these Design
Guidelines and Standards is
intended to impact existing
irrigation ditches, their use or
rights.
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SCREENING:
G28. Standard: Service areas shall be located to the rear
of the lot or behind the principal structure.
G29. Standard: Mechanical equipment shall not be
permitted in the front setback, per Section 7.4 of
the Mesa County Land Development Code. It shall
be located to the rear of the building or on the
roof.
Roof-mounted equipment should be screened
from view from the street by the building.
Ground-mounted equipment should be
screened from view from the street by
landscaping or fencing.
G30. Standard: Fenced or walled enclosures shall be
provided for trash and recycling containers, per
Section 7.4 of the Mesa County Land Development
Code.
FENCES AND WALLS:
G31. Standard: Fences and walls shall not be longer
than one hundred fifty (150) feet without a
substantial break or architectural features (e.g.,
archways, niches, insets).
G32. Standard: Fences and walls shall provide breaks
along street edges to allow pedestrian connections
between the street and the site.
G33. Standard: Fences and walls shall not exceed four
(4) feet in height within the front setback of the
property.
Open designs such as split rail and picket fences
are preferred along street frontages.
Chapter 7 of the Mesa County
Land Development Code includes
standards for screening of
service areas, outdoor storage
and equipment.
The low rail fence establishes a
visual edge for the property but
the site is open to the street.
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G34. Guideline: Fencing and walls should be
constructed of high-quality materials, such as
wood, decorative block, brick, stone, stucco and
ornamental metal.
Alternative materials that are similar in
appearance to desired fence materials are also
appropriate.
Chain link should not be used on street
frontages unless necessary for the use.
Incorporate landscaping with fences, or use
landscaping in lieu of fences.
EXTERIOR LIGHTING:
G35. Standard: Follow “Dark Sky” lighting principles to
protect the rural character and natural setting of
the area.
G36. Standard: Lights shall have shielded bulbs that
direct light downward, to control glare and to
prevent lighting from shining off-site.
Lights shall be arranged and spaced to provide
the minimum lighting levels necessary to meet
safety needs and to direct light only to where it
is needed.
Lights shall not shine into residential uses and
areas.
Floodlights should not be used. Security
lighting should meet the requirement for
shielded bulbs.
G37. Guideline: Lighting should be provided at all
entrances, parking areas and walkways. The
lighting design and type should be appropriate to
the needs and use of the area.
The archway and stepped top
edge of this Southwestern-style
stucco wall provide breaks that
help connect pedestrians to the
site. (Photo courtesy of Eric
Brandt Architect)
Light should be directed down to
the walking surface. The fixture
should be at a height
appropriate to pedestrians.
See Mesa County Land
Development Code Section 7.6 for
exterior lighting requirements.
“Darkness is as essential to our
biological welfare, to our
internal clockwork, as light
itself.” - Verlynn Klinkenborg, “Our
Vanishing Night,” National Geographic
magazine, November, 2008
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G38. Guideline: The light design and style should be
compatible with the architectural design of the
building and site.
G39. Guideline: Timers and activity switches should be
used so lights are only on when necessary.
OUTDOOR AND PUBLIC SPACES:
G40. Guideline: Provide places for people to sit, relax
and interact. Include site furnishings such as
benches, tables and chairs, planters and trash
receptacles.
G41. Guideline: Shading of patios, courtyards and
pedestrian paths is encouraged.
G42. Guideline: Development of “green pockets” is
encouraged throughout Loma, especially at
Community Gateways and points of high
community use.
The Loma Park is a significant
asset and is an important part of
the community’s identity.
Through community efforts,
citizens should develop a plan to
enhance, maintain and improve
the Loma Park.
Benches, tables and chairs along
street edges can provide places
for people to relax and interact.
Lighting Tip: When choosing
exterior lighting, look for fixtures
labeled “Dark Sky Compliant” or
“Full Cut-Off.”
A small park along the street enhances the
community and provides a pleasant place
to relax and gather.
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BUILDING DESIGN
SHAPE:
G43. Standard: Use offsets in the wall plane or roof line
to break up walls that are more than fifty (50) feet
long on street facades.
Projecting features such as porches, bays, cross
gables and dormers may also be used.
Recessed entries can help provide relief in the
wall plane.
G44. Guideline: Buildings should be predominantly
rectangular in shape and simple in form, in keeping
with the Western and Southwestern styles.
G45. Guideline: Building proportions (height and width)
should be compatible with the scale and character
of the buildings in the surrounding area.
Large buildings (i.e., those larger than 5,000
square feet) should be comprised of a
combination of forms to provide visual variety
and pedestrian scale, and to break up the mass
of larger buildings.
G46. Guideline: Buildings should have a base, middle
and top. Each component should be articulated
through horizontal and/or vertical articulation,
which may consist of changes in the wall plane, use
of openings and projections, windows, material
changes, and color and texture variation.
HEIGHT:
G47. Guideline: Building heights should be compatible
with the scale and character of buildings in the
surrounding area.
Maximum building heights are
set forth in Table 6.1 of the Mesa
County Land Development Code.
The recessed center facade,
entries, and overhanging balcony
keep this larger building in scale
with the surrounding area.
Building elements provide
variety, interest and scale along
the street edge. (Photo courtesy
of Eric Brandt Architect)
Stone gives this building a base,
the windows and porch roof are
the building middle, and the
metal roof and eave overhang
top it off.
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ROOF FORM:
G48. Guideline: Flat roofs should be concealed from
street view by parapets or false fronts.
G49. Guideline: Use dormers, cross gables or changes in
roof heights to break up large roof surfaces.
ARCHITECTURAL STYLE:
G50. Standard: Building style and design shall be
predominantly “Western,” with some
“Southwestern” buildings interspersed, through
the use of materials such as wood, stone, brick and
stucco, and with the use of porches, bays, etc.
Western-style architecture is encouraged, e.g.
liberal use of front porches, wood facades, false
fronts, gabled roof structures, non-reflective
metal roofing, etc.
Southwestern-style architecture may also be
used, e.g. use of courtyards and patios, stucco
finishes, flat roofs concealed by parapets,
timber elements.
Buildings may also exhibit a combination of the
two styles, e.g. gabled roofs and front porches,
with stucco finishes and timber elements;
designs will require integration of materials and
features.
Building styles should be consistent, distinct
and cohesive.
Providing a “pleasant feeling” that enhances
the community is a key design goal.
Buildings may combine
Southwestern elements like
stucco, timber posts and rounded
edges on the window trim with
the Western-style features like
the gabled roof, front porch,
double-hung windows and stone
base.
Cross gables are used to break up
the length of this roof.
The Western style is typically
simple in design, with gabled
roofs, wrap-around porches, lap
siding and double-hung windows.
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G51. Guideline: Front porches are encouraged in all
development. In mixed use and commercial
development, porches may be continuous or align
with those on neighboring structures.
MATERIALS:
G52. Standard: Exterior materials shall consist of any
combination of the following:
Wood – lap siding, shingles, board and batten;
painted or stained finishes; logs and timber
Rock – Sandstone, river rock (cultured or cast
stone may be used in all areas; natural stone is
not required)
Brick
Stucco in natural colors
Non-reflective unpainted metal (architectural
metal) may be used as an accent (e.g. copper,
corrugated galvanized or rusted metal).
Other materials may be allowed that have an
appearance similar to these materials and that
are compatible with the intent of the design for
the area. These standards are not intended to
prohibit the use of alternative building
materials.
Natural sandstone
Cultured stone and stucco
Brick Lap Siding Board and Batten Siding
A broad front porch creates an
inviting shaded space to relax.
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G53. Standard: The front facades of metal (steel)
buildings shall be architecturally finished with
materials and detailing consistent with these
Design Guidelines and Standards.
Finishing of the sides may also be required in
highly visible areas, and as specified in the
guidelines and standards for the different
areas.
G54. Guideline: Roof materials for gabled roofs may be
asphalt shingles or non-reflective metal. In
commercial uses where roofs do not face streets or
are concealed by false fronts or parapets,
membrane roofs are appropriate.
G55. Guideline: Building materials should be high
quality and durable, suited to the climate of the
region.
ORNAMENT AND DETAIL:
G56. Standard: Gable buildings shall have eave
overhangs on all facades that are required to be
finished, unless hidden by a false front or parapet.
Eave overhangs are not required on facades
that are located on a common property line.
G57. Guideline: Provide cornices on false fronts and
parapets of Western-style buildings.
G58. Guideline: Architectural elements or features that
enhance the pedestrian environment, such as
doors, windows, awnings, bays, porches, dormers,
balconies and archways, should be used to provide
visual interest and pedestrian scale.
The front of this steel building
has been finished with stucco.
Raised molding at the corner
provides a finished, detailed
edge to the facade.
Architectural elements (porch,
dormer, cross gable and
chimney) give this building
interest and scale.
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G59. Guideline: Porches are strongly encouraged on all
principal buildings. The size of the porch should be
proportional to the overall building and should
serve as a connection or transition between the
outside public spaces and the interior.
G60. Guideline: Architectural elements should be
proportional in scale to the overall size of the
building.
G61. Guideline: Provide trim around windows, doors
and at corners, as well as horizontal elements like
belt courses and water tables, to define the shape
and elements of buildings and provide a finished
look.
G62. Guideline: The type of detail and ornament should
be consistent with the style of the building.
Southwestern-style buildings will generally
have less ornament than Western-style
buildings but should still be well-detailed.
WINDOWS AND DOORS:
G63. Standard: All ground floor windows shall promote
two-way visibility. Darkly tinted or mirrored glass
is prohibited for ground floor windows or doorways
on the street facades.
G64. Guideline: Doorways should be well-defined and
large enough to provide generous access.
Use porches, recessed entries, archways,
awnings or other features to highlight the
entrance.
The large storefront windows,
recessed entrance with double
doors, and retractable awnings
work together to enhance the
building at the street edge.
Chapter 6 of the Mesa County
Land Development Code allows
some encroachments into
setbacks by porches, bays, eaves,
etc. Use these features to provide
visual interest, variety and
pedestrian scale.
The old Loma General Store front
facade is capped by a cornice
supported by brackets, and the
edges are finished with trim,
typical details for a Western-style
building.
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26
G65. Guideline: The number, type, style and placement
of windows should be appropriate to the use, style
and scale of the building.
Windows should be placed to create visual
interest on the building.
Double-hung windows are encouraged, to fit
the Western and Southwestern styles.
SIGNS:
G66. Standard: External illumination of signs, where
used, shall be designed to direct light only onto the
sign and shall not shine off the property or where it
might impair the vision of motorists, per Mesa
County Land Development Code Chapter 8.
G67. Standard: No pole signs shall be allowed, except
where specifically stated.
G68. Standard: No monument or freestanding sign shall
be taller than twelve (12) feet, except where
specifically stated in the Design Guidelines and
Standards for specific areas.
G69. Guideline: The supporting structure of a
monument or freestanding sign should be of
materials and a design compatible with the
building and site features.
G70. Guideline: Signs should be designed to be
compatible with, integrated into, and enhance the
design of the building.
G71. Guideline: Landscaping should be coordinated
with the design of ground-mounted signs.
The gooseneck lights direct light
back onto the wall sign but shield
the bulbs to prevent light from
spilling out. The design and
placement of the lights
complement the building’s
architecture.
The materials and design of this
monument sign complement the
associated building. Landscaping
is coordinated with the sign
design, and small lights focus
lighting onto the sign.
The window placement, size and
style complement the building’s
architectural features.
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G72. Guideline: Signs should be designed and placed to
maximize visibility to both motorists and
pedestrians.
G73. Guideline: Internally illuminated signs should have
dark backgrounds and light colored lettering and
graphics to reduce glare.
All signs shall also comply with
the requirements of Mesa County
Land Development Code Chapter
8. These Standards shall control
where more restrictive than the
Code.
Preferred sign types are
monument; projecting; wall;
awning; and window.
The type and placement of the various signs that might be used include: 1. Freestanding sign 2. Projecting sign 3. Awning sign 4. Roof sign 5. Wall sign 6. Window sign 7. Monument sign
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LOMA COMMUNITY DESIGN GUIDELINES AND STANDARDS Appendix F
June 2010 MAIN STREET COMMERCIAL
29
B. MAIN STREET COMMERCIAL
Purpose
The Main Street Commercial area (MSC) extends
northward from US 6, along both sides of State Highway
139, past the post office but ending before the elementary
school. The intent of the Main Street Commercial area is
to provide a traditional downtown core. This draws on the
layout of the historic townsite. The design intent for the
area is to have buildings placed near the street, with
places for social interaction and substantial landscaping to
reflect the natural features of the area. Encouraged uses
are commercial and office space, with residential uses on
upper floors. Public uses and parks are also envisioned.
The area should be pedestrian- and bicycle-friendly. One
of the community’s primary public places and landmarks,
the Community Hall, is located adjacent to the Main Street
Commercial area and is an anchor for the neighborhood.
State Highway 139 will be treated as the community’s
main street and improved so it is integrated into the
community.
Note: Owners of properties in the MU Mixed Use areas
that abut the MS Main Street Commercial area can choose
to use the MS guidelines and standards instead of the MU
guidelines and standards.
From the Loma Community Plan:
“Each individual commercial business in this designation is not dependent on direct
automobile access; rather, each business is part of a greater commercial district that
promotes pedestrian access and sociability. Other characteristics of these areas
include attached buildings, uniform and small setbacks, and on-street parking. All
development within this land use designation should conform or enhance existing
character and building form.”
“Commercial and retail uses should be of scale to conform to existing character.
Adaptive reuse of vacant structures is encouraged.”
MAIN STREET COMMERCIAL AREA MAP
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MAIN STREET COMMERCIAL June 2010
30
CIRCULATION DESIGN
STREETSCAPE:
MS1. Guideline: The development of on-street parking
is encouraged, where feasible, both on SH 139 and
on side streets.
Parking along SH 139 may be prohibited
when/if right-of-way is needed for additional
lanes.
Dedication of additional right-of-way may be
needed to provide on-street parking.
MS2. Guideline: Street lighting design should be uniform
and compatible with the character of the Old Loma
core.
A one hundred-foot right-of-way could accommodate on-street parking, in-road bike lanes, a
median with turn lanes, landscaping, and wide sidewalks or multi-use paths.
Decorative scrollwork adds
character to this gooseneck-style,
full cut-off street light.
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June 2010 MAIN STREET COMMERCIAL
31
MS3. Guideline: Use streetscape improvements to help
slow and control traffic through the Main Street
area.
Acknowledge the needs of agricultural and
industrial traffic, plus oversized loads, when
designing improvements.
Provide separation between highway traffic
and pedestrians and bicyclists.
STREET SYSTEM:
MS4. Guideline: Side streets and alleys should be
developed to provide additional access to
properties.
SITE DESIGN
SETBACKS:
MS5. Standard: Setbacks from street property lines
should vary but shall be at least five (5) feet and no
more than twenty (20) feet, for at least one-half
the width of the street frontage. Setbacks for the
remaining half of the property may be greater.
MS6. Standard: Side setbacks shall be a minimum of five
(5) feet, to allow maintenance and landscaping.
However, zero side setbacks will be allowed if the
design is coordinated with development on the
adjacent property.
Subsequent development on abutting
properties shall have either a zero setback or a
minimum setback of five (5) feet,
whichever matches the setback used for the
adjacent building(s).
Dimensional standards, including
setbacks, are contained in Table
6.1 of the Mesa County Land
Development Code. These
Standards shall control where
more restrictive than the Code.
By placing both buildings along
the common lot line, hard-to-
maintain areas are avoided.
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MAIN STREET COMMERCIAL June 2010
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PEDESTRIAN MOVEMENT:
MS7. Standard: Primary entrances shall face SH 139;
corner entrances are also allowed.
Secondary side or rear entrances should also be
provided for ease of access.
PARKING LOTS:
MS8. Standard: The location of parking lots shall be to
the rear or side of the building. Parking lots that
are adjacent to SH 139 shall not be more than one-
half the width of the lot frontage.
MS9. Guideline: Access to parking areas should be from
the side or rear of the site wherever possible.
Access should be from SH 139 only when there is
no other access available and where allowed by the
CDOT Access Control Plan.
LOT ORIENTATION:
MS10. Guideline: Lots should be laid out for building
orientation toward SH 139.
An L-shaped footprint, with a
large portion of the building
placed near the front of the lot
and parking located at the side,
helps minimize the appearance
of the parking lot along the
street.
In the Main Street area, the preferred site layout places buildings adjacent to the street, with
parking to the rear or side and access from the rear.
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June 2010 MAIN STREET COMMERCIAL
33
LANDSCAPING:
MS11. Guideline: Up to one-half (1/2) of the front
landscaped area may be hardscape for patios,
courtyards and walkways, but such areas should
include furnishings such as benches, tables, chairs,
planters and public art.
MS12. Guideline: Existing development is encouraged to
make landscaping improvements that will enhance
the streetscape and help make the site more
consistent with the intent of these Design
Guidelines and Standards.
FENCES AND WALLS:
MS13. Guideline: Fences should not impede pedestrian
interaction at the street level.
EXTERIOR LIGHTING:
MS14. Guideline: Incorporate community, seasonal and
event banners into the light standards.
OUTDOOR AND PUBLIC SPACES:
MS15. Guideline: Porches, decks, patios or courtyards in
the front setback are encouraged. Provide seating
areas in open spaces to create places to relax and
interact.
Property owners can work
cooperatively to develop a
lighting design theme that is used
within individual developments
but reinforces the image of a
cohesive neighborhood.
The addition of a paved patio
area with tables and chairs for
seating can enhance the front
landscaped area and make
businesses inviting to
pedestrians.
A bench built into a front porch
creates an inviting entry as well
as a place for people to relax.
Sidewalks that include amenities such
as benches and planters can enhance
businesses. (Photo, above, courtesy of
www.pedbikeimages.org)
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MAIN STREET COMMERCIAL June 2010
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BUILDING DESIGN
SHAPE:
MS16. Guideline: Buildings should be similar in form to
those found historically in the area.
HEIGHT:
MS17. Guideline: Buildings should be mostly one and two
stories tall.
MS18. Guideline: Taller portions of buildings higher than
two stories should be set back from the front
facade, especially for buildings located at the top of
the hill.
Additional floors may also be placed within an
“attic” space of a gabled building.
ROOF FORM:
MS19. Guideline: Gabled or hipped roofs should have at
least a 5:12 pitch; 8:12 to 12:12 pitches are
encouraged. Roofs with pitches steeper than 12:12
are discouraged.
Loma’s old Main Street was lined
with one- and two-story
buildings, and included gabled
roofs and false fronts. The old
Loma General Store, center right,
as well as the hipped-roof house
at the top of the hill, still exists.
(Photo courtesy of the Collections
of the Museum of Western
Colorado)
Setting the third floor back from
lower walls gives the appearance
of a two-story building at the
street while maximizing square
footage.
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June 2010 MAIN STREET COMMERCIAL
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MATERIALS:
MS20. Standard: The front and side facades shall be
finished with appropriate materials, as described in
the General Standards.
This applies to both steel buildings and other
types of construction.
Side facades that share common lot lines with
adjacent buildings and are not visible are not
required to be finished.
ORNAMENT AND DETAIL:
MS21. Guideline: Porches are strongly encouraged,
especially facing SH 139.
Porches should generally align from one
property to the next, to provide a continuous
line along the street edge.
MS22. Guideline: Use design to enhance interest in
commercial uses at the street and provide
pedestrian scale.
Consider using projecting features such as bay
windows.
Awnings may be used over windows and at
entrances.
WINDOWS AND DOORS:
MS23. Standard: Provide storefront-style windows or
other sufficiently large windows at the ground
floor. The intent is to provide openness at the
pedestrian level and visibility between the street
and the interior of businesses.
MS24. Guideline: Upper floors should have more wall
area than the first floor of the front facade.
Large storefront windows at the
ground level provide visibility for
the businesses, while double-
hung windows are evenly spaced
across the upper facades.
Porches and a varied roof line
help to create variety and
interest on this building.
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MAIN STREET COMMERCIAL June 2010
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SIGNS
MS25. Guideline: Signs are preferred to be externally
illuminated but internal illumination is allowed.
Backlit cut-out letter signs and channel-lit letter
signs may be used.
MS26. Guideline: Awnings should not be made of
material that has the effect of creating an internally
illuminated sign when lighting is placed inside.
The sign projecting above the
entrance and the painted sign
in the window are inviting and
add to the small town feeling.
A light above the projecting
sign provides illumination.
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June 2010 MIXED USE
37
C. MIXED USE: Commercial and Residential
The Mixed Use (MU) chapter is applicable to all development in the Mixed Use Commercial
(MUC) and Mixed Use Residential (MUR) land use areas and to Multi-Family and non-residential
uses in the Residential Medium Low to Medium High (RML-RMH) land use areas. These Design
Guidelines and Standards will not apply to single- or two-family development in any of the land
use areas.
Note: Owners of properties in the MU Mixed Use areas that abut the MS Main Street
Commercial area can choose to use the MS guidelines and standards instead of the MU
guidelines and standards.
Purpose: Mixed Use Commercial
There are two Mixed Use Commercial areas. The first is
located to the west of the Main Street Commercial area
and north of US 6. It includes the historic old school and
Community Hall. The other area is located on either side
of State Highway 139, south of L ½ Road.
The intent of the Mixed Use Commercial area is to create
neighborhoods that include both commercial and
residential uses. Encouraged commercial uses such as
retail and office would comprise about 60-70% of the area,
while the remainder would be a variety of residential types
– single- and multi-family dwellings, townhomes and
condominiums. Public spaces and uses could also be
included, as could entertainment uses.
From the Loma Community Plan:
“The primary purpose [of the Mixed Use Commercial
Area]. . . is to create a pedestrian-scale village that
allows residents to work, shop, live, worship,
congregate, and socialize within walking distance to
other surrounding residential areas. Activity centers
typically adhere to several development principles:
MIXED USE COMMERCIAL AREA MAPS
North
South
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MIXED USE June 2010
38
Contain a concentrated mix of uses. Reserve and integrate environmentally-sensitive areas into site design. Connect green spaces, linear parks, and other open spaces whenever possible.
This excludes canals, drainage areas and ditch banks. Use public facilities, institutions, or public spaces to serve as centers to
neighborhoods. Adhere to a compact and pedestrian-oriented style of development. Follow high design standards that emphasize quality and variety of building
material and landscape design.
“Activity centers are not:
Strip malls. Big-box development with deep setbacks. Single-use zoning districts. Auto-oriented development.”
Purpose: Mixed Use Residential
There are two Mixed Use Residential areas. The first is
located to the east of the Main Street Commercial area
and north of US 6. The other area is located on either side
of State Highway 139, north of L ½ Road.
The intent of the Mixed Use Residential area is to create
neighborhoods that include a variety of housing types and
densities, along with some commercial uses. Pedestrian-
oriented development is encouraged. Residences would
comprise about 60-70% of the area, and would include
single- and multi-family dwellings, townhomes and
condominiums. Commercial uses would typically be small
in scale, and include retail and office uses. Commercial
and residential uses would not usually be located in the
same building, unless the commercial use is a home
occupation. Public spaces, parks, open space and trails
could also be included in the area.
MIXED USE RESIDENTIAL AREA MAPS
North
South
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June 2010 MIXED USE
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From the Loma Community Plan:
“The Mixed Use Residential land designation incorporates a variety of land uses
including residential, live-work units, retail and office. This designation is designed
to mix uses in a particular area, but not mix uses within the same structure. These
areas should promote easy pedestrian access, connectivity, and a diversity of uses.
The combination of these elements should help to create self-sustaining
neighborhoods with several housing styles and types, commercial areas, and places
of work all connected through linked streets, sidewalks and green spaces.”
CIRCULATION DESIGN
STREETSCAPE:
MU1. Guideline: Development along SH 139 should
complement and enhance the concept of the
“Loma Green” as a pedestrian and bicycle amenity.
The Loma Green is a proposed
multi-modal path or trail
extending along SH 139, north of
the Main Street Commercial area
past the school, and south of the
US 6 intersection, through the
residential and mixed use areas.
A multi-modal path should be wide, to accommodate all users, and should be separated from roads. It may be
appropriate to provide separate trails for different types of users, as seen on the right. Any landscaping
should be xeric, such as the native plants and grasses seen here. (Photo, center, courtesy of
www.pedbikeimages.org; photo, right, courtesy of www.caskating.com)
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SITE DESIGN
SETBACKS:
MU2. Guideline: Variety in front setbacks is allowed but
the fronts of commercial buildings should be near
the primary street or drive.
Residential buildings and uses are encouraged
to be set back to provide yard space between
the street and building.
PEDESTRIAN MOVEMENT:
MU3. Standard: Develop sidewalks to enhance
pedestrian access to businesses and multi-family
residences as well as provide connections between
properties and surrounding neighborhoods.
MU4. Guideline: Place building entrances so they are
consistent with the neighborhood development
patterns.
Refer to Mesa County Land
Development Code Section 6.1 for
setback requirements for a
property’s zone district.
By placing commercial buildings near the street, business spaces can draw in
pedestrians; ample room for parking to the side and rear remains. On residential
properties, greater front setbacks afford the residents more privacy as well as usable
yard space.
Broad sidewalks connect this
mixed-use development to the
surrounding area.
LOMA COMMUNITY DESIGN GUIDELINES AND STANDARDS Appendix F
June 2010 MIXED USE
41
PARKING LOTS:
MU5. Guideline: Parking and on-site circulation should
be designed to be subordinate to the building and
so development is not dominated by vehicle use.
Minimize the amount of parking located in
front of the building.
LANDSCAPING:
MU6. Guideline: Up to one-half (1/2) of the front
landscaped area may be hardscape for patios,
courtyards and walkways, but such areas should
include furnishings such as benches, tables, chairs,
planters and public art.
MU7. Guideline: In residential development, landscaped
areas appropriate for residential uses should be
provided.
SCREENING:
MU8. Guideline: Commercial facilities should
incorporate visual and acoustic mitigation into the
project through the use of built or natural
screening.
MU9. Guideline: Berms may be appropriate in some
areas to screen and provide sound mitigation. The
use of berms should be limited to where terrain
makes fences impractical. If used, berms should be
designed and landscaped to have a natural look.
FENCES AND WALLS:
MU10. Guideline: Where necessary, provide appropriate
fences and walls to screen or buffer residences
from the impacts of commercial uses.
Buildings can have a better
presence at the street edge by
placing only the handicap spaces
between the building and the
street, and the parking lot to the
side.
This landscaped berm matches
the overall setting and provides
significant screening.
LOMA COMMUNITY DESIGN GUIDELINES AND STANDARDS Appendix F
MIXED USE June 2010
42
OUTDOOR SPACES:
MU11. Guideline: Porches, patios or courtyards in the
front setback are encouraged. Provide seating
areas in open spaces of commercial developments
to create places to relax and interact.
MU12. Guideline: Open space for the use of residents
should be provided. This may be shared or private,
and should be separate from the open space for
the commercial uses.
BUILDING DESIGN
SHAPE:
MU13. Guideline: The mass of larger buildings (10,000
square feet or more) should be designed to be
compatible in scale with the smaller Western-style
buildings typical of the area, through the use of
offsets, changes in height, wall planes and roof
lines, and the use of additive forms such as porches
and bays.
HEIGHT:
MU14. Guideline: Buildings should be mostly one and two
stories tall.
MU15. Guideline: Taller portions of buildings higher than
two stories should be set back from the front
facade, especially for buildings located at the top of
the hill near the old school.
Additional floors may also be placed within an
“attic” space of a gabled building.
Mesa County Land Development
Code Section 7.5 provides
requirements for the provision of
open space in multi-family
developments.
Variations in the wall planes,
multiple roof levels, and a nicely
proportioned porch help to give a
sense of scale that fits with the
community.
A combination of one- and two-
story forms, with porches at both
levels, gives this building scale.
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June 2010 MIXED USE
43
MU16. Guideline: The first floor of multi-family residential
buildings may be set into the ground, creating a
“garden level,” in order to include a third floor
without substantially increasing the height or mass
of the building.
ROOF FORM:
MU17. Guideline: Residential buildings should mostly
have gabled or hipped roofs.
Southwest-style buildings with flat roofs
concealed by parapets are generally
appropriate for all types of uses.
MU18. Guideline: Gabled or hipped roofs should have at
least a 5:12 pitch; 8:12 to 12:12 pitches are
encouraged. Roofs with pitches steeper than 12:12
are discouraged.
MATERIALS:
MU19. Standard: The front and side facades shall be
finished with appropriate materials, as described in
the General Standards.
This applies to both steel buildings and other
types of construction.
A hipped roof with a cross-gable
on the front provides interest.
Roof pitch refers to the steepness
of a roof’s slope. A steeper-
pitched roof may provide room
within the attic for livable space.
LOMA COMMUNITY DESIGN GUIDELINES AND STANDARDS Appendix F
MIXED USE June 2010
44
ORNAMENT AND DETAIL:
MU20. Guideline: Incorporate patios, courtyards and
porch areas into the building design.
MU21. Guideline: Use design to provide interest and
pedestrian scale at the street.
Consider using projecting features such as bay
windows.
Awnings may be used over windows and at
entrances of commercial uses.
WINDOWS AND DOORS:
MU22. Standard: For commercial uses, provide
storefront-style windows or other sufficiently large
windows at the ground floor. The intent is to
provide openness at the pedestrian level and
visibility between the street and the interior of
businesses.
MU23. Guideline: Window design and placement should
be appropriate to the type of use – commercial or
residential.
MU24. Guideline: The size and detailing of entries should
be appropriate to the type of use – commercial or
residential.
A broad porch over the sidewalk,
recessed entries, large storefront
windows with architectural
details, planters and benches
make businesses inviting to
pedestrians. (Photo courtesy of
www.pedbikeimages.org)
Groupings of large double-hung
windows topped by transoms,
plus double doors, create
openness at the pedestrian level.
LOMA COMMUNITY DESIGN GUIDELINES AND STANDARDS Appendix F
June 2010 MIXED USE
45
SIGNS:
MU25. Guideline: Signs are preferred to be externally
illuminated but internal illumination is allowed.
Backlit cut-out letter signs and channel-lit letter
signs may be used.
MU26. Guideline: Roof signs are discouraged.
MU27. Guideline: Awnings should not be made of
material that has the effect of creating an
internally-illuminated sign when lighting is placed
inside.
All signs shall also comply with
the requirements of Mesa County
Land Development Code Chapter
8. These Standards shall control
where more restrictive.
The design and location of this
externally illuminated
freestanding sign complements
the building.
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MIXED USE June 2010
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LOMA COMMUNITY DESIGN GUIDELINES AND STANDARDS Appendix F
June 2010 HIGHWAY COMMERCIAL
47
D. HIGHWAY COMMERCIAL
Purpose
There are three Highway Commercial (HC) areas. The first
is located at the north edge of the I-70/SH 139
interchange, on either side of the state highway. The
north boundary is approximately what would be the L ¼
Road alignment. The other two Highway Commercial
areas are located along US 6. To the west, the area is only
on the north side of the highway, between 12 Road and 12
¾ Road. On the east, it is located on both the north and
south sides of the highway, between 13 3/10 Road and
what would be the 13 ¼ Road alignment, and extending
south of the railroad.
The intent of the Highway Commercial area is to provide
areas for commercial uses that are larger or more
intensive than those that would occur in the Main Street
or Mixed Use areas. Encouraged uses include commercial,
retail and service-related businesses and offices. Uses
could include traveler-related services, especially near
I-70, or could be local-serving, such as agriculture-related
businesses. Parks and open space could also be located in
the HC area.
From the Loma Community Plan:
“The Highway Commercial land use designation
incorporates mostly automobile-oriented commercial
businesses and services. . . Typical characteristics of
these commercial areas include larger setbacks,
internal street systems, individual pad-sites, and an
emphasis on auto mobility. These commercial areas
should be designed to incorporate local character and
enhance the pedestrian environment. Site design
should be cognizant of scale, noise, lighting, and
traffic implications on surrounding residential areas.”
HIGHWAY COMMERCIAL AREA MAPS
South
Northwest
Southeast
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HIGHWAY COMMERCIAL June 2010
48
CIRCULATION DESIGN
STREETSCAPE:
HC1. Standard: Provide landscaping to screen intensive
uses from view from the streets and residential
areas, per the requirements of Mesa County Land
Development Code Sections 7.2 and 7.4.
SITE DESIGN
SETBACKS:
HC2. Standard: Place the principal building close to the
street front, with other uses and the majority of
the parking to the side or behind the building.
PARKING LOTS:
HC3. Standard: All parking lots located within the front
half of the parcel or between the principal
structure and the highways shall only be used for
customer parking. All loading docks and
fleet/equipment parking shall be located in the
rear half of the lot or behind the principal
structure.
Design the parking and on-site circulation to be
subordinate to the building and so
development is not dominated by vehicle use.
Parking should be located to the side or rear of
the building, where possible. Minimize the
amount of parking placed between the street
and the building.
Landscaped areas that include
different types of evergreens can
provide a year-round screen for
commercial uses.
By placing parking to the side, the
front of the building can be close to
the street. A drive-through
window on the opposite side of the
building accommodates the auto-
oriented functions of the site while
minimizing its appearance from
the street.
Parking is provided on the side for
customers, while a fenced area to
the rear of the building screens
equipment storage and fleet
parking.
LOMA COMMUNITY DESIGN GUIDELINES AND STANDARDS Appendix F
June 2010 HIGHWAY COMMERCIAL
49
LOT ORIENTATION:
HC4. Guideline: Properties fronting on US 6 should
orient development perpendicular to the highway
in order to minimize visual impacts of the
development.
HC5. Guideline: Properties fronting on SH 139 should
consider visibility of the use from the highway but
development entrances should not be oriented
toward the highway.
Addressing several Highway Commercial standards and guidelines, this site layout has customer
parking only located in front of the building, with storage and business parking placed behind. The
large building is L-shaped to break up its mass, the front of the property is landscaped, and uses at the
rear of the site are screened.
By placing a building perpendicular
to the highway, the appearance of its
mass can be reduced.
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HIGHWAY COMMERCIAL June 2010
50
SCREENING:
HC6. Standard: Screen parking areas, loading areas,
outdoor uses and storage from view from the
street and from adjacent residential uses with
substantial landscaping or fencing, or by placing
such uses behind buildings, as required by Section
7.4 of the Mesa County Land Development Code.
HC7. Guideline: Commercial facilities should
incorporate visual and acoustic mitigation into the
project through the use of built or natural
screening.
FENCES AND WALLS:
HC8. Guideline: Fence heights and designs should be
appropriate to the screening needs of the use.
EXTERIOR LIGHTING:
HC9. Standard: Security lights and outdoor work area
lights shall have shielded bulbs.
OUTDOOR AND PUBLIC SPACES:
HC10. Guideline: Provide outdoor spaces such as
porches, decks, patios and courtyards when
appropriate to the use, such as at restaurants and
tourist-oriented businesses.
A porch across the front of the
building and a walled patio
provide outdoor customer spaces
separated and screened from the
gas pump islands. (Photo courtesy
of Gate Canyons Resort)
The parking and utility area is
mostly screened by the building
and a berm, with native landscape
materials.
A split rail fence, along with
varied landscaping, provides an
attractive screen for a large
storage building.
LOMA COMMUNITY DESIGN GUIDELINES AND STANDARDS Appendix F
June 2010 HIGHWAY COMMERCIAL
51
BUILDING DESIGN
SHAPE:
HC11. Guideline: The mass of larger buildings (10,000
square feet or more) should be designed to be
compatible in scale with the smaller Western-style
buildings typical of the area, through the use of
offsets, changes in height, wall planes and roof
lines, and the use of additive forms such as
porches, bays, etc.
HC12. Guideline: Orient long facades (over 75 feet)
perpendicular to the highway and major streets to
reduce the appearance of the building’s mass.
HEIGHT:
HC13. Guideline: Buildings should be mostly one and two
stories tall. Taller buildings may be allowed for
lodging uses.
HC14. Guideline: Taller portions of buildings higher than
two stories should be set back from the front
facade.
Additional floors may also be placed within an
“attic” space of a gabled building.
The mass of this long building is
broken up with a taller form at
the center and lower extensions
to the sides. The long front porch
with well-detailed gables gives
the building pedestrian scale.
A Western-style hotel with a
variety of building heights and
forms is suited to the community.
LOMA COMMUNITY DESIGN GUIDELINES AND STANDARDS Appendix F
HIGHWAY COMMERCIAL June 2010
52
ROOF FORM:
HC15. Guideline: Flat, gabled or hipped roofs are
allowed.
ORNAMENT AND DETAIL:
HC16. Guideline: Architectural elements should be in
scale with the building, and are especially critical to
provide human scale for larger buildings.
WINDOWS AND DOORS:
HC17. Standard: Define entrances using features such as
porches, awnings or canopies.
HC18. Guideline: Windows on building fronts should be
appropriate to the scale of the building and should
be placed to create visual interest.
HC19. Guideline: The number, type, style and placement
of windows should be appropriate to the use of the
building.
Commercial or residential-style windows may
be used.
SIGNS
HC20. Standard: Along the south end of SH 139, pole-
mounted and freestanding signs shall not be higher
than the tallest building on the site or the
maximum height allowed by Mesa County Land
Development Code Section 8.7, whichever is less.
Pole-mounted signs and freestanding signs
taller than twelve (12) feet in height are
allowed in the HC area along the south end of
SH 139.
The stone base and molded
stucco trim at the water table
and around the generous double-
hung windows result in a well-
detailed facade. The timber and
natural wood of the porch ceiling
complements the overall
building.
The support structure for
freestanding and pole signs
should be integrated with the
design of the site and building.
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June 2010 HIGHWAY COMMERCIAL
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HC21. Standard: Along the US 6 corridor, signs shall be
limited to monument and freestanding signs no
more than twelve (12) feet in height.
Pole-mounted signs are not allowed in the HC
areas along US 6.
HC22. Guideline: Externally illuminated signs are
encouraged along US 6. Internal illumination of
signs is permitted.
The materials, design and
landscaping of this monument
sign are compatible with the
building and the site.
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HIGHWAY COMMERCIAL June 2010
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LOMA COMMUNITY DESIGN GUIDELINES AND STANDARDS Appendix F
June 2010 RECREATIONAL COMMERCIAL
55
E. RECREATIONAL COMMERCIAL
Purpose
The Recreational Commercial (RC) area is located south of I-70 in two areas. The west area is
along Hawkeye Road, leading to the Kokopelli Trail parking and trailhead, while the east area is
on 12 ½ Road, adjacent to the boat launch. Land around the Recreational Commercial area is
either owned by the Bureau of Land Management or is designated Large Lot Rural/Agricultural
35+ (R/A 35+).
The Recreational Commercial area is intended to provide an area for commercial uses that
serve visitors and are related to outdoor recreation. Encouraged uses include tourism-based
commercial and hospitality development, niche retail, and recreation-based businesses. A
significant goal of the RC area is to complement the recreational amenities and provide multi-
modal connections from development to the Kokopelli Trail and the boat launch. Uses are not
intended to be auto-oriented. Design in the RC area should be nature-oriented and influenced,
drawing from the natural setting of the canyons and river, and working with the natural terrain.
From the Loma Community Plan:
“The Recreational Commercial land use designation incorporates primarily tourism-
based commercial geared towards outdoor enthusiasts, Kokopelli trail users, and
Loma Boat Dock users. These commercial areas could be designed to be a
pedestrian ‘village’ that promotes walkability and sociability among visitors,
although they should not prohibit ATV or horse access to trails. Given the proximity
to natural/outdoor recreation, these areas should be designed in a manner
consistent with surrounding character. Site design should be cognizant of scale,
noise, lighting, and traffic implications on the Loma community.”
RECREATIONAL COMMERCIAL AREA MAP
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RECREATIONAL COMMERCIAL June 2010
56
CIRCULATION DESIGN
STREETSCAPE:
RC1. Standard: The landscaping treatment along roads
shall be xeric-style, to emphasize the natural
setting of the area.
PEDESTRIAN AND BICYCLE SYSTEMS:
RC2. Standard: Develop pedestrian, bicycle and
equestrian connections to the Kokopelli Trail, the
boat launch and the surrounding area.
Develop multi-modal links to accommodate all
users – hiking, bikes, ATVs, horses, etc.
SITE DESIGN
SETBACKS:
RC3. Guideline: Buildings should be placed to work with
the natural terrain on the site.
Native plant and landscaping
materials along the road edge
can help a project fit into the
natural setting. (Top photo
courtesy of Eric Brandt
Architect)
Building design can reinforce the appearance of the natural terrain by stepping down to follow
the slope.
LOMA COMMUNITY DESIGN GUIDELINES AND STANDARDS Appendix F
June 2010 RECREATIONAL COMMERCIAL
57
PEDESTRIAN MOVEMENT:
RC4. Guideline: Clearly defined routes from the parking
area to the building entrance and other site
features should be provided.
The location and orientation of the main
entrance should be visible from the road or
main drive, but may also be placed to fit the
terrain and site features.
RC5. Guideline: Development should accommodate the
needs of multi-modal users.
PARKING LOTS:
RC6. Standard: Design parking lots to fit the terrain,
consistent with the requirements of Mesa County
Land Development Code Section 7.6.
Avoid and minimize areas requiring significant
cut and fill.
Avoid locating parking where it would be highly
visible from public lands or the Colorado River.
Minimize disturbance of sensitive landscapes.
Place driveways at locations that are best
suited to the terrain.
Creating terraces and breaking parking lots into smaller sections can complement the terrain
and help minimize the amount of cut and fill.
Providing connections to trails
for bikes, horses, ATVs and other
modes of transportation can
enhance development. (Bottom
photo courtesy of Georgia
Manus)
LOMA COMMUNITY DESIGN GUIDELINES AND STANDARDS Appendix F
RECREATIONAL COMMERCIAL June 2010
58
RC7. Standard: Control runoff from parking areas that
might impact natural areas.
Techniques such as pervious surfaces and
swales are encouraged.
RC8. Guideline: Landscaping and natural materials
should be used to break up larger parking lots and
provide screening.
Landscape materials should be suited to the
natural setting.
RC9. Guideline: The design of parking lots should be
suited to the needs of the users of the site and
should accommodate all modes of travel.
LOT ORIENTATION:
RC10. Guideline: Lots should be oriented to follow the
terrain and minimize alteration.
VIEWS:
RC11. Guideline: Development should be oriented to
take advantage of views of the canyons and river
where possible.
LANDSCAPING:
RC12. Standard: Landscape along roads and driveways
and around buildings and parking areas.
Areas of undisturbed existing vegetation may
be counted toward landscaping requirements.
RC13. Standard: The landscape design shall be xeric-
style, compatible with the natural setting and with
limited use of non-native plants.
Native plants and landscape
materials are encouraged, and
can provide texture, color and
visual interest.
Development should complement
the natural setting, river and
canyons, which are important
community assets.
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June 2010 RECREATIONAL COMMERCIAL
59
SCREENING:
RC14. Standard: Screen uses such as loading areas,
outdoor storage and trash enclosures from view
from roads and natural areas.
FENCES AND WALLS:
RC15. Guideline: Chain link fences are discouraged.
RC16. Guideline: Fences, unless being used for screening,
should be low (4 feet tall or less) and open in
design, such as split rail. Low walls built of
materials that blend with the landscape may also
be used.
RC17. Guideline: Where taller fences are needed to
screen outdoor storage and utility areas, materials
should blend with the natural setting, such as
stucco or split-faced block walls or natural wood.
Fence materials that do not blend with the
natural setting, such as PVC fences, are
discouraged.
EXTERIOR LIGHTING:
RC18. Guideline: Low-level lighting to suit the natural
setting of the area should be used to prevent glare,
light spillover, and impacts on wildlife.
Lighting should be directed only onto the areas
where lighting is needed at entrances,
walkways, parking areas and outdoor spaces
that are used at night.
Lights should be placed no higher than
necessary to illuminate the desired area.
Up-lights, unshielded bulbs, floodlights, or
other types of lights that could result in light
spillover are discouraged.
Rustic split rail fences are suited
to the area.
Step lights that direct light down
to walking surfaces, or recessed
lights set into overhangs, are best
to reduce light spillover.
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RC19. Guideline: Consider views from the river and
natural areas, as well as impacts on nocturnal
wildlife, when designing the lighting in order to
minimize impacts.
OUTDOOR AND PUBLIC SPACES:
RC20. Guideline: Open areas that complement the
recreational uses of the area are encouraged.
RC21. Guideline: Outdoor spaces appropriate for the use
and integrated into the natural setting and the
building design are encouraged.
BUILDING DESIGN
SHAPE:
RC22. Guideline: Buildings should be oriented to follow
the terrain and fit in with the natural setting.
BUILDING HEIGHT:
RC23. Guideline: Buildings should “step down” to follow
the natural terrain of the site.
Buildings that are close to the road should be
mostly one story tall.
Taller buildings should be located downslope
and away from the road.
ROOF FORM:
RC24. Guideline: The main roof lines should be parallel
to the contours of the site.
The stone accent walls integrate
the building into the outdoor
spaces and natural setting.
(Photo courtesy of Eric Brandt
Architect)
Building shapes mimic the
landscape features of the
surrounding area. (Photo courtesy
of Eric Brandt Architect)
The slope of the roof planes
matches that of the site. (Photo
courtesy of Eric Brandt Architect)
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June 2010 RECREATIONAL COMMERCIAL
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RC25. Guideline: Gabled roofs are appropriate for
Western-style buildings.
False fronts are generally not appropriate in
this area as they tend to give the appearance of
more height and create roof lines that do not
follow the terrain.
ARCHITECTURAL STYLE:
RC26. Guideline: The dominant architectural style should
be Southwestern. Some Western-style buildings
that are more rustic in appearance may also fit
with the natural setting of the area.
MATERIALS:
RC27. Standard: The front and side facades of all
buildings, including steel buildings, shall be finished
with appropriate materials that are suited to the
natural setting of the area. Permitted materials
include wood, stone and stucco.
Cultured and cast stone that is similar in
appearance to the native stone of the area is
permitted.
Wood siding should have a natural finish. If
painted, muted natural colors are preferred;
light or bright colors should be avoided.
Architectural metal may be considered on a
case-by-case basis. Rusted or weathered metal
will be most appropriate.
Brick is not appropriate, except for slump block
that has the appearance of adobe. Rock-faced
concrete block may be considered as a
secondary material; smooth-faced block is not
appropriate.
Stucco, stone, timber and metal
accents are all used on this
Southwestern-style building.
(Photo courtesy of Gateway
Canyon Resorts)
Stone and timbers give this
building a rustic natural
feeling. (Photo courtesy of
Eric Brandt Architect)
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ORNAMENT AND DETAIL:
RC28. Guideline: Porches are encouraged, to provide
shade and define entrances. Entry courtyards and
patios with sunshades or a southwest-style
“ramada” may also be used.
RC29. Guideline: Buildings should be simple in character.
Use ornament sparingly.
SIGNS:
RC30. Guideline: External illumination of signs is strongly
encouraged, to be consistent with the natural
setting and character of the area.
Signs should be internally illuminated only
when the type of use and hours of operation
require a level of illumination and visibility
greater than that provided by external
illumination. The decision to use internal
illumination should be carefully weighed
against the potential impacts on the natural
setting and aesthetics. Internally illuminated
signs, when used, shall be carefully designed
and placed to minimize impacts.
Illumination of signs should be carefully
designed to minimize glare and light spillover.
Back-lit cut-out letter signs may be used.
RC31. Guideline: Signs should be designed to blend into
and complement the natural setting of the area.
RC32. Guideline: Roof signs are discouraged.
Portales (porches), supported by
large timber posts and with open
beams instead of roofs, are
typical of the Southwestern style.
(Photo courtesy of Eric Brandt
Architect)
The local setting influences the
materials and design of this sign.
LOMA COMMUNITY DESIGN GUIDELINES AND STANDARDS Appendix F
June 2010 COMMUNITY GATEWAYS
63
3 COMMUNITY GATEWAYS
From the Loma Community Plan: “A community gateway is just that, a gateway or
entryway in to the community. It serves as a first impression to visitors as they
enter into a community. Thus, the layout and design of the gateway should attract
visitors to stop, explore, and eventually leave with a definitive image of Loma.”
WHAT IS A COMMUNITY GATEWAY?
The Community Gateways, or entryways, will establish Loma’s identity by marking key
intersections and corridors, and creating focal points. They will help define neighborhoods,
provide continuity between the different areas by creating visual links, and serve as connection
points for pedestrian and bike paths. The gateways will also welcome visitors and provide
information, helping people find their way by directing them to area attractions.
Features that may be included in Gateway design include signs (i.e., welcome, wayfinding,
informational, banners), landscaping, public art, lighting and street furniture. Public open
space, parks and gathering places may be developed around a gateway. Additionally, gateways
can be used to frame and enhance views. Gateways may be located at a single point, or may be
part of a corridor. In the latter case, the design of the gateway will be closely related to the
streetscape design.
The Community Gateways should draw on and emphasize community assets. These include the
old school, the Community Hall and the Loma Park in the core Old Town area. To the south, the
Kokopelli Trailhead, Colorado River and McInnis Canyons National Conservation Area, as well as
the expansive views, are significant. Also important is Loma’s location on the Dinosaur
Diamond National Scenic Byway, and its proximity to Highline Lake State Park and the North
Fruita Desert, all destinations for tourists.
HOW ARE COMMUNITY GATEWAYS CREATED?
Creation of the community gateways will occur through partnerships and community efforts.
Possible partners include the Bureau of Land Management (BLM), Colorado Department of
Transportation (CDOT), Dinosaur Diamond National Scenic Byway, Colorado Division of Wildlife
(DOW), Colorado State Parks, and Mesa County. The Union Pacific Railroad could also play a
role in some improvements. Local organizations and clubs may take on improvement projects,
or the community may come together through grassroots and cooperative efforts to build the
LOMA COMMUNITY DESIGN GUIDELINES AND STANDARDS Appendix F
COMMUNITY GATEWAYS June 2010
64
gateways. Private developers and property owners near the individual gateways could also
participate. Community-wide, developers can help reinforce the gateway design theme by
using compatible features in development designs.
COMMUNITY GATEWAY DESIGN THEMES:
Through the public workshops, a major theme for Loma’s community gateways emerged:
Western and Rural, emphasizing the Agricultural Heritage of the community. The secondary
theme is Nature and the Natural Setting. In all of the gateways, it is important to place
informative signs about the community that will direct people to activities, attractions, sites
and features.
Desired materials for the community gateways are sandstone,
river rock and wood, to reflect the natural setting of the area.
Stucco walls and structures could also be incorporated, and
metal, such as rusted sheet metal cutouts, may be desirable.
Xeric-style landscaping suited to the area should be used in all
gateway areas.
THE FOUR COMMUNITY GATEWAYS:
Old Loma Core Community Gateway
The Old Loma Core Community Gateway is
located at the intersection of US 6 and SH 139, at
the south edge of the Main Street Commercial
area. It is considered the starting point of what
was the historic downtown of the community.
The intersection and its related issues provide
both challenges and opportunities for gateway
development. Notably, the intersection of the
two highways will be signalized by CDOT, and
M ¼ Road will be closed with implementation of
the Access Control Plan. Within the community
workshops, citizens expressed a desire to make
the intersection feel “smaller” while improving
function and safety.
The design goal for the Old Loma Core Gateway
is to provide a welcome and information sign,
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65
directing people to area attractions and activities, such
as the Dinosaur Diamond National Scenic Byway,
Highline Lake State Park and Kokopelli Trail. It would
also draw people toward businesses and local amenities.
With the closure of M ¼ Road, there is an opportunity to
create a green space at the intersection, which could
include public art, landscaping and street furnishings, as
well as signage. Desired materials would include natural
sandstone, wood and plant materials suited to the area. There is an opportunity, through
streetscape improvements as well as private development, to carry the gateway theme and
appearance through the Main Street Commercial area, creating a corridor and reinforcing the
image of the place as the center of the community. This could include street lighting, banners
on light standards, landscaping, street furnishings and public art.
Related to the Old Loma Core Gateway is the Highway 6/Union Pacific Railroad corridor.
Landscaping and improving that right-of-way would greatly enhance the Loma community. It
would improve the aesthetics along US 6; it also provides an opportunity to incorporate a
pedestrian and bicycle path, enhancing multi-modal transportation. It would also help bridge
the barrier that now exists between north and south Loma. This is a long-range project, as it
would require forming a partnership with both the railroad and CDOT.
South Community Gateway
The South Community Gateway is
located at the I-70 Interchange. It lies
within the Highway Commercial and
Recreational Commercial land use areas.
It is a large area, including both sides of
the interstate, and it provides several
unique opportunities. Notably, there is
BLM land on the south side, along the
roads leading to the Kokopelli Trail and
the boat launch. On the north side, the
hill to the northeast of the interchange is
prominent and highly visible, and SH 139
draws people toward the Old Loma area.
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South: The design goal
for the area on the south
side of the interchange is
to provide interpretive,
informational and
wayfinding signs to
recreational and natural
features, as well as to orient people toward attractions in Loma and the surrounding area. An
interpretive pullout could be created (a partnership with the BLM, CDOT and/or DOW would be
necessary). This could also help provide definition to that part of the interchange. Currently, it
is a very wide space, due to the needs of trucks using the nearby Port of Entry; this causes
confusion to people looking for the trail and boat launch access. Through the Community
Gateway design, the intersection of the roads and ramps could be made more cohesive,
providing direction to visitors while improving function.
SH 139: On the north side of I-70, along SH 139,
a landscaped corridor or median is envisioned.
This would draw people toward Loma, and also
provide a connection for pedestrians and
bicyclists to the “Loma Green.” Signage would
be provided, welcoming visitors to Loma and
directing people to area attractions and
features. Other possible features include
landscaping and public art.
North: At the northeast corner of the
interchange, the large hill provides a unique
opportunity. Because it is both private property
and CDOT right-of-way, any improvements will
require a partnership. A major art feature is
envisioned on the ridge, visible to travelers
coming from both directions on I-70. The
feature would reflect the community gateway
theme of Loma’s Western agricultural heritage.
Photo courtesy of City of Grand Junction
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Southeast Community Gateway
The Southeast Community Gateway will be located
on US 6 between 13 ½ Road and 14 Road. The
intent of this gateway is to welcome people to the
Loma community, and would reflect the theme of
Western agricultural heritage. It is expected that
this gateway design will be simpler, possibly limited
to a sign and landscaping. Preferred materials
include wood and sandstone, with landscaping
suited to the area. In the community workshops, it
was suggested that improvements be placed to
visually screen irrigation structures from motorists
as they approach, where feasible.
Northwest Community Gateway
The Northwest Community Gateway will be located
along US 6 near 12 Road. It would be similar in
character and design to the Southeast Community
Gateway, welcoming people coming from the west.
It would draw on the Western agricultural heritage
theme, and would be simple in design, using wood,
sandstone and landscaping.
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4 APPENDIX
A. PROCESS AND PUBLIC PARTICIPATION The Loma Community Design Guidelines and Standards were prepared by Mesa County
Department of Planning and Economic Development, based on the input provided by citizens in
the Loma community through a series of public workshops. Approximately 30 people
participated in the workshops. Staff from the Colorado Department of Transportation also
provided input.
Participants in the process identified the key design themes and goals for the community as a
whole, as well as the individual neighborhoods.
The following workshops and meetings were held:
Walking Tour: September 15, 2009
Workshops: Community Character – September 22, 2009
Design Theme – October 5, 2009
Design Guidelines – October 26, 2009
Streetscapes – November 9, 2009
Gateways – November 23, 2009
Review Draft – January 25, 2010
Review Draft – March 1, 2010
Review Draft – April 5, 2010
Open House: Final Draft – May 3, 2010
Planning Commission: June 10, 2010
Board of County Commissioners: June 28, 2010
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B. SUMMARY OF LOMA HISTORY
EXCERPTED FROM “WHERE IS LOMA?” BY VIRGINIA DONOHO, 1983
(Courtesy of the collections of the Museum of Western Colorado)
1880 Some settlers such as John Roberts homesteaded 60 acres; Kiefer Brothers acquired 1,000 [acres]
1883 Narrow-gauge Denver & Rio Grande Western Railroad complete from Denver to Salt Lake City
1890 Standard gauge for Denver & Rio Grande RR No date for Loma depot and shipping yards
1891 Longfellow School built (called “Adobe School”) (Moved in 1916 to Enterprise Community)
1894 Grand Valley Irrigation Company incorporated Fruita Canal and Land Company Incorporated (also known as Kiefer Extension Ditch)
1895 School district #23 organized 1899 Kiefer extension Ditch completed
Built Loma school building (frame) Grand Junction sugar factory opened (closed 1929)
1900 First store (Mainard) (torn down) Sugar company’s two-story boarding house, large barn, granary and reservoir (Barn & granary torn down 1944)
1901 1,000 acres of Sugar Company land open to settlers for growing sugar beets 1902 First postmaster, Sam Galyean
Post office in building of Loma Supply (later the Pool Hall used this building) Park School in existence
1904-1917 Mormon Church (torn down) 1905 Loma Mercantile (Carl Osborn, Dave Brumbaugh, owners) (1917-1955 Fay Durham &
Earl Murphy) (torn down 1962) Loma Realty on South side of building of Mercantile (sic) 1907 Verner Z. Reed’s 1,000 acres for orchards, etc. “South of river school” in existence 1909 First Consolidated school district in Mesa County (4 schools into one) First Presbyterian Church Organized 1910 Brick, two-story 6-room school built First Presbyterian Church of Loma built
Methodist Episcopal Church organized Loma beet ramp constructed (modified and modernized through the years) (taken down late 1970s)
1911 Canning and Preserving Company set up and working (Largest in state at the time) (torn down 1919-20)
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1912 Hotel built (torn down in 1944) Midland Trail organized (Loma’s chapter in 1913) Rural mail route established
1913 Methodist Episcopal Church built (merged with Presbyterians in 1933) (Building torn down in 1939) Work started on High Line Canal (No dates given for construction of government creosote dipping plant & warehouse) (Warehouse torn down 1933)
1916 Mesa County Fair at Loma in unused canning factory (some time in the early years an Independent Lumber Company was set up)
Holly Sugar Company bought Western Sugar & Land Co. 1917 High Line (sic) Canal complete 1918 Grist mill to grind cornmeal started “School across the river” moved & renamed Valley View Sunset School open 1919 New store (called Loma Cash) (Stoveken & Holdredge) (Now called Loma General Store) Lumber company buildings burned Highline School open (called Kroskob School) 1920 Grimes & Snyder garage & repair shop (behind hotel) Road over Douglas Pass into Rangely 1921 Oil well north of Loma (others in area later) First hot school lunch in District 23 1922 Methodist Parsonage built (Moved: ’39) (torn down ’60) New Midkiff garage and blacksmith shop (in old Loma Securities spot) (torn down 1983) 1923 Reed Tracts Sale (38 farm tracts; 554 town lots) Reed Securities donated land for town park 1925 Hiram Long’s record potato crop check – $11,153 1927 Community Club organized (for fun and improvement) Worked started on Loma Park (renamed Rader Park in 1972) Cheese factory discussed and pledge supports taken 1930 Airplane landing field (called Fruita Airport) 1931 Hardware & feed store in Mercantile warehouse 1933 Potato Co-op using reclamation warehouse. Building moved to Fruita 1935 Co-op Beanery built (Taken down and moved in ’53) 1936 Monument canon (sic) road built Outside fire escapes added to school building Resettlement farm units began construction 1937 Resettlement families and goods arrived Electricity for Loma area (Sept.17) REA Sugar company donated land for artesian well Largest grade school enrollment in Mesa County (Loma) 1938 Community Hall construction by FSA Old Methodist Church donated for use on Comm. Hall 1939 Community Hall opened Methodist Parsonage moved to Presbyterian Church Jolly 16 Club organized
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1939 Drinking water pumped to Community Hall, school, and later to Mercantile Sentinel established Loma paper route (30 miles) 1940 Vanadium Mill opened 1942 D & RG depot moved to Tony Brach place 1943 Coal shipped from Loma (taken from Stove Canon (sic)) Loma Hotel sold (torn down 1944) 1944 Sugar company house sold to private owners Pool Hall sold and torn down 1945 Adobe tenant houses for farm labor torn down Holly Sugar office moved away Sunset & Valley View property sold to private owners Resettlement program liquidated Community Hall deed transferred to Loma School district 1947 New Bill Idler garage 1949 Loma Church of God built (sold in 1969 for a residence) 1950 Truman Evans had only bass fish farm in Colorado School districts reorganized (Loma in District #51) 1952 Church of God parsonage built (torn down 1979) 1955 New post office built Gilsonite plant (located on former airfield) 1957 Fire truck for Loma fire district (donated to Fruita in 1971)
Longest pipeline in the U.S. to carry solid material in the form of slurry to the Gilsonite Co.
1962 Mrs. Louis Guccini named Master Homemaker 1964-65 Ute water lines to homes and businesses 1966 Citation of merit for Loma post office Dedication of new church addition 1970 Presidential citation to Mrs. Percy Sheets 1971 I-70 complete from Fruita to Mack 1972 Park dedication: new name, Rader Park 1974-75 Natural gas lines to homes and businesses 1977 Mrs. Marguerite Beede named Merit Mother 1978 Kiefer Extension Ditch added to Grand Valley Canal Community Church no longer part of Presbyterian group 1982 Children attending school in a new building New addition started on church
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C. STREETSCAPE DESIGN OPTIONS
The following streetscape design options are intended to provide examples of how street improvements could be made in specific
areas of Loma, in order to achieve design goals and accommodate pedestrians and bicyclists. All options, including dimensions,
would be subject to adjustment for engineering. Current County standards for urban road sections are also provided for reference.
Developers should refer to the Mesa County Land Development Code and Road Standards when undertaking any project.
Area ROW Travel Turn/Median Parking Bike Lane Edge Pedestrian1 Landscape Notes
MSC 60’ 12’ Yes, 12’ No No Curb & Gutter, 2’
10’ On adj. property
60’ (68’ *)
12’ Yes, 12’ No 4’ Curb & Gutter, 2’
6’ On adj. property
(County Major Collector Standard) *Option – 4’ dedication or easement each side for 10’ sidewalk
60’ 12’ Turn only, 12’ Parallel, one side, where turn lane not needed – 9’
No Curb & Gutter, 2’
10’ On adj. property
86’ * 12’ Yes, 12’ Parallel, both sides – 9’ lanes
4’ Curb & Gutter, 2’
10’ Bulbouts in parking areas
*Requires ROW dedication, 13’ each side
100’ * 12’ Yes, 12’ 9’ parallel one side 27’ angled one side with backing area
4’ Curb & Gutter, 2’
8’ Bulbouts in parking areas
*Requires ROW dedication, 20’ each side Parallel and angled parking can alternate sides of street
100’ * 12’ Yes, 12’ Parallel, both side – 9’ lanes
4’ Curb & Gutter, 2’
9’ 8’ *Requires ROW dedication, 20’ each side
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Area ROW Travel Turn/Median Parking Bike Lane Edge Pedestrian* Landscape Notes
MUC 60’ 11’-12’ No Parallel – 9’
No Curb & Gutter, 2’
7’-8’ Bulbout in parking areas
Ease travel lanes to side and use parking width to add turn lanes
60’ 11’ Yes, 12’ No No Curb & Gutter, 2’
11’ 6’ possible with narrower sidewalk
Alternative: 5’ detached sidewalks with 6’ landscape at curb
60’ 11’ No No Possible with narrower sidewalk
Curb & Gutter, 2’
11’ detached 6’ Alternative: 7’ sidewalks and 4’ in-road bike lanes
44’ (Local)
11’ No No No Curb & Gutter, 2’
9’ Landscape on adj. property
44’ (Local)
14’, one travel lane
No Yield Street – 8’ parking on each side
No Curb & Gutter, 2’
5’ Landscape on adj. property
Yield Street
Area ROW Travel Turn/Median Parking Bike Lane Edge Pedestrian* Landscape Notes
MUR 60’ 11’-12’ Selected areas, 12’
No 4’ Curb & Gutter, 2’
6’-7’ 6’ Can increase Ped. or landscape if no bike lane
60’ 11’ No Parallel – 9’
No Curb & Gutter, 2’
8’ Bulbout in parking areas
Ease to side and use parking to add turn lanes
44’ (Local)
14’, one travel lane
No Yield Street – 8’ parking on each side
No Curb & Gutter, 2’
5’ Landscape on adj. property
Yield Street
44’ (Local)
11’ No No No Curb & Gutter, 2’
9’ Landscape on adj. property
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Area ROW Travel Turn/Median Parking Bike Lane Edge Pedestrian* Landscape Notes
HC 60’ 12’ Yes, 12’ No Combined Curb & Gutter, 2’
12’ Combined, one side only, detached
8’, one side only
60’ 12’ Yes, 12’ No No Curb & Gutter, 2’
10’ On adj. property
44’ (Local)
12’ No No No Curb & Gutter, 2’
8’
100’ + (Arter-ial)
14’ Yes, 14’ plus 1’6” Curb & Gutter
No Combined Curb & Gutter, 2’ or Shoulder, 8’
8’ detached 10’ min. For highways only – Principal Arterial
Area ROW Travel Turn/Median Parking Bike Lane Edge Pedestrian* Landscape Notes
RC 50’ (Local)
12’ No No 8’ Detached trail
Shoulder, 3’ Use bike trail 6’ natural area to separate bike trail
Area ROW Travel Turn/Median Parking Bike Lane Edge Pedestrian* Landscape Notes
Loma Green N of MSC
60’ 12’ No No Combined Path Shoulder, 3’ 9’ 6’
80’ * 12’ Yes, 12’ where needed
No Combined Path Shoulder, 5’ 10’ 7’ *Requires ROW dedication, 10’ each side Add’l landscape where turn not needed
100’ * 12’ Yes, 12’ where needed
No Combined Path Shoulder, 8’ 10’ min. 10’ min. * Requires ROW dedication, 20’ each side Room to undulate path
Loma Green S of US 6
100’ + 12’ Yes Substantial median, 14’ min. to create boulevard effect, with turn lanes where needed
No Combined Path Shoulder, 8’ 10’ min. 10’ min. Room to undulate path
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COUNTY
ROAD
STNDS.
ROW Travel Turn/Median Parking Bike Lane Edge Pedestrian* Landscape Notes
Principal Arterial
110’ 2 lanes, 16’ + 11’
Yes, 14’ plus 1’6” Curb & Gutter each side
No In-lane, not striped
2’ Curb & Gutter
6’ detached 10’6” Additional 14’ multi-purpose easement each side
Minor Arterial
80’ 2 lanes, 15’ + 11’
Yes, 12’ No In-lane, not striped
In Sidewalk 7’ including Curb & Gutter
No Additional 14’ multi-purpose easement each side
Collector 60’ 16’ Yes, 12’ No In-lane, not striped
In Sidewalk 7’ including Curb & Gutter
No Additional 14’ multi-purpose easement each side
Collector, Residential
52’ 18’ No Allowed where no turn lane
Not striped In Sidewalk 7’ including Curb & Gutter
No Additional 14’ multi-purpose easement each side
Local 44’ 14’ No No No Rollover Curb In Sidewalk
6’ 6” No Additional 14’ multi-purpose easement each side
2-Way Bike Path
12’ min. 8’ min. N/A N/A 2 lanes 1’ Shoulders Allowed use N/A
1 Citizens who participated in the preparation of the Loma Design Guidelines and Standards recommended the construction of detached
sidewalks, especially in residential areas, to accommodate snow storage.
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D. GLOSSARY
(Refer to the Mesa County Land Development Code for additional terms and definitions.)
Alignment: The arrangement of objects along a straight line.
Architectural Character: The combination of building form, scale, details, ornament and other
visual aspects that establish a building's identity.
Articulation: Architectural composition in which the elements and parts of the building are
expressed logically, distinctly and consistently, with clear joints.
Awning: An architectural projection or shelter projecting from and supported by the exterior
wall of a building and composed of a covering of rigid or non-rigid materials and/or fabric on a
supporting framework that is either permanent or retractable.
Bay Window: A window or set of windows that project out from a wall, forming an alcove or
small space in a room, either beginning at ground level or carried out on brackets or corbels.
Board and Batten: Exterior siding comprised of boards installed vertically and with strips of
wood (battens) applied to cover the joints between the boards.
Canopy: A roofed structure extending outward from a building providing a protective shield for
doors, windows and other openings, supported by the building and supports extended to the
ground directly under the canopy, or cantilevered from the building.
Community Gateway: A community entryway; an area containing improvements such as
signage, public furnishings and landscaping that welcomes people to the community and
provides a first impression.
Cross Gable: A secondary roof form, set perpendicular to the primary roof and having its
highest ridge at the same height or lower than the ridge of the primary roof.
Cut-out Letter Sign: Sign copy consisting of the attachment of individual letters to the building
wall.
Dark Sky: The preservation and protection of the nighttime environment and our heritage of
dark skies through environmentally responsible outdoor lighting; “dark sky compliant” light
fixtures are specifically designed to reduce glow and glare, light pollution, and light trespass.
Dormer: A roofed projection from a sloping roof that typically contains a window.
Eave: The underside of a sloping roof projecting beyond the wall of a building.
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Externally Illuminated Sign: A sign constructed of an opaque material that is lighted by
artificial light directed onto the sign face.
Facade: That portion of any exterior elevation on the building extending from grade to the
parapet or eaves, and the entire width of the building elevation.
False Front: The vertical extension of the facade of a building to give the appearance of an
additional story, to create a more imposing facade, or to conceal the roof. A false front may be
used to conceal a gabled or flat roof from street view.
Fenestration: The arrangement and design of windows in a building.
Freestanding Sign: A sign supported by one or more upright poles, columns, or braces placed
in or on the ground and not attached to any building or structure. See also Monument Signs
and Pole Signs.
Gable Roof: A pitched roof with two inclined planes that meet at a peak, or ridge, to form a
triangle. The term “gable” may also be used to refer to the whole end wall.
Gambrel Roof: A variation of a gable roof, each side of which has a shallower slope above a
steeper one, often referred to as a "barn" roof.
Green Pocket: A small area developed as a community amenity, with landscaping, street
furnishings and similar features; pocket park.
Hipped Roof: A roof with planes that slope inward from all exterior walls, forming a pyramid
and meeting at a single point, along a ridge, or at a flat roof.
Internally Illuminated Sign: A sign that uses translucent panels or materials and is lighted by
artificial light projecting through its surface(s).
Landscape Buffer: An area between uses that utilizes natural physical elements, plants and
topography to soften or mitigate buildings, structures or offensive uses and/or functions.
Landscaping: An area of ground that consists of living plant material including, but not limited
to, trees, shrubs, ground covers, grass, flowers, gardens and vines. These natural materials may
also be described as softscape. Landscaping may also include limited amounts of hardscape
such as patios and walkways and may include furnishings, art, fountains, lighting, fences and
retaining walls. Landscaping does not include off-street parking spaces, driveways, storage
yards or similar areas.
Mansard Roof: A hip roof where the lower slope on all four sides is nearly vertical and the
upper slope of the roof has a minimum pitch.
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Mass: The volume or build of a building or structure.
Molding: A decorative band or strip of material with a constant profile or section designed to
cast interesting shadows. It is generally used in cornices and as trim around window and door
openings.
Monument Sign: A freestanding sign, generally lower in height and attached to the ground by
means of a wide base of solid appearance.
Multi-Modal: A transportation system with facilities for various modes of travel (walking,
bicycling, automobile, etc.) that provides connections among modes so each can fill its optimal
role in the overall transportation system.
Native Landscaping: Landscaping material and design that is appropriate to the Western Slope
region of Colorado. Native landscaping includes plants that are endemic to the area as well as
appropriate and compatible plants that are adapted to the region and that are not invasive or
noxious.
Natural Setting: The natural features and characteristics of the area, such as hills, canyons,
watercourses, vegetation, wildlife and geology; physical characteristics of the subject property
that are not man-made.
Natural Terrain: The unaltered topography of a site.
Parapet: The extension of a building facade above the line of the structural roof.
Patio: A paved ground-level area open to the sky and adjacent to a building that includes
seating and other amenities; courtyard.
Pedestrian Scale: The proportional relationship between the dimensions of a building or
building element, street, outdoor space, or streetscape element and the average dimensions of
the human body, taking into account the perceptions and walking speed of a typical pedestrian.
Design at a pedestrian scale should imbue occupants and users of the built environment with a
sense of comfort and security, provide visual interest, and encourage the mobility and social
interaction of pedestrians.
Porch: A covered and floored area of a building that is open at the front and usually the sides,
typically supported by columns or posts. Porches are typically located at building entrances to
provide shelter from the elements and may include seating areas and other amenities.
Pole Sign: A freestanding sign, supported by a single upright pole or column with a diameter
approximately equal to or less than the depth of the sign, and not attached to any building or
structure.
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Primary Building Entrance: The main doorway into a building by which most people would
enter.
Projections: Any components or features that extend outward from a structure such as bays,
dormers, eaves, cornices, canopies, porches and chimneys.
Ramada: A Southwest-style roofed structure, open on the sides; arbor.
Recesses: Portions of the building, both in the horizontal and vertical planes, that are set back
from the building wall, either for pedestrian articulation, to provide space for windows and
doors, or to create special architectural detailing.
Roof Pitch: The slope of a roof plane, described as the ratio of the number of inches of vertical
rise to each twelve inches of horizontal run, i.e.: 5:12 means the roof rises five inches for each
horizontal twelve inches.
Rural (as a design context): Design that draws upon, relates to and reflects the local
agricultural setting.
Scale: The relationship of a particular project or development in terms of its size, height, bulk,
intensity and aesthetics, to its parts, its surroundings, and to humans.
Screening: The use of fences, walls, plants, berms, structures or other materials to shield or
buffer a use or activity from adjacent properties or uses.
Shape: The general outline of a building or its facade.
Siding: The narrow horizontal or vertical wood boards that are used to clad the outer face of a
building’s walls. Horizontal wood siding is also referred to as clapboards or lap siding. The term
“siding” is also more loosely used to describe any material that can be applied to the outside of
a building as a finish. See also “Board and Batten.”
Size: The dimensions in height and width of a building's components or facade.
Southwestern: An architectural style influenced by Spanish Colonial and Pueblo-style buildings,
typified by stucco wall surfaces, usually earth colored; projecting roof beams (vigas) extending
through walls; flat roofs with parapets or gabled roofs; rounded or blunted edges; and wood or
timber window trim and porch supports.
Store Front: The street level facade of a commercial building, usually having large display
windows.
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Streetscape: The elements within and along the street right-of-way that define its character
and functionality, including roadway design, pedestrian and bicycle facilities, building design,
street furnishings, landscaping, and paving materials.
Street Furnishings: Elements such as benches, tables, chairs, public art, trash receptacles and
newspaper boxes that are placed along streets to enhance the public realm and encourage
social interaction.
Viga: A timber extension that projects from the facade of a Southwestern-style building at the
roof level; a peeled log rafter.
Water Wise Landscaping: The utilization of basic conservation principles to maximize the
limited water supply of the area and encourage a healthy, hardy and drought-tolerant
landscape.
Wayfinding Sign: A sign or series of signs located in a manner that provides orientation and
direction to a destination or destinations within a specific geographic area.
Western: An architectural style reflecting the vernacular buildings of the American West and
more particularly those found historically in Western Colorado and in rural agricultural settings,
typified by gable roofs or false fronts; wood, stone or brick materials; porches; double-hung
windows; and traditional trim and detailing.
Xeric-Style Landscaping: A set of garden design and landscape maintenance principles that
promote good horticultural practices and efficient use of water. The term “Xeriscape” is a
registered trademark of Denver Water and means water-conserving, drought-tolerant
landscaping.
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E. REFERENCES
Loma Community Plan, Mesa County, Colorado, May 1, 2009
Mesa County Land Development Code
Mesa County Master Plan
Other Resources:
Colorado State Extension Service: www.ext.colostate.edu
Colorado Waterwise and the National Xeriscape Council: www.coloradowaterwise.org
Museum of Western Colorado: www.museumofwesternco.com
Dinosaur Diamond National Scenic Byway: www.dinosaurdiamond.org
Colorado Department of Transportation: www.coloradodot.info