Draft APPENDIX F LOMA - Home - Mesa County, Colorado

Draft APPENDIX F

June 2010

LOMA COMMUNITY DESIGN

GUIDELINES AND

STANDARDS

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


June 2010

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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.

http://www.pedbikeimages.org/


June 2010 INTRODUCTION

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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.


INTRODUCTION June 2010

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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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June 2010 GENERAL GUIDELINES AND STANDARDS

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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.”


GENERAL GUIDELINES AND STANDARDS June 2010

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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


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.



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





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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


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.



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.



21

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


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.



22

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.



23

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.



24

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.



25

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.


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.



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.



27

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



28

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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.


“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


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.



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.



32


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.



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.


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





34

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.



35

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.


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.



36

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.


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.


“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


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


June 2010 MIXED USE

39


“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)


MIXED USE June 2010

40

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.


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.


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.


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


facade, especially for buildings located at the top of

the hill near the old school.



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.


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.


MIXED USE June 2010

44


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


Groupings of large double-hung

windows topped by transoms,

plus double doors, create

openness at the pedestrian level.


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.


MIXED USE June 2010

46

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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.


“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


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.



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.



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.


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.



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


facade.



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.



52

ROOF FORM:

HC15. Guideline: Flat, gabled or hipped roofs are

allowed.


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.



53

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.



54



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.


“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


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.



57


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)



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.



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.



60

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.


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)



61

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)



62


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.


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


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,



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.



66

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



67

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.



68



June 2010 APPENDIX

69

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


APPENDIX June 2010 December, 2009

70

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)


June 2010 APPENDIX

71

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’


(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’


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


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


9’ 8’ *Requires ROW dedication, 20’ each side

DRAFT LOMA COMMUNITY DESIGN GUIDELINES AND STANDARDS Appendix F FINAL DRAFT

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Area ROW Travel Turn/Median Parking Bike Lane Edge Pedestrian* Landscape Notes

MUC 60’ 11’-12’ No Parallel – 9’


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



Yield Street


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’


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



Yield Street

44’ (Local)




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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’


44’ (Local)


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


RC 50’ (Local)

12’ No No 8’ Detached trail

Shoulder, 3’ Use bike trail 6’ natural area to separate bike trail


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

DRAFT LOMA COMMUNITY DESIGN GUIDELINES AND STANDARDS Appendix F FINAL DRAFT

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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


Collector, Residential

52’ 18’ No Allowed where no turn lane

Not striped In Sidewalk 7’ including Curb & Gutter


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

http://www.ext.colostate.edu/

http://www.coloradowaterwise.org/

http://www.museumofwesternco.com/

http://www.dinosaurdiamond.org/

http://www.coloradodot.info/

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