It is intended that the transitional overlay area be applied primarily to neighborhoods which are designated “rural residential” that are adjacent to principal arterial streets as designated in the Broomfield Comprehensive Plan. Within these neighborhoods it is desirable that the impacts of growth and the resulting traffic from the development on the existing neighborhood be mitigated. It is further intended that said designation will encourage and foster development that is compatible with the existing neighborhood. (Ord. 1835 §2, 2006)

The reviews, procedures, submission requirements, recording requirements, and other requirements of title 17 shall apply to all properties designated as lying within the transitional overlay area, except as modified herein. An approved site development plan, consistent with the requirements of chapter 17-38, Section III, B.M.C., is required prior to the issuance of a building permit for a use permitted in section 17-25.1-050. (Ord. 1835 §2, 2006)

Any area within the city and county of Broomfield designated as lying within a transitional overlay area shall be so indicated on the zoning map in addition to its respective zone district. (Ord. 1835 §2, 2006)

The provisions of the transitional overlay area are in addition to the requirements of the underlying zone district of a subject property and may supersede the zone district requirements. (Ord. 1835 §2, 2006)

The following development requirements shall apply to all proposed development that is permitted in this section in addition to all other applicable development requirements within the transitional overlay area. In the case of conflict between portions of the code, the transitional overlay requirements contained herein shall prevail:

(A) Permitted uses.

(1) Permitted office uses shall include offices and clinics for medical and professional uses such as doctors, dentists, optometrists, insurance agents, real estate brokers, lawyers, accountants, medical and veterinary clinics, and other similar uses.

(2) Permitted personal service uses shall include beauty shops, dog grooming, and other similar uses.

(3) Other permitted uses shall include bed-and-breakfast inn, art gallery/studio, live/work space, school/preschool, day care facility, and other similar uses.

(B) Lot coverage. Total lot coverage for all built structures, including accessory buildings, shall not exceed 20% of the total lot area. The footprint of any structure shall not exceed 10,000 square feet. Total building and parking coverage shall not exceed 60% of the gross land area.

(C) Minimum lot size. The minimum lot size for a residential use or a transitional use shall be one acre.

(D) Maximum building size. The maximum size of any building shall be 20,000 square feet of gross floor area.

(E) Maximum building height. The maximum height of any building shall be thirty-five feet.

(F) Building mass. Buildings shall not be greater than 150 feet in length or width.

(G) Building materials. The combined exterior wall surfaces on nonresidential buildings shall not be less than 50% masonry for the entire structure, excluding doors and windows. Walls facing the street must be at least 50% masonry. Masonry materials credited towards this requirement are brick, stucco, flagstone, and river rock/cobble.

(H) Building-architectural style.

(1) Nonresidential buildings shall emulate a residential building character. This will include gable roofs, residential massing and scale, roof eaves, dormers, and residential windows.

(2) A consistent architectural theme shall be presented with each project.

(3) Four-sided architecture is required.

(4) Rooftop mechanical equipment is prohibited.

(5) Gas meters, electrical panels, ground-mounted mechanical equipment, and transformers shall be screened with enclosures that incorporate the materials and colors to match the primary building.

(6) Building entryways shall be articulated with architectural features such as canopies, awnings, dormers, and structural elements such as columns.

(7) Outdoor storage, trash/recycling collection, and loading/service areas shall be located and designed in such a manner that they are fully screened from view from any public right-of-way, public trail/pedestrian corridor, and adjacent residential parcels.

(I) Landscaping adjacent to arterial streets. A minimum six-foot tree lawn is required to separate pedestrians and vehicles on arterial streets. In addition, a minimum of a twenty-foot landscaped area is required between the sidewalk and the building or parking area.

(J) Buffer area. The intent of the buffer area is to provide a visual and physical separation of nonresidential uses as described in this chapter, from adjacent residential uses. The buffer area shall consist of any combination of sound walls or landforms (berms), and trees. These elements shall be located in the northern end of the lot and at the sides of the lot if adjacent to residential or agricultural use. The buffer area on the northern end of the lot shall have a minimum depth equal to twenty-five percent of the north-south lot depth. The landscape buffer area at the north end of the lot shall include a berm, generally located near the center of the buffer area, with an average height above grade of six feet or a sound wall minimum six feet in height, and a quantity of trees of varying species. Drought-tolerant grasses are also encouraged in this area. The landscape buffer area at the north end of the lot shall include a minimum of one tree for each 1,000 square feet of buffer area. The trees shall be located so as to screen buildings and parking from adjacent residential uses. A mix of coniferous and deciduous trees shall be provided. The minimum height of coniferous trees is six feet. The minimum caliper of deciduous trees is two-and-one-half inches. The landscape-buffer area may be reduced to fifty feet when a residential or agricultural use is adjacent to the side yard of the transitional use.

(K) Internal site landscaping (areas between arterial street landscaping and buffer landscaping). Landscaping shall be provided to screen buildings and parking from adjacent residential uses. Drought-tolerant landscape materials are encouraged in this area.

(L) Site design and building orientation.

(1) Buildings shall be clustered to promote walkability and to create useable spaces.

(2) No on-street parking may be provided on an arterial roadway.

(3) No drive-thru or drive-in facilities are permitted in a transitional area.

(4) A minimum of forty-percent open area (as defined in section 17-04-302, B.M.C.), shall be provided in a transitional area.

(5) Buildings and parking lots shall be set back from the arterial street a minimum of forty feet.

(6) The minimum separation between buildings is twenty feet.

(M) Transit, circulation, and parking.

(1) Transit service shall be accommodated by providing space for bus shelters and associated site furnishings such as benches, bike storage, and trash receptacles, as appropriate.

(2) Shared access between adjacent properties is encouraged so as to minimize curb cuts on the arterial roadway.

(3) Parking lots shall be screened by buildings, berms, or landscaping.

(4) Large parking lots in excess of 100 spaces are prohibited.

(5) Sidewalks shall connect building entries with public sidewalks and parking areas.

(6) Pedestrian scale lighting shall be provided along sidewalks.

(7) Parking lot lighting may be provided if a photometric plan is submitted and approved. The maximum height of light poles in a parking lot shall be twenty feet. Maximum lighting levels in parking and drive areas shall not exceed five foot-candles. Cut-off lenses that direct light downward are required. The light source shall not be visible at the property line.

(8) Parking lot lighting levels shall be reduced to minimum levels (one foot-candle) required to provide security after normal office hours or between the hours of 9:00 p.m. to 6:00 a.m., whichever comes first. (Ord. 1835 §2, 2006)