Citation
Arapahoe airport center

Material Information

Title:
Arapahoe airport center
Creator:
Falk, Randy
Publication Date:
Language:
English
Physical Description:
approximately 200 pages, [6] leaves of plates : illustrations (some color), maps, photographs, plans ; 29 cm

Subjects

Subjects / Keywords:
Airports -- Planning -- Colorado -- Arapahoe County ( lcsh )
Airports -- Planning ( fast )
Colorado -- Arapahoe County ( fast )
Genre:
theses ( marcgt )
non-fiction ( marcgt )

Notes

General Note:
Submitted in partial fufillment of the requirements for a Master's degree in Architecture, College of Design and Planning.
Statement of Responsibility:
Randy Falk.

Record Information

Source Institution:
University of Colorado Denver
Holding Location:
Auraria Library
Rights Management:
All applicable rights reserved by the source institution and holding location.
Resource Identifier:
08677617 ( OCLC )
ocm08677617
Classification:
LD1190.A72 1981 .F34 ( lcc )

Full Text
Information
Guide
Site Map
lusive Agent
Grubb and Ellis
Commercial Brokerage Company




Price
"Jst
Date: June 1980
l ARAPAHOE ([
Prices are subject to change without notice




The Hotel/Convention Center
The Arapahoe Airport Center Hotel/Convention Center is to have as its primary function, the service of the airport center directly. The hotel proper will provide lodging for clients or other out of town business associates. The location of the hotel/convention center directly on the site is invisioned to add convienience for lodging and conferences to businesses in the complex. For convention uses, the hotel complex should provide a variety of conference/convention spaces for the Arapahoe Airport Center. In addition, it is intended that the hotel house or adjoin a full scale health club facility for further service to the tenants and their respective clients. Restaurant and retail facilities are also desired as an integral part of the hotel/convention center.


Goals And Concepts
The function of a hotel/convention complex such as is desired are many faceted. This complex should be the center of activity for a much larger area. It will house the major public spaces of the Arapahoe Airport Center and thus it should provide spaces which are attractive and comfortable to large numbers of people.
Due to the fact that the hotel shall function as a center for social and business activities, the spaces should have a dynamic quality which "spells out" that this is indeed a point of special importance.
The hotel should be visible to the major arterial which is Arapahoe Road, and inviting to the passerby to attract further usage of commercial facilities in the complex. In addition, the hotel/convention center should be readily accessible to Peoria Street, which is the direct connection to Arapahoe Airport.
Since the hotel will become a hub of activity, it should contain a variety of restaurants and retail spaces to further reinforce the notion of very public areas. As a further service, primarily for tenants and clients, a full scale health club facility is desired as a function of the hotel complex. The health club should be usable by both daily tenants of the airport center and overnight quests at the hotel.
In addition to its function as a center of activity, the hotel/ convention center should provide the utmost convienience to its guests. Facilities such as restaurants, retail shops, and a health facility will add to an enjoyable stay at the hotel.
In addition, the guests should be provided with very pleasant and comfortable private spaces away from the hustle and bustle of the public areas. The provision of both quality public and private spaces and the separation of the two will most likely become a major design issue during later design phases.


Site Information
The site for the hotel is located at the intersection of Peoria Street and Arapahoe Road in tract C of the Arapahoe Airport Center. Arapahoe Road is a major arterial which directly connects the site to interstate automobile travel and other metropolitan facilities. Peoria Street is the connection between the complex and Arapahoe Airport. Convienient access should be provided to Peoria Street and Arapahoe Road as well as the Arapahoe Airport Center as a whole for the Hotel/convention center to function to its fullest capacity.
The hotel site slopes up from Arapahoe Road to the South. The slope terminates in a small hilltop further into the site. The slope of the site provides the oppurtunity for somewhat of a natural buffer from potential noise and pollution from Arapahoe Road.
The views from the site are most likely the greatest attribute of the location. Since the site slopes to the south and yet forms a small hilltop further inward on the site, the views are exellent in almost every direction. It should be noted however that the most interesting views are the Denver Central Business District and the metropolitan area to the north and the front range to the northwest, west, and southwest.
Solar impact on the site will be an issue of importance. Due to the fact that the site slopes downward to the north, achieving the advantages of the sun may pose some problematic design issues. However, due to the suburban layout of the Arapahoe Airport Center, no direct blockage of th sun from the south should occur. Consideration of the sun''s impact will need to be given in the location of areas in the building, i.e. areas that could be sensative to large heat loads and areas that require direct sunlight.


The major outdoor spaces should most likely occur on the southern side of the complex for maximum usability in addition.
Finally, in regards to transportation, the site is linked convieniently to Interstate 25 and Interstate 225 via automobile. Also, the direct adjency to Arapahoe Airport makes air travel to and from functions on the site very feasible. Thirdly, mass transit is another available means of transportation to the site.


Design Considerations
A hotel is generally divided into two main areas, which I will call "frontstage" and "backstage". The frontstage is the area open to guests and the public. The backstage, in contrast, is the area where all services for the hotel should be carried out. Backstage areas should never be visible from frontstage areas. Usually, the main problem of designing an efficiently operating hotel is that of creating two entirely separate circulation paths that do not intersect and yet follow nearly concurrent pathways. An item of note is that generally for hotels of this size and specification, there are approximately ten guests for every eight employees


Parking
A note should be made here about parking and that is that it should be as close to the porte coch^re/entrance as possible. Due to the suburban location, dependance on the automobile will be greater than in other locations and thus efficient auto circulation and parking should be provided. Both guest room parking and additional general parking for a variety of users, such as restaurant, retail, and health club users, should be provided. Further information on parking requirements is given later in this report under "Design Guidelines".


Entrance/Porte Coch^re
The major entrance should be placed at a point where it is quite visible to arriving automobile traffic. As well, the circulation way should be clear to passing motorists. The arrival drive should make allowances for such things as short term parking and unloading, taxi waiting areas, and valet parking. Parking shoudl be so located so as to allow a guest to be
dropped at the porte cochdre and from there allow a direct
route to the parking facilities. Separation of pedestrian traffic is absolutely a must at this location due to the fact that the
people involved will be much more concerned with their individual
destinations than with observing and avoiding other forms of transportation.
The entrance itself should also be an area of special consideration. This will be the point that casts the first impression of the hotel/convention center to the approaching user and thus the entrance should be an experience providing interest, as well as protection. Indeed, A comfortable and dry approach from vehicle to the interior space is an important design parameter and this protected approach should be provided for in all climatic conditions.


2. Front office
Entrance and other uses
Public
irculation
Separation: public areas
Guest
circulation
Rooms
Service
ctrculation
Support
services
:rea n .acilities
Shops
Main entrance
Porters baggage store
Car park and garages
Restaurant
> Cocktail lounge
Coffee shop
Lobby -------- Front office
Cloakroom, toilets
Lounge bar
> Meeting rooms
Elevators,
stairs
Guestrooms
Service elevators, stairs
Maintenance stores
Housekeeping
W------ Room service
Direct services Front desk services. Back-up services
Entrance
Circulation
Reception
Intermediary services
Function areas Back-up services


Delivery/
disposal
Primary
stores
Secondary stores/ operational areas
Drink
stores
Bar stores
Reserve
stores
Goods
entry
T ableware
Linen
Utensils
Bulk food stores Kitchen
stores Mdiii kitdicn
Weighing
and
checking
Reluse
storage
Maintenance stores

Works recorc hops s
Reserve
stores
Computet
Communications
Generating plant
tlectricat
* Water supplies
Drainage
Calorifiers, hot water
Refrigeration
Air conditioning
-[
Fittings

Furniture
Furnishings
Linen rooms
----------3r
Laundries
Boilers, space heating
Distribution
Bars
Finishing
kitchens
Servery
Servery
Pantries
Distribution
systems

Service elevators



Outlets
Lounges
Coffee
shop
Speciality
meals
Banquet
halls
Function
rooms
Recreational
areas
Main
restaurant
Room
service
Public
areas
Guest
rooms
House
keeper
2. CORRIDORS AND STAIRS '
2.01 In the public areas of a hotels corridors involve loss of space and adaptability in addition to extra construction costs. As far as possible, circulation should be through areas which are capable of other use (lounges, shopping precincts) or which serve as focal points for multiple activities, such as lobbies. The corridors leading to guestrooms have necessarily to be separated, and here considerations of convenience, noise attenuation and privacy are important aspects of planning. Equally important is the need to provide for efficient room service, housekeeping and maintenance work.
All circulation routes must satisfy requirements for safety and facilitate control and security. In particular, corridors, passages and stairs must comply with the specific standards laid down for fire escape routes if unnecessary duplication is to be avoided.
Consideration Typical provisions: corridors used by guests and non-residents
Damage to walls Fending off with prominent skirtings and panels. Protection of exposed corners. Wall coverings should be tough and washable
Marking of floor Best commercial grade carpet with close pattern balanced colour to disguise shading and staining
Sjlety No projections into space: ail fittings and outwarc opening doors recessed. Floor coverings must be secured down. No loose joints or floor projections allowed. Changes in level, where permitted, shouic be by:
(raJual ramp: maximum incline 1:10; preferably no steeper than 112


non, ivovuict t:u\ expuuucu sito,t opening u.t /i'-'1 ' Below: Hotel guestrooms.
(a) Typical layout for twin bedded room with clothes storage and dressing table along party wall. Si:es idll vary according to standards of luxury and site conditions.
(b) Layout for single bedroom (note double bed for use as double room if required.
(c) Similar layout to b but with twin beds. Note vanitory unit layout for bathroom.
(d) Layout similar to a but with studio couch which swings out from the wall to form bed.
(e. f) Shadow Mountain Resort, W. Virginia. Proposed arrangement of rooms to provide separation of sleeping and living areasextending on to a private balcony or terrace (lanai). Architects: Morris Lapidus Associates.


(ifcf)
1_
l
J
OP
=.a
balconies, angled to the corridor. Architects: S. Milicevic, Energoprojekt.
(h) licit* Horizonte Othon Palace Hotel. Eased on a curved plan.
' 1
9*
-o
N
S *
V v-


Space requirements for various items of guestroom furniture
7T
if
s i {
W

'll
SOO C 21 *)
__i
PLAN
clothes hongrng space
ELEVATION per person
J8DO
Ct2*)
f7SO
(W*>
(560 ( 22 ) minimum clearances for clothes hongmg i clear inside
access and putting on coat space
SOO ( 20*1 deor of bed
6SO (26*) clear of wall
Tepical ccenbined unit open fot ttooiient hotel / motel
I | 400 to SOO i IS*to 21*
PUN r-
dresimq and writing table j
400 (J2*>
> clear of bed or wall
ELEVATION
IS 600
PLAN
Typical combined unit The luqqaqe rack may be separarea and rhu space used for coffee and tea makmq focilitiet
JOO
v!2*>
600 ,
16*1
IOOO
END ELEVATION
(39 S"> i Ctee table of met)
2000
SECTION
(79 i
1370
iS4V

lights controlled from bedhead >Sy-
E E


angled to wall to facilitate bedmckmg
Cdjocenf
to wai!
3$C cieor *
560 mm. IOOO j -*50 ; IOOO
T <22) * <39 S-> i (') i (39ST
Typ-cal twm unit with poddec bedheads
PLAN snowing iayowf of bed
4SO from bed 560 ( 22") from wo l or cup: rmnrmum clearances for bedmakmg


I
i i
r

*
j
I
Employs! facilities
'
, 1
Unm and paper storage lime recorder
Employee 1
dmmg
Guest
faatities
Common storage r* i Bake shop 1 Fountain service 1
1 1 1
! I
1 1
Refrigerator and frozen storage Meat h Cooks
preparation . i unit i i *1
1, i i Short order
i i ,
Vegetable j- Salad and sandwich unit -w
*1 weparation i w i i I
i i 1 i i
Ventilated i Hot ano pan washing and storage i
storage
Serving
3X3
Dining
rooms
and
catering
!a*l
i
J Ca" f 1 | Janitor
1n truck )J 1 close!
| washing j
Dishwashing
^ I PIoh diagram showing functional relationships.
id preferred. Wider aisles rnny be required *^1^, are uew-- A 3-ft skid on a hydraulic aaeds maneuvering room. I# rolling bins ^^rb(l* cans on dollies ere used for storage.
location for these. If cans or bins are ^ gtieives, adjust height of bottom shelf ^aar and allow for work space for removing ^ from these containers- Fixed shelving ^ fre beat when planned to suit the sizes of stored. Consider both interspace and wo uiteble. Condiment bottles, cereal pack* mn(j canned goods differ in packoge sizes ^in stacking quality. The depth of a, shelf u accommodate either the width or length csss, *nd th* interspace should be ade-tor the number to be stacked one on top father. Allow 1 % to 2 in. as free space <>tafff positioning. Add thickness of shelv-
centers.
^aaition heavy items to reduce lifting end
i
l i I
dispensing. Drums of oil ard vinegar
* -ujd have spigots and be equipped with
v or located on cradles. Table surface
cal** should be located for convenient of dry stores. Plan to have all products g in. above the floor or movable to facil-deeomg of storage area. Limit height | ^ihelf for easy reach without aid of stool
* (t#pladder. The average vertical reach of
*
men is 84% in. and of women 81 in. Use of the top shelf for light, bulky packages, such as cereal, is recommended.
Refrigerated and Low-Temperature Storage There are many factors affecting space needs for refrigerated and low-temperature foods. Across-the-board figures generally should be used only in preliminary estimates. The quantity stored at one time will dictate the storage needs. Variation in the type of storage also will be indicated by the types of items to be stored. Allocation in preliminary planning may be as follows: 20 to 35 percent for meat (portion-ready meats require % to less space than carcass or wholesale cuts); 30 to 35 percent for fruits and vegetables; 20 to 2S percent for dairy products, including those in serving areas; 10 to 25 percent for frozen foods; and 5 to 10 percent for carry-over foods, salads, sandwich material, and bakery products. A requirement of 15 to 20 cu ft of refrigeration per 100 complete meals has also been used by some planners. Others state I to 1% cu ft of usable refrigerator space should be provided for every three meals served. Analysis of a number of award-winning installations indicated that approximately 0.25 to 0.50 cu ft of refrigerated walk-in space was provided per meal served, and frozen walk-m space approxi-
RESTAURANTS AND EATING PLACES
mated 0.1 to 0.3 cu ft per meal served. Additional low-temperature or refrigerated space in terms of reach-ins was not calculated. In some climatee, refrigerated space must be provided for dried fruits, nuts, cereals, snd other foods to prevent weevil and insect infestation.
A walk-in becomes feasible for an operation serving 300 to 400 meals per day, and refrigerated pass-throughs can be added when from 400 to 500 meals are served par day. A walk-in 5 to 6 ft wide does not permit storage on both sides with adequate aisle space. Storage space of 1 % to 2 ft should be allowed on either side of the aisle. If crates or cases are stored, this may have to be increased. Aialee of 30 in. are usually too narrow; 42 in. are desirable. If mobile equipment is moved in and out; aisles may have to be wider. Walk-ins that are S to 9 ft wide and about 10 ft long are minimum size. This allows for two storage areas 30 in. wide with a 3 to 4 ft aisle. If added width is desired for storage space in the center, allowance for storage ereas of about 3 ft wide and 42 in. minimum aisles should be provided. Large walk-ins may be designed for lift truck operation, with doors opening from the receiving dock on one side and into the kitchen opposite. If this is done and lift trucks are used, space must be provided in storage aisles for their working and turning around. Doors should be a minimum of 42 in. wide to admit large crates and containers or be sized to suit mobile equipment. Ooors to low-temperature areas era most often planned to open into a refrigerated area. If this is not dons a haating device may have to be installed on a door opening into a' warm araa to prevent its freezing tight from condensation. About 12 to 1 5 sq ft must be kept free for every door opening. About 45 lb of frozen food, if stacked in cases, can be stored par cubic foot. About 30 to 35 lb of refrigerated food can be stored per cubic foot.
Sanitation Areas
Dishwashing Area The space required for the dishwashing operation depends on the methods and equipment used. In all instances there must be adequate room to receive the volume of soiled dishes likely to arrive at any ona time, plus space for scraping, stacking, and placing in baskets on a conveyor of a machine or into a prerinsing operation. The dimensions may be only 30 to 36 in. for a single tank machine, 60 to 72 in. for sinks, or 7 to over 30 ft for e conveyor-type machine. The requirements in the clean dish area will vary. It is important that there be enough space for dishes to be exposed to air for sufficient time to air-dry before stacking. For a basket-type machine, it is well to allow space equal to that required for three baskets, a stack of trays, and three or four stacks of dishes. For basket machines, it is usually recommended that the clean dish area occupy 66 percent of the total table space and the soiled dish area, 40 percent.
Methods used for transporting and storing dishes will influence space needs. Where mobile etorsge equipment is used, more space is needed for the several units than where one cart is used for transporting and is repeatedly loaded and unloaded. A table surface is desirable for sorting, treating, or inspecting silver and other tableware. The installation of a domestic washer and drier in the dishroom may require space.
Pol and Pan Section Provide a soiled utensil collection area adequate for the largest volume that normally arrives in the section at one time. The busiest periods are likely to occur when preparation containers are emptied for service
621


Width to to
__________; 2-o___________;-3
* Lower range only d chairs, etc., do not project into

WALL OR OTHER FIXED OBSTRUCTION
&
S
i

c
3
s
WALL OR OTHER FIXED
UWWT< OtF MOV-e
RESTAURANTS AND EATING PLACES


<
Abs. Min. Des. Min. Comfort- able
- Pubitc circ n 3-0 to 3-6 3-6 to 4-6 3-6 to 4-6
Service only 2-0 2-6 3-0
8 To wall 6 to 1-0 10 to 1-0 1-0 to 1-3
_ Between uniti 1-6 1-10 2-0
Diameter 2-8 2-10 2-10
Perimeter per seat MO 2-0 2-2
* For seating units for more than 4 persons, round tables are usually recommended; diam* eter depending on perimeter necessary to seat required number.
dimensions in feet and inches
Abs. Min. Des. Min. Comfort- able
Service or pub. 1 circ'n 2-0 to 3-6 2-6 to 4-6 3-0 to 5-0
# gatween units 3-0 to 3-6 - 3-6 to 4-0 3 V to 4-0
*>!h 3-6 3-10 to 4-0 4-0
1-8 := 2-0 2-0 to 2-3 2 4 to 2-6
l ] Table end chair uniti.
1 Abs. 1 Min. Des. Min. Comfort- able
^ Service or pub. 3-6 to 4-6 4-6 to 5-0 5-0 to 5-6
circ n
8 To Well 2-0 2 0 to 2-6 2-0 to 3-0
C Between units Q to i -0 1-0 -
Lenqfh 3-6 3 -10 to 4-0 4-0
Width 1-8 TO 2-0 2-0 to 2-3 2-4 to 2-6
623


Commercial
RESTAURANTS AND EATING PLACES
2 PERSONS SIDE RY SIDE
Abs. Min. Des. Min. 1 Comfort* able
Service
A end pub. cire'n 2-6 3-0 | 3-6 i
Length 3-6 3-9 4-0
Width 3-0 1-3 i 3-6
Note: Tht type not ordinarily recommended.
2 PERSONS FACE TO FACE
Abs. Min. Dee. Min. Comfort- able
Service 2-6 3 0 3-6
A and pub. to to to
circn 3-0 v-0 5-0
2-2
Length 2-0 to 2-6
2-6
+-to 5-2 5-8
Width to to to
5-6 5-6 5-10
dimensions in feet and inches
4 PERSONS
Abe. Min. Dei. Min. Comfortable
Service 2-6 3-0 3-6
A end pub. to to *0
circ'n 3-0 4-0 S-0
3-9 4-0
Length 3-6 to to
4-0 4-2
410 5-2 5-8
Width to to to
5-6 5 6 5-10
BOOTH FURNITURE HEIGHTS
Abs. Min. Des. Min. Comfort- able
H 3-0 to 3-6 3-6 4r0
S 1-5 to 1-6 1-5 to 1-6 1-6
T 2-5 2-5 to 2-6 2-6
W 1-8 to 2-0 2-0 to 2-2 2-4 to 2-6
Seat 1-4 to 1-5 1-5 to 1-6 1-6 to 1-8
Spley 0 to 0-3 0-2 to 0-3 33 */2 to 04
fig. 4 Booths.


RESTAURANTS AND EATING PLACES
lllll III; 11 '" '* *** H 111111 u i 11 H|
,---------,
jO O Oj x
-----------1
[counterman's aisle >-
COUNTER
N
oooo
8lcc
UJ
Q.
<
ff^HOAtO (straight) TYPE
Abs.
Min.
n

Desirable
Min.
M, cookinq equipment | 1 6 ?-0
-^jSTeookihq oquipt. 2 0 2-6
?erton 2 0 2-3
Tmoro peron 2 6 2-9
1 10 2 0
9 1-2
3 6 4-6
1 0 1-2
% f '0 2-3
Variations in Shape
Usual Minimum
A 2-o to 3-6
2-6 to 4-6
C ?-9 to 5-6
dimensions in fee* and inches
level floor
^ i Food 6n-
HEIGHTS
CO
a
t. __
r1 X
r
IT O 5 CD
DROPPED FLOOR
Ranqe of Dimensions Ranqe of Dimensions
2-6 to 3- a X l-2 to I- 3
3 0 to 3 o Work 2-4 to 2- 7
7 1o I0 s I -6 <> 2- 6
2-4 to 7- 8
Ranqe of Dimensions
8 3-0 to 3- 6
K 2-4 to 2-I0
S l-6 to 2- I
X I-2 to I- 3
Work 2-4 to 2- 8
625


Commercial
RESTAURANTS AND EATING PLACES
SERVING TABLE (&. sideboard)
Abs. | Min. Des. Min. Comfort* able
As Service only 2-fc | 3-0. 3-6
Ap Public circn 2-0 2-6 3-0
q Clearance to ad* iacent units 2-0 2 3 2-6
Length i Width 1 10 ' 42" is ae aae.
Display tables (hors doeuvres. etc.) usually 5'0" x 2'0": (wines). 3*0" round
TO
AREA OCCUPIED J \ BY CART WHEN ww-l STORED: 38x21^x35"
1
SERVING CART
Abs. Des.
Min. Min.
As Service only 2-0 2-6
a Turn radius 3-0 3-6
o Ooor, opening width 2-0 2-6
Approx, area when stored: 3S" x 21W x 35"
TRAY STAND
WAl 11 1 1 1 1 .L OR COLUMN 1 Abs. Des. | Comfort- able
< 51 JjtH i i As Service only 2-6 3-0 | 3-6
i Ap Public circ'n 2-0 *> ^ 3-0
Jc| L c! £ Cleerance to ad- j iacent units 1 2-0 o ) 1 2-6
CL rr I i | AREA OCCUPIED BY TRAY STAND Length (trey) ) Width (trey) | DeDen0S on tyo 5 of restaurant.
i/f < Approx, area of stand, stored: 5" x 20" x 34"
\ _i i WHEN STORED: 5x 20''x 3 4
WATER COOLER
Abs. Min. I Des. Min. 1 Comfortable
As Service only 2-3 : 3-0 ! 3-o
Ap Public circ'n 2-0 2-6 ! 3-C
g Clearance to adjacent units Can arrnnoe or foc or tront
Lenqth } OeDenas or Width \ inciuoed. capacity and if glass storage
fig. 6 Solving units.


RESTAURANTS AND EATING PLACES
kLL

Ubackbar
; ft
* 6
BARTENDERS aisle

BAR
S'fflooe
Ml
Uit
cc.
<
£
CURVED TYPES: Radius R should ba at laast
2 ft.; other dimensions as for straight types.
$JCHT TYPEwith or without stools
Abs. Oat. Comfort-
Min. Min. abl.
3-6 to 4-6 4-0 to 5-0 4-6 to 6-0
-all 1 -0 to I *o 1-2 to 1-6 1-4 to 1*6
Cj cant, to cant. 1-9 to 2-0 2-0 2-2 to 2-6
i^Tto bar 9 to 1 -0 1-0 l-l to 1-2
1-6 *s 1-3 !-8 to 2-0 2-0 to 2-3
.rtandar s aisla 2-0 t= 2-2 2-6 3-0
2-3 to 2-6 2-5 to 2-6 2-8 to 2-9
Ear loiigth: Allow from I ft. 8 in. to I ft. 10 in. per person for stendup bars: 2 ft. for each stool.
Ear depth; No increase in depth is needed for more than I bartender, as each man should be provided with his own set-up space in the work counter and oack-bar.
Service bars: These are usually from 6 to 8 ft. long, for I-man service* from 10 to 12 ft. long if 2 bartenders are needed for ceak service oeriods. No fee trail, counter overhang or stools are required. Location is often adjacent to kitchen anci concealed from patrons: however advertising valve: sometimes cause it to oe set in puc:>c view. In the latter case, a -ope rail or similar ceice. to discourage patrons tom standinq at the oar. is often advisable.
R
BAR HEICHTS
dimensions in feet and inches
RAIL OR STEP
P 7 tp 10 Usual | Usual
M = 7 to 10-------------------------------------________________________
^_______________I a _______T9_____
88 3 6 5 3-9
Cob_____________ 3-0 -o 3-iO ~ S-C -o 5-7
s_______________ : -c 2-6 :-7
Work 2* 2-6
X 1 i 0 to 1-2 ! 1-2 to 1-3
jsaor ban.
627


Commercial
RESTAURANTS ANO EATING PLACES
CASHIir S DISK and COUNT1R
i

Cashier's A? tip
Public
Aisle
Length
Width
Rf. I Check roese.
Usual Minimum 2-0 to 2-4
3-4 to S-0
4-0 to 4-0
2-0 to 2-4
dimensions in feet end inches
and immediately following service when ser-vice equipment ie brought from the serving arees. A disposal or a removable strainer above a drain ie desirable for waste removal.
When allowing apace for the pot and pan section, 40 aq ft is generally regarded as a mini* mum for the smallest unit. The free work aisle between the sinks and other equipment should be 4 ft wide. The space allowance above the minimum will vary widely depending upon the type equipment used and the volume of pots and pans handled. Lass space in relation to the maximum load may bo required where a mechanical washer is used and fewer labor hours will be spent in handling a large volume per unit handled.
Miscellaneous Sanitation Areas For washing mobile equipment, apace is needed where splashing can be confined and that has satisfactory drainage. This area may be adjacent to the dishwashing section or to the place where can washing is done. The size and type of equipment to be handled will govern the space needs.
A storags area for emergency cleanup equipment ia needed in convenient relationship to dining rooms and work sections. Spillage and breakage create unsightliness and are accident hazards. Immediate cars usually does not require heavy or large equipment but may be handled by a small broom, dustpan, small mop, and bucket not used for major cleaning. A mobile unit may be designed to carry these things, or a small closet may be provided.
Major cleaning equipment required will depend on the floors, finishes, and furniture to be cleaned. Determine whether e power sweeper, scrubber, end waxer are to be used. Space may be required for storage of janitor supply carts and for miscellaneous rsplecement items, such as light bulbs. Provision will be needed
for storing, emptying, cleaning, and filling mop trucks and for cleaning and air-drying wet maps.
Employe* Facilities
Facilities for employees may include locker and lounge area, toilets, showers, time-record-ing equipment, hand basine near work areas, and dining rooms. An employes entrance should be so located that the employees may go directly to the dressing rooms without passing through ths dining room or production ares.
Locker end Lounge Aree Employee possessions should be protected in a suitably safe and sanitary condition while the employees are at work. Whether individual lockers or common cupboard. sufficient space should be allowed for personal clothing to hang without crowding or wrinkling. If cupboards srs used for clothing, a separate space should be afforded for street clothing and for uniforms, and individual parcel lockers should be provided for storage of purses and other valuables. The height of the space for clothing should permit the longest garment to hang straight without wrinkling. The depth from front to back should be a minimum of 20 in.
Suitable size for an employes lounge depends largely on scheduling of workers and the policies of individual establishments. Many operators discourage lounging in the dressing room and recommend the employees' dining area for this. Others having broken shifts on their schedules favor an extra room for lounging. In all cases benches or chairs are to be provided upon which workers may sit while changing clothes and shoes. A cot or daybad, 36 in. by 6 ft, should be provided in the woman s room.
Toilets and Showers The location of toil* ties near work areas is preferred over location in promoting good health habit* 4 saning loss of labor time, and permitting e*,a employes supervision. Separata fac*3 should be provided for man and woman- T* should be separated from food areas by**-way or double entrance. Supply one wat*^ for every 8 to 10 workers, one toilat stool every 12 to 15 women, and one urinal snd toilet stool for every 15 men. Toilet cowP* manta measure approximately 3 by *'k n The type of employees, the climate, *** work, and conditions of work will the need for shower facilities. Showers be appreciated and used by employees worV in hot, humid kitchens. Experience has oa*u atrated that they are little used in loedrt where the weather is cool most of tM 1* the work areas well ventilated, and wor* drawn from an income group who have ^ facilities at home.
Time-recording Equipment Provide space for corder near and within view of the otfic*- ^ hung card racks of sufficient caps- T recommended for the number of work* ^ full and pert time, who are likely tc 1 ployed during an accounting period. : 1
space for a clock recorder is appf- ^ 18 in. wioe by 12% in. deep and 1? and a rack of 50 cards appro*imt 2% by 34% in.
General Considers; *is The size of facilities has bean found to vary wic operations may not supply lockers have only a toilet and lavatory fo-Some do not provide separate dm Expediency in allowing ample spat 1 tempered by coat of space, avails and the acuteness of need. Total t;


RESTAURANTS AND EATING PLACES
piy b increased where mein toilet and locker oat are remotely located and additional facil* provided near work areee. k may be td where the food facility is a part of r organization providing facilities for ^ workers es in s Hospital or in a hotel.
gutt FtcHitias
^nifert and cordiality should characterize £ entrance end waiting area for guests- The pja of the area should be based on probable irfA for weiting, type of service, end number ^ persons likely to congregate at one time, g there is a lounge or hallway adjacent to the room, this may provide some waiting
locaf the public telephone, coet rack, and ^jlet facilities in convenient reletionship to the eeitmfl area. In college dining rooms provide ^1* tpace for books as well as costa. In ^Sences. a hallway approaching the dining ^ will lessen the wear on the lounge. iflr#ctivs benches or sests are recommended.
:ltU ANO CHAIR UNITS
[ 0n space allocations and clearance con* ?^s4 '* Figs. 2 to T are presented as an aid 4gtrmining capacities, desirable seating and necessary clearances. Infor-5 0gtton was furnished by the John Van Range : y Albert Pick Co., restaurant equipment stilts: Louis A. Brown, architect; and the .^ick-Balke-Collender Co.
|
Tabulations are divided into three groups. The moat luaurioua establishments ordinarily use aa minima the largest figures given, end vieewtrM.
BOOTHS
There ere, in some localities, code and other restrictions on booth furniture dimensions. Authoritioe having local jurisdiction should beconeultad. One designer consulted regarded the 2-person booth (side-by -aide) ee e wests of space; others recognize that conditiona may aria# when no other type of furniture will suffice. Boothe for more then four persona are not commonly encountered.
NONOMING SPACES
Diagrams, tables, and other data given in Fig. 8 and below illustrateonly a few of the many typea of nondining apacaa and clearances required. Data included here may. however, suggest methods of solving most problems.
Caskiar
Preferred location for the cashier s desk or counter, according to the Albert Pick Co., is on the right hand aide of the door when leaving, in order to avoid cross-traffic and resulting congestion. Dimensions very from those given in the table according to what merchandise is sold by Che cashier end can best be determined in
conjunction with each job. If quantities of tobacco, ate., are sold, e back wall case may be necessary.
Coat Checking
Figure 8 illustrates only one type of cheok room layout; selection of type and size depends on the job under consideration. It is generally considered uneconomical, except in the most luxurious restaurants, to provide check rooms capabls of sccommodsting garments for the peak load of patrons, for the following reasons; (I) Women usually do not check coats; (2) not all mala patrons check costa; (3) apace required can usually be used otherwise to greeter advantage. The Albert Pick Co. estimates that approximately 5 garments can be hung per linear foot on each side of the type of recks diagrammed.
Use of coat trees in dining areas is termed necessary but never desirable." These occupy approximately 20 by 20 in., ere 72 in. high, and can accommodate 8 garments par customer. Overshoe racks are considered undesirable; umbrella racks, desirable in check rooms.
Telephone Facilities
Booths are usually preferred to telephone jocks, probably because of coats of installation and of relocating wiring when redecorating or replanning. Booths should be out of direct vision yet convenient to dining end lounge areas. One booth per 50 seats it the usual ratio or one phone jack per dining booth. *

i
i
v
?
629


LLLV. ^r
^NDBALL SINGLE WALL COURT
:ALE : I" s 20'-0"
tLtV. OF FRONT WALL
( REAR WALL DOTTED )
HARD BALL COURT IS SAME AS FOUR WALL COURT EXCEPT SIZE = 65' X 25"
FRONT WALL = 30-0' HIGH REAR WALL = 12-0" HIGH
A A U STANDARDS VMCA COURTS ARE SMALLER
HANDBALL-FOUR WALL COURT
SCALE i = 2. 0
\
420' O" DIAM
LIMIT OF PLAYING AREA REQUIRED
N
\
/
/
/
/----,
/
/
/
/

PLAN
SQUASH
SCALE i =20 -O
arles F. D. Egbert, AIA, Architect, Washington, D. C.


Tennis
(
STANDARD court
lE: i"= 32' -O"
N
A
o
HALF ENCLOSURE
f '
Alternate
LIGHTING ONE POLE EACH SIDE 0
(/)
Id
6
Q.
h
I
0
END ENCLOSURE
PARTIAL ENCLOSURES
SCALE: r- 32' -O"
DRAINAGE PLAN ( 2 OR MORE COUR1
SCALE: I'** 32 -O"
iNTATI ON:
(or the Northern states, North-Northeast and South-Southwest is best.
note:
Surface drainage-Pitch 1" per 10'- 0. Pitch side side for single court: pitch end to end for 2 or me courts. Need for drainage system depends on soil com tions.
IfslDOOR TENNIS CEILING HEIGHT REQUIREMENTS
note:
This information is for prelimin planning and design only. For fi layouts and design investigate curr rules and regulations of the athle organization or other authority wh standards will govern.
x-NET line b
y
ElEV of wall
NET LINE
3-0" AT CENTER
3'-6" AT ENDS
WALL: CONCRETE OR BLOCK WITH FLUSH JOINTS
COURT SIM TO HALF OF STD COURT IF SPACE IS AVAILABLE
PLAN
^ACTICE COURT
SCALE l"= 32 -O"
ELEVATION OF ENCLOSURE
SCALE l"=e,-0"
Charles F. D. Egbert, AIA; Architect; Washington, D. C.


Public Swimming Pools: Shapes
GENERAL:
iblic pools are generally considered as those belonging to municipalities, hools, country clubs, hotels, motels, apartments, and resorts. Permits for their construction are required in most areas from local and state Boards of Health as well as the departments of Building, Plumbing and Electricity.
Community pools should be integrated with existing and projected recreational facilities, such as picnic areas and parks, for maximum usage. Transpor tation access should be good, and there should be ample parking space. In a hot climate, enough shade should be provided, particularly in the lounging areas, and so located that it can be easily converted to spectator space by erection of bleachers.
Most local codes require that public pools have: (1) multiple unit filters,
(2) mechanical chlorination, (3) a prescribed floor slope, (4) scum gutters in very large pools.
POOL DESIGN
Formerly most public pools were designed to meet competitive swimming requirements. The trend today is to provide for competitive dimensions and also design for all-around use. The following should be considered:
1 Ratio of shallow water to deep water. Formerly 60% pool area 5' deep and less was considered adequate. Now 80% is considered more realistic.
2. Ratio of loungers to bathers. Generally, no more than one-third of
people attending a public pool are in the water at one time. Consequent ly the 6' to 8' walks formerly surrounding pools and used for lounging have been enlarged so that lounging area now approximates pool size.
3 For Capacity Formula see "Public Swimming Pool Capacity" diagram on another page.
BOARD HEIGHT ABOVE WATER D1 (3) D2 D3 D4 D5 A 8 C
24 inches MIN 5' 0 4--6" 8-0" 8-0" 2' -6 " 6' 0 " CT> O
MAX 5'-6 4 0 " o I o
1 meter MIN 5' 0" 4' -6" 8'-6" 8-0 7 6 " 5 0 " o l to 9-0" 3
MAX 5' 6" " _ 6' -0" lO'-O"
3 meters MIN 5-0" 4-6" 12-0" ir-6" 8' 6" 5-0" 6-0" 9-0" 3
|max 5- 6" 6-0" 0 1 o
"T"SHAPED POOL
Provides large shallow area(s). Diving area off to one side. Water in large part of pool from 3'-6" to 5'-0" deep, adequate for regular
competitive events.
"L"SHAPED POOL
These two shapes generally desired for large 50 meter pools.
rectangular pool
Standard design. Good for competitive swimming & indoor pool design. Shallow area often inadequate.
FAN SHAPED POOL
Successful where there is a high per centage of children. Largest area for shallow depth. Deep area can be roped off or separated by bulkhead.
FREE-FORM POOL
Kidney & oval shapes are the most common free forms. Use only where competitive meets are not a consideration.
MODIFIED L" POOL
Provides for separate diving are Shallow area with 4' 0" min depth may be roped off for competitive meets.
MULTIPLE POOLS
Separate pools for beginners, divers and swimmers. Ultimate in desirability especially if pool is intend ed for large numbers of people. Variation at left shows single pool and bulkhead over it with ad vantage that swimmers are kept out of area re served for beginners. Both designs may use common filtration system.
PUBLIC POOL SHAPES
note S = Swimming Pool, D = Diving Pool, B = Beginners Pool
WADING POOLS
Generally provided in connection with comrr and family club pools. Placed away from sv ming area to avoid congestion. If near swim pool, wading area should be fenced off for c dren's protection. To add play appeal provii spray fittings and small fountains in pool. / provide seats and benches for adults who act pany children to pool.
Kenneth Jacobsen, R. Jackson Smith, AIA. Eggers & Higgins, New York. New York


HHth ERRED
PERMITS AND RESTRICTIONS i
Required in most areas from building, health, plumbing, and electrical departments and zoning board. Check for setback restrictions and easements covering power and telephone lines, sewers and storm drains.
SITE CONSIDERATIONS :
Check the site for the following conditions, any of which will increase the cost considerably:
1. Fill more than 3' below pool deck.
2. Hard rock which will require drilling and blasting.
3. The presence of underground water or springs necessitating pumping.
4. Accessibility of the site for mechanical equipment, minimum entry 8'- 0" wide x 7' 8 high, with a grade easy enough for a truck to reach the site.
5. Locate the pool where it will get the most sun during swimming season. Place deep end if possible, so a diver dives away from, not into, the afternoon sun. Avoid overhanging tree branches near the pool.
6. The slope of the site should be as near level possible; a steep slope requires retaining walls f the pool.
CONSTRUCTION AND SHAPES
Pools may be made of reinforced concrete, eith poured on the job, precast or gunite sprayed; cc Crete block, steel, aluminum, or plastic with or wif out block back-up. Concrete, aluminum, and sE pools are available in any shape: rectangular, squ* kidney, oval, or free-form. Complete plastic ins ations and plastic pool liners with various back-oj are available only in manufacturers' standard shap and sizes.
For practical purposes a rectangular pool is thetnci satisfactory giving the longest swimming distmC?
POOL CAPACITY ;
(Rule of Thumb): 36 sq. ft. for each swimmer, sq. ft. for each diver. Pool 20* x 40* acc 14 persons at a time but since not everyone s pool at once, pool and surrounds adequate
FILTER REQUIREMENTS :
Filter shall be sheltered, motor and electrical ment shall be waterproofed.
Kenneth Jacobsen. R. Jackson Smith, A! A; Eggers & Higgins, New York, New York


Space Allocations
Room Title_____________________________________________Sq. Ft.
300 Hotel Rooms-12' X 25' 1 Basic Dimensions 300
Retail Shops 15,000
Retail Shops Storage 2,800
Lobby, Lounge, & Adjoining Corridors 8,000
Lounge 2,100
Hotel Offices 400
Manager's Office 150
Accounting 250
2 Restaurants 6,000 each
Bar & Cocktail Lounge 2,400
Banquet/Ballroom 10,000
Banquet/Ballroom Storage 650
Banquet/Ballroom Serving Pantry 875
3 Conference/Dining 700 each
Main Dining Room 3,800
Main Kitchen 3,120
Coffee Shop 2,600
Bake Shop 600
Barber/Hair Styling 600
Men's Restroom 400
Women's Restroom 400
Employee's Dining 1,200
Linen Room 1,200
Laundry 2,100
Fuel Storage 750
Transformer Vault 310
Garbage Room 225
Recieving 600
Liquor Storage 500
Furniture Storage 725
Maintenance Shops 1,200


Mechanical Space 2,100
Male Employees Restroom & Locker 750
Female Employees Restroom & Locker 750
Steward's Storeroom 1,400
Sauna 120
Steambath 150
Hot tub 225
Men's Shower 150
Women's Shower 250
Men's Lockerroom 600
Women's Lockerroom 600
Men's Restroom 250
Women's Restroom 250
Weight Room-Men 1,550
Weight Room-Women 1,100
Exercise Room 4 Racquetball/ Handball Courts 4 Outdoor Tennis Courts Swimmingpool Jogging Path 650
Sunning Deck 600 min


ARAPAHOE AIRPORT CENTER
A Joint Venture of -
Turnmar Development Company and Nu-West Colorado, Inc.
10 Inverness Drive East Suite 110
Englewood, Colorado 80112
I


PURPOSE
The development of each site within Arapahoe Airport Center is controlled and restricted by the Declaration of Covenants, Conditions and Restrictions for Arapahoe Airport Center (hereinafter referred to as the "CCER's"), as well as applicable governmental codes and regulations. The CCERs are directed towards achieving the desired character and quality level of site development that will set Arapahoe Airport Center apart from other business developments. The purpose of these Development Guidelines is to further define the requirements which are specifically and generally stated in the CCER's. These Guidelines are intended in supplement to the CCSRs as an aid in the submittal of plans for approval by providing more detailed information on which to base a review. Any specific conflicts between CCER's,
Design Guidelines and governmental codes and regulations, shall be brought to the immediate attention of the Arapahoe Airport Center Design Review Board. !n general, however, the priority of compliance is first with governmental codes and regulations, second with the CCERS and third, with the Design Guidelines.
The owners or lessees of each site within Arapahoe Airport Center should familiarize themselves with the intent and requirements of the CCERs, these Guidelines and all applicable governmental codes and regulations and through their architects, implement all those provisions applicable to their specific site developments. All development plans, landscaping plans and graphic designs shall be submitted to a Design Review Committee as described in the CCSRs.


ARAPAHOE AIRPORT CENTER DESIGN GUIDELINES
Purpose
1.0 Introduction to Arapahoe Airport Center
.1.1 Location
1.2 Planning and Zoning
1.3 Engineering and Utilities
1.4 Permitted Uses
2.0 Approvals and Submittals
2.1 Arapahoe Airport Center Master Plan Design Submittal
2.2 Arapahoe Airport Center Schematic Plan Submittal
2.3 Arapahoe Airport Center Preliminary Plan Submittal
2.4 Arapahoe Airport Center Construction Document Submittal
2.5 Arapahoe Airport Center Revision, Alteration, Addition or Change of Use Preliminary Plan Submittal
2.6 Recap of Institutional Review Process
3.0 Site Planning Guidelines
3.1 Building Site Coverage
3.2 Landscape Coverage
3.3 Building Heights
3.4 Street Setback
3.5 Interior Property Line Setback
3.7 Sidewalks
3.8 Storage, Service and Loading Areas
3.9 Refuse Collection Areas
3.10 Screening of Exterior Mechanical Equipment
3.11 Screening of Exterior Electrical Equipment
3.12 Fences and Walls
3.13 Utilities and Communication Devices
3.14 Grading
3.15 Nuisances
4.0 Architectural Guidelines
5.0 Landscape Guidelines
5.1 Introduction to the Arapahoe Airport Center Landscape Concept
5.2 Landscape Design Guidelines
5.2.1 Maintenance and Unimproved Sites
5.2.2 Landscape Coverage
5.2.3 Main Frontage Master Landscape Plan
5.2.4 Guidelines for Interior Property Lines and Landscape Areas
5.2.4a Side and Rear Yard Requirements 5.2.4b Irrigation Details and Specifications
6.0 Sign Guidelines
7.0 Lighting Guidelines
8.0 Appendix
Declaration of Covenants and Restrictions


I.0 INTRODUCTION TO ARAPAHOE AIRPORT CENTER
1.1 LOCATION'
Arapahoe Airport Center is situated in the southeast quadrant of the metropolitan Denver area adjacent to the Arapahoe County Airport, the 7th busiest non-commercial airport in the United States. It is bounded on the north by Arapahoe Road, a four lane main collector street which ties to the Valley Highway (I-2S) to the west and Parker Road to the east. Both of these highways tie to 1-225 and 1-70. Stapleton International Airport and downtown Denver can be reached in 20 to 30 minutes.
1.2 PLANNING AND ZONING
Arapahoe Airport Center is located within Arapahoe County. Developments within Arapahoe Airport Center are currently subject to regulations of the Mixed Use, Planned Unit Development (MU-PUD) ordinance of Arapahoe County.
1.3 ENGINEERING AND UTILITIES
Street improvements and underground utilities including domestic water, fire service systems, storm drainage, sanitary sewer and street lighting are installed by Arapahoe Airport Center. Telephone, electrical and natural gas mains have been installed by Mountain Bell and Public Service Company of Colorado respectively.


1.4 PERMITTED USES
I
To achieve the objective of Arapahoe Airport Center as a high quality business environment the CCfjR's identify uses that are permitted within Arapahoe Airport Center.
Objectives
1. to permit business uses whose facility developments and maintenance will contribute to the perception of Arapahoe Airport Center as a series of business "estates".
2. to permit business uses which do not, through their operation, produce objectional visual, sound, smell or vibrational outputs
3. to permit business uses which are compatible with one another and compatible with existing or planned uses surrounding Arapahoe Airport Center.
Guidelines
Permitted uses Any use or business operation permitted by the Arapahoe County Zoning Ordinance for the MU-PUD zone that is not specifically prohibited, provided such use is specifically approved in writing by Arapahoe Airport Center.
An approved use shall be performed or carried out entirely within a building that is so designed and constructed that the enclosed operations and uses do not cause or produce a nuisance to adjacent lots or streets such as, but not limited to, vibration, sound, electro-mechanical disturbances, radiation, air or water pollution, dust or emission of odorous, toxic or non-toxic matter including steam. Certain activities which cannot be carried on within a building may be permitted, provided such activities are specifically approved in writing by Arapahoe Airport Center and further provided such activities are screened in an acceptable manner so as not to be visible from neighboring lots and streets.
Uses
1. All tracts A through K
a. Manufacture, fabrication, processing or assembly of products
b. Wholesale sale or storage
c. Repair, rental and servicing of commodities
d. Commercial wholesale greenhouses
e. Restaurant
f. Administrative and executive offices
g. Consulting services offices
h. Design professions (architect, planners, interior,etc.)


Financial institutions
t.
j. Laboratories, for example:
1. Basic and applied research
2. Experimental J. Testing
k. Repair of small appliances and goods
l. Wholesale sale or warehousing
Other similar uses will be permitted by approval of Arapahoe Airport Center Design Review Board.
2. Tracts A through E only. In addition to the uses listed in Item 1 above, the following are permitted uses.
a. Medical, Dental, Pharmacy and Veterinary offices
b. Insurance and investment institutions
c. Nursery school
d. Auto services station
e. General and special trade contractors
f. Tndoor theater
g. Sales service, supply, parts and distribution
h. Auto leasing and other similar uses
i. Bowling alley
j. Tennis club
k. Skating rink
l. Health club
m. Hotel, motel
Other similar uses will be permitted by approval of Arapahoe Airport Center Design Review Board.
Tracts F through K only. In addition to the uses listed in Item 1 above the following are permitted uses.
a. Bakery, creamery, soft drink bottling plant
b. Dry cleaning and dyeing plant , laundry
c. Cabinet shop, electrical shop heating shop, etc. , plumbing shop.
d. Lithographic and/or printing shop
e. Furniture upholstering
f. Storage and warehousing
g- Outdoor storage and only in accordance with set-back and screening restrictions and only with the specific approval of Arapahoe Airport Center Design Review
Board. Storage is not permitted in the flood plain. Other similar uses will be permitted by approval of Arapahoe Airport Center Design Review Board.


2,0 APPROVALS AND SUBMITTALS
2.0 PLAN REVIEW PROCESS
To insure that the design standards for Arapahoe Airport Center contained in these guidelines are achieved and to reduce ineffective design time by developers, a series of plan subnissions will be required at different stages of the design process. The number of plan submissions will vary depending upon the complexity and timing of a proposed development. Plan submissions will also be required for significant revisions, alterations, additions or change of use for approved or existing developments within Arapahoe Airport Center.
Required plan submissions shall be submitted to the Arapahoe Airport Center Design Review Board, care of Turnmar Development Company, general partner. Each stage of plan submission will require two (2) sets of plans containing the specific information described below.
A Design Review Board will be established by Arapahoe Airport Center to review all required plan submissions. All submitted plans will be reviewed by the Arapahoe Airport Center Design Review Board for acceptability of design in compliance with the CCSR's and these Design Guidelines. Upon completion of review by the Design Review Board, one set of submitted plans will be returned to the applicant along with a letter summarizing comments, recommendations, requirements and findings. The returned plans will be marked "Approved" or


"Approved Subject to Conditions" or "Not Approved" with the following intended meanings:
1. "Approved" approved documents permit the applicant to proceed to the next stage of the approval process.
2. "Approved Subject to Conditions" documents so marked permit the applicant to proceed to the next stage of the approval process provided the applicant complies with the conditions specified by the Design Review Board. If
the applicant takes exception to the specified conditions, the applicant must do so in writing by certified mail addressed to Arapahoe Airport Center within ten (10) days from the date of the applicant's receipt of returned documents. Unless such action is taken, Arapahoe Airport Center will assume that all conditions are acceptable to and approved by the applicant.
3. "Not Approved" documents will be returned to the applicant with comments describing the basis for disapproval.
Revised documents must be resubmitted if approval is-' sought.
4. Arapahoe Airport Center's approval of the applicant's plans, specifications, calculations or work shall not constitute an implication, representation or certification by Arapahoe Airport Center that the above items are in compliance with applicable Statutes, Codes, Ordinances or other regulations.
The Arapahoe Airport Center Design Guidelines are in no'' way intended to supersede any applicable Statutes, Codes, Ordinances or other governmental regulations, those discrepancies should be brought to the immediate attention of Arapahoe Airport Center.
The applicant shall have the sole responsibility for compliance with all applicable Statutes, Codes, Ordinances or other regulations for all work performed on the premises by or on behalf of the applicant.
2.1 ARAPAHOE AIRPORT CENTER MASTER PLAN DESIGN SUBMITTAL
Submission of a site Master Plan will be required only when the ultimate site development is planned to be con structed in separate phases over a period of time. The site Master Plan is to be submitted and approved before Schematic Plans are submitted.


While the above information is required for all Master Plan submissions, it would be desirable for applicants to utilize all available presentation materials and media in order to fully communicate the intent and design character to the Design Review Board.
2.2 ARAPAHOE AIRPORT CENTER SCHEMATIC PLAN SUBMITTAL
The Schematic Plan Submittal is required to give an indication of the design, character and extent of the proposed immediate development. The Schematic Plan is to be submitted and approved before Preliminary Plans are submitted.
Schematic Plan submissions shall show an indication of:
1. All major buildings and structures including:
a. building footprints
b. overhangs
c. net floor area
d. site coverage building ground contact area/net lot area
e. building coverage area of all floors/net lot area
f. a brief description of the use of each building or structure including an estimate of the number of employees
2. Parking Area
a. configuration of parking and vehicular circulation including employee and guest parking
b. dimensions of typical parking stalls and parking aisles
c. total parking provided
d. calculation demonstrating total parking required
J. Loading and Service Area
a. truck service and loading dock areas
b. truck and service vehicle circulation areas
c. trash enclosure areas
d. location of screening devices for truck and service areas
4. Landscape and Pedestrian circulation concept including any major site design features


Master Plan submissions shall show an indication of:
1. All major buildings and structures including:
a. building footprints
b. overhangs
c. net floor area
d. site coverage building-ground contact area/net lot area
e. building coverage area of all floors/net lot area
f. a brief description of the use of each building or or structure including an estimate of the number of employees
2. Parking Area
a. configuration of parking and vehicular circulation including employee and guest parking
b. dimensions of typical parking stalls and parking aisles
c. total parking provided
d. calculation demonstrating total parking required
3. Loading and Service
a. truck service and loading dock areas
b. truck and service vehicle circulation areas
c. trash enclosure areas
d. location of screening devices for truck and service areas
4. Landscape and Pedestrian circulation concept including any major site design features
5. Interfaces with off-site circulation including the location and design of all access drive curb cuts
6. Interfaces with adjacent properties
7. Conceptual grading, drainage and utilities
8. Descriptions or sketches of the architectural design concept including intended character and materials
9. Phasing Plans plans indicating the phasing of the ultimate Master Plan development illustrating the extent of development at the completion of each phase


s.
Interfaces with off-site circulation systems
6. Interfaces with adjacent properties
7. Conceptual grading, drainage and utilities
8. Descriptions or sketches of the architectural design concept including intended character and materials
Again, the above information is required for all Schematic Plan submissions. It would be desirable for applicants to utilize all available presentation materials and media in order to fully communicate the intent and design character to the Design Review Board.
2.3 ARAPAHOE AIRPORT CENTER PRELIMINARY PLAN SUBMITTAL
The Preliminary Plan submission is required to convey specific information about the site planning and architecture of the proposed development. Preliminary Plans are to be submitted and approved before construction documents are submitted.
The Preliminary Plan submission requires each of the following exhibits:
1. Site Plan indicating the following:
a. building footprints and dimensions to property lines
b. building roof overhangs
c. configuration of parking and vehicular circulation areas
d. location of parking lot electroliers
e. truck service, loading area, trash enclosures
f. lines of setbacks and easements
g. locations of on-site transformers, electrical switch gear and gas meters
h. adjacent roadways including curblines, medians and median openings
i. tabulation of:
I. Parcel Area
II. Total Building Floor Area
III. Site Coverage
IV. Building Coverage
V. Total Parking Provided Total Parking Required
VI.


VII. Estimated total employees on site at any peak time
VIII. The anticipated number of shifts and the hours and days of their operation
2. Conceptual Grading and Drainage Plan indicating:
a. proposed finish grades, slopes and building pad elevations
b. site drainage structures and systems
c. grades of existing streets and curbs
d. locations of street lighting and utility structures within landscape easement
3. Conceptual Landscape Plan indicating:
a. plant materials, sites and spacings
b. walkways and paved areas
c. other landscape design features
4. Building Elevations of all sides of all proposed buildings indicating:
a. wall and roof materials, textures and colors
b. locations of wall mounted signing and lighting
c. roof and parapet heights above ground floor line
d. the profile of any roof mounted mechanical equipment which extends above the roof parapet
5. Building Floor Plans
6. Building Roof Plans indicating:
a. roof elevations above finish floor
b. heights and locations of roof mounted mechanical equipment where available
7. Outline Specifications of all building materials
8. Conceptual Graphics for Signs
a. Identification signs
I. locations
II. designs, materials, textures, colors, heights and areas
III. illumination
IV. typography


b. directional and information signs
I. locations
II. designs, materials, textures, colors, heights and areas
III. illumination
IV. typography
2.4 ARAPAHOE AIRPORT CENTER CONSTRUCTION DOCUMENT SUBMITTAL
All applicants arc required to submit copies of the same construction documents to be approved by Arapahoe County building officials to demonstrate the precise construction details for implementing the approved Preliminary Plans.
The construction document submission requires two (2) sets of the following:
1. Final Grading and Drainage Plan
2. Architectural, structural, mechanical, plumbing and electrical drawings
3. Construction Specifications
4. Landscape Planting and Irrigation plans
2.5 ARAPAHOE AIRPORT CENTER REVISION, ALTERATION, ADDITION OR CHANGE OF USE PRELIMINARY PLAN SUBMITTAL
Preliminary and Construction Plans are required to be submitted for any significant revisions, alterations, additions or change of use to approved or existing developments within Arapahoe Airport Center. The same procedure and requirements are to be followed as itemized for new construction. This information and tabulations shall include the new total areas, quantities, etc.
2.6 RECAP OF INSTITUTIONAL REVIEW PROCESS
In the course of designing proposed developments for lots within Arapahoe Airport Center additional reviews and approvals will be required beyond the Arapahoe Airport Center Design Review Process. The following summary of Arapahoe Airport Center and other review and approval processes is included to assist individual applicants in understanding the approximate nature and sequence of those reviews. An understanding of the total review process from the outset, it is hoped, will contribute to smoother and more efficient processing of each proposed development.


1. The design process should begin with a review of the Arapahoe Airport Center CCfiR's and Design Guidelines and Arapahoe County design and submission requirements.
2. Prior to commencement of design, a qualified civil engineer should he consulted as to grading and drainage restrictions.
3. Master Plan should be submitted to and approved by the Arapahoe Airport Center Design Review Board and such referral agencies as Castlewood Fire Department and Arapahoe Water and Sanitation District.
4. Applicants should review master plans with the Arapahoe County Planning Department for comments. This is not a required review, but it may help to avoid problems and duplication of work.
5. Schematic Plan should be submitted to and approved by the Arapahoe Airport Center Design Review Board.
6. Preliminary Plans should be submitted and approved by the Arapahoe Airport Center Design Review Board.
7. Submit plans to the Arapahoe County Planning Department. Site Development Review is the only Planning Department review and approval process required prior to submission for building department plan check. Site Development Review covers site planning, architectural, conceptual landscape and conceptual grading and drainage design review.
8. Submit plans for building department plan check.
9. Submit building department approved construction documents to Arapahoe Airport Center Design Review Board for approval.


3.2 LANDSCAPE COVERAGE
Objectives
1. to insure that at least a minimum portion of a development site is devoted to landscape materials to maintain
a sense of continuity with adjacent sites and to contribute to the perception of Arapahoe Airport Center as a "park like" environment.
2. to insure that at least a minimum of landscape materials are available on a development site in order to contribute to the environmental well being of potential users of each site.
Guidelines
A minimum of at least 201 of the area within the property lines of a development site shall be devoted to landscape materials unless otherwise approved in writing by Arapahoe Airport Center (for additional landscape require ments see Landscape Guidelines Section 5.0)
3.3 BUILDING HEIGHTS
Objective
to maintain a reasonably consistent and compatible height profile throughout Arapahoe Airport Center.
Guidelines
No building shall exceed SO feet in height unless approved in writing by Arapahoe Airport Center.
3.4 STREET SETBACK
Objectives
1. to achieve a feeling of openness along the streets that reinforces the perception of Arapahoe Airport Center as a series of business "estates"
2. to encourage some regularity of space formed by buildings on either side of a street
3. to achieve a landscaped setting between the street and buildings


3.0 SITE PLANNING GUIDELINES
3.1 BUILDING SITE COVERAGE
Objectives
1. to insure that the intensity of site development is not excessive or detrimental to the perception of Arapahoe Airport Center as a unified series of business "estates"
2. to insure that the intensity of site development does not over-tax utility or transportation systems
Guidelines
1. Site Coverage (defined as the building-ground contact area divided by the total net lot area) shall not exceed 401.
2. Building Coverage (defined as the total area of all floors divided by the total net lot area) shall not exceed 401 unless otherwise approved in writing by Arapahoe Airport Center.


4. to provide for a street-side edge which will have a landscape character that will unify the total development
5. to provide vehicular sight lines which allow discrimination of one company from another
6. to provide vehicular sight lines which allow safe ingress and egress to properties and safe movements along roadways
7. to accommodate major Arapahoe Airport Center identity statements at street intersections leading into and within the Center
Guidelines
No building or parking shall be permitted to be constructed closer than fifty (SO) feet from the property line along Arapahoe Road and Peoria Street or forty (40) feet along other roads. Planters, walls, sign elements not exceeding 3'-0" in height may be permitted in street-side setback areas with written approval of Arapahoe Airport Center. >
3.5 INTERIOR PROPERTY LINE SETBACK
Objectives
1. to provide a definite physical separation between build ings on adjoining lots suitable for distinguishing separation of responsibilities
2. to allow companies on adjoining lots to be individually identifiable
Guidelines
1. No building shall be permitted to be constructed closer than twenty-five (25) feet from an interior property line.
2. No parking, other than automobile overhangs, shall be permitted to be constructed closer than fifty (50) feet from Arapahoe Road and Peoria Street property lines, forty (40) feet from the property line of other dedicated roads and fifteen (15) feet from an interior property line, unless otherwise approved in writing by Arapahoe Airport Center.


3. All setback areas shall be fully landscaped in a manner both compatible with and complimentary to the on-site architecture and landscape design concepts and will blend with grading and landscaping of adjacent sites.
3,6 PARKING REQUIREMENTS
Objectives
1. to provide sufficient on-site parking to accommodate all vehicles associated with the use of each lot at any
one time, and, therefore, not require vehicles to be parked on public roadways or on lots of other companies
2. to configure parking areas such that they contribute to an increase of the ratio of on-site persons to on-site vehicles.
Guidelines
1. On-site parking shall be provided as follows:
a. one space per 250 square feet or less of gross office area
b. one space per 1,000 square feet or less of gross warehouse area
c. one space per 600 square feet or less of gross manufacturing area
d. quantity of spaces for other uses are to be determined by the Arapahoe Airport Center Design Review Board
2. Standard parking stalls shall be a minimum of 9 feet by 19 feet with a 2*j foot reduction permitted for vehicle front overhangs.
3. In addition to the parking required above, one designated parking space shall be provided for each company vehicle to he parked on-site during normal working hours. Parking spaces for company vehicles shall be of a size, area and configuration that the company vehicles can be parked such that they are fully contained within their designated spaces.
4. Designated "Handicap Parking" spaces, 12 feet in width, shall be provided. Such parking spaces shall be given preferential locations near building entrances which provide full and convenient handicap access.


5. Should businesses locating on a Arapahoe Airport Center development site wish to encourage the formation of car pools by their employees, consideration should be given to designating reserved "Car Pool" parking spaces. Designated "Car Pool" spaces should be given preferential locations in relatively close proximity to primary employee building entrances.
6. Designated "Cycle Parking" areas should be considered for the convenience of employees using bicycles or motorcycles. In order to avoid the clutter of cycles parked in unplanned locations, it is recommended that planned "Cycle Parking" areas be conveniently located to employee entrances and be provided with racks having security locking capabilities.
3.7 SIDEWALKS
Objectives
1. to provide a safe (separated from vehicles) all weather efficient and aesthetically pleasing means of pedestrian circulation connecting lots along the streetside perimeter
2. to provide a safe (separated from vehicles) all weather efficient and aesthetically pleasing means of pedestrian circulation serving each site, including connecting parking areas with building entries, connecting buildings to one another and connecting building entries with onsite amenities
Guidelines
1. Streetside sidewalks shall be installed and maintained by the developer of each site in accordance with the streetside sidewalk master plan as determined hy Arapahoe Airport Center.
2. On-site pedestrian circulation systems shall be provided to meet the circulation needs of on-site users. Such systems should provide safe, all weather efficient and aesthetically pleasing means of on-site movement and should be an integrated part of the overall architectural and site design concept.
3. Where usage dictates, connections should be made between on-site and perimeter pedestrian circulation systems.


3.8 STORAGE, SERVICE AND LOADING AREAS
Obj ectives
1. to insure that storage, service and loading areas are not visible from primary visual exposure areas (streets, primary image entry drives, floors of image buildings, common visual and recreational amenity areas, etc.)
2. to insure that storage, service and loading areas are located upon a site so as to minimize the visibility of loading and service vehicles from primary visual exposure areas
3. to insure that the storage, service and loading areas are designed and located on the site so that service vehicle activities and movements do not disrupt the efficient flow of on-site and off-site traffic
Guidelines
1. Storage, service, maintenance and loading areas must be constructed, maintained and used in accordance with the following conditions.
a. No materials, supplies or equipment, including trucks or other motor vehicles, shall be stored upon site except inside a closed building or behind a visual barrier screening such materials, supplies
or vehicles from adjacent sites so as not to be visible from neighboring properties and streets. Any storage areas screened by visual barriers shall be located upon the rear portions of a site, unless otherwise approved in writing by Arapahoe Airport Center. No storage areas may extend into a setback area.
b. Provisions shall be made on each site for any necessary vehicle loading and no on-street vehicle loading shall be permitted.
c. Loading dock areas shall be set back, recessed or screened so as not to be visible from adjacent lots, or sites, neighboring properties, or streets, and
in no event shall a loading dock be closer than seventy-five (7S) feet from a property line fronting upon a street unless otherwise approved in writing by Arapahoe Airport Center.
d. Outdoor storage is not permitted in some use areas as described in Paragraph 1.4 Permitted Uses.


3.9 REFUSE COLLECTION AREAS
Objectives
1. to insure that refuse and refuse containers are not visible from primary visual exposure areas (streets, primary image entry drives, floors of image buildings, common visual and recreational amenity areas, etc.)
2. to insure that refuse enclosures are effectively designed to receive and contain generated refuse until collected and enclose refuse containers after refuse is collected
3. to insure that refuse collection vehicles have clear and convenient access to refuse collection areas and thereby not contribute to excessive wear-and-tear to on-site and off-site developments
Guidelines
1. All outdoor refuse containers shall be visually screened within a durable 6'-0" or higher non-combustible enclosure, so as not to be visible from adjacent lots
or sites, neighboring properties or streets. No refuse collection areas shall be permitted between a street and the front of a building.
2. Refuse collection areas should be effectively designed to contain all refuse generated on-site and deposited between collections. Deposited refuse should not be visible from outside the refuse enclosure.
3. Refuse collection enclosures should be designed of durable materials with finishes and colors which arc unified and harmonious with the overall architectural theme. Chain link, wood slat and similar types of fencing are not permitted.
4. Refuse collection areas should be so located upon the lot as to provide clear and convenient access to
refuse collection vehicles and thereby minimize wear-and-tear to on-site and off-site developments.
5. Refuse collection areas should be designed and located on the lot so as to be convenient for the deposition of refuse generated on-site.


3,10 SCREENING OF EXTERIOR MECHANICAL EQUIPMENT
I
Oh j ect ivc
to have all exterior components of plumbing, processing, heating, cooling and ventilating systems not be directly visible from within the lot or from adjoining streets, lots or buildings.
Guidelines
1. Exterior components of plumbing, processing, heating, cooling and ventilating systems (including but not limited to piping, tanks, stacks, collectors, heating, cooling and ventilating equipment fans, blowers, ductwork, vents, louvers, meters, compressors, motors, incinerators, ovens, etc.) shall not be directly visible from a height of 5'-0" above any ground or ground floor elevation at a distance closer than 500 feet from the closest building wall on any lot, unless otherwise approved in writing by Arapahoe Airport Center.
2. It is recommended that in the case of roof mounted mechanical equipment, that building parapets be of such a height that roof mounted screening devices not be required. If building parapets do not provide the required screening, mechanical equipment shall be screened by an unobtrusive screening device that will appear as an integrated part
of the overall architectural design.
3. Any devices employed to screen exterior components of plumbing, processing, heating, cooling and ventilating systems from direct view shall appear as an integrated part of the architectural design, and as such, be constructed of complimentary and durable materials and finished in a complimentary texture and color scheme to the overall architectural design.
4. Any exterior components of plumbing, processing, heating, cooling and ventilating systems and their screening devices, that will be visible from upper floors of adjacent buildings shall be kept to a visible minimum, shall be installed in a neat and compact fashion, and shall be painted such a color as to allow their blending with their visual background.


5. No exterior components of plumbing, processing, heating, cooling and ventilating systems shall be mounted on any building wall unless they are an integrated architectural design feature, and in any case shall be permitted only with the written approval of Arapahoe Airport Center.
3.11 SCREENING OF EXTERIOR ELECTRICAL EQUIPMENT AND
TRANSFORMERS
Objective
to minimize the visibility of exterior electrical equipment and transformers from primary visual exposure areas (streets, primary image entry drives, floors of image buildings and common visual and recreational amenity areas, etc.)
GUIDELINES
1. Transformers that may be visible from any primary visual exposure area shall be screened with either planting or a durable non-cumbustibie enclosure (of a design configuration acceptable to Public Service Company of Colorado). Where possible, it is recommended that refuse containers and transformers be integrated into the same enclosure.
2. Transformer enclosures should be designed of durable materials with finishes and colors which are unified and harmonious with the overall architectural theme.
S. Exterior mounted electrical equipment shall be mounted on the interior of a building wherever possible. When interior mounting is not practical, electrical equipment shall be mounted in a location where it is substantially screened from public view. In no case shall exterior electrical equipment be mounted on the street-side or primary exposure side of any building.
4. Exterior mounted electrical equipment and conduits shall be kept to a visible minimum, where visible, shall be installed in a neat and orderly fashion, and shall be painted to blend with its mounting background.
3.12 FENCES AND WALLS
1. to permit the installation of fences and walls within
a lot for the purpose of site security, sound attenuation, separation of functional activities and screening of unsightly functions and activities


2. to have fences and walls installed such that they are
as inconspicuous as possible or designed as an integrated and complimentary architectural design element adding interest to the overall architectural design concept
3. to have no walls or fences reduce the intended quality of development or reduce the perception of Arapahoe Airport Center as a series of business "estates"
4. to discourage the construction of walls and fences except as necessary to screen outside storage, loading and service areas
5. to insure that fences and walls do not, because of their height, location or design, contribute to a decrease
in the safety or efficiency of traffic flows on-site or in fronting streets
Guidelines
1. No fence or wall shall be constructed closer than fifty (SO) feet from the property line of a fronting street unless it is of a height not to exceed 3'-0".
2. No fence or wall shall exceed a height of 8'-0" unless otherwise approved in writing by Arapahoe Airport Center.
3. Walls and fences between buildings and fronting streets are discouraged, but when necessary shall require written approval by Arapahoe Airport Center.
4. All fences and walls shall be designed as an integrated part of the overall architectural and site design. All materials shall be durable and finished in textures and colors complimentary of the overall architectural design.
5. Chain link and "slat" fencing is not permitted.
3.13 UTILITIES AND COMMUNICATION DEVICES
Objectives
1. to have the entire Arapahoe Airport Center visually free of unsightly overhead power and telephone lines, utility poles and other utility and communication equipment and components
2. to protect off-site utility systems from becoming overburdened by individual lot utility systems


J. to achieve minimum disruption of off-site utilities,
paving and landscape during construction and maintenance of on-site utility systems
Guidelines
1. All exterior on-site utilities including, but not limited to, drainage systems, sewers, gas lines, water lines and electrical, telephone and communication wires and equipment shall be installed and maintained underground.
2. On-Site underground utilities shall be designed and installed to minimize the disruption of off-site utilities, paving and landscape during construction and maintenance and shall be of such a design so as not to place excessive burdens upon off-site utility systems during the course of use.
J. No antenna or device for transmission or reception of any signals, including, but not limited to, telephone, television and radio, shall be placed on any lot so that it is visible from S'-O" above the ground floor level at a distance of 500 feet in any direction, unless specific written approval is granted by Arapahoe Airport Center.
4. Temporary overhead power and telephone facilities are permitted during construction.
3.14 GRADING
Objectives
1. to encourage site design which protects buildings and business activities from damage or disruption that might otherwise occur during extreme storm conditions
2. to encourage economic retension of all site materials
3. to allow precipitation falling on site and surface water flowing from adjacent sites to be effectively absorbed or to drain off the site without causing excessive water concentrations on adjacent sites or streets
4. to have site grading compliment and reinforce the overall architectural and landscape design character
Guidelines
1. All building first floor elevations should be approximately


two to three feet above the flow line of adjacent streets (specific pad elevations and on-site drainage plans should be established by the project civil engineer.
2. Site grading design should compliment and reinforce the architectural and landscape design character by helping to screen parking, loading and service areas by helping to reduce the perception of height and mass on larger buildings, by providing reasonable transitions between on-site uses, by providing elevation transitions contributing to the efficiency of on-site and off-site movement systems, and by providing reasonable transitions between lots.
3. All top soil on any site is to be gathered and stored during construction and then placed in landscape areas to a maximum depth.
4. No "excess" excavation material is to be removed from the Arapahoe Airport Center without approval of Arapahoe Airport Center Design Review Board. The Arapahoe Airport Center Design Review Board will determine areas
of need within the Arapahoe Airport Center.
3.IS NUISANCES
Objective
to insure that no portion of Arapahoe Airport Center is used in such a manner as to create a nuisance to adjacent sites or streets such as, but not limited to, vibration, sound, electro-mechanical disturbance and radiation, electro-magnetic disturbance, radiation, air or water pollution, dust, emission of odorous, toxic or noxious matter
Guidelines
1. No nuisance shall be permitted to exist or operate upon any lot or site so as to be offensive or detrimental to any adjacent lot or site or neighboring property or to its occupants. A "nuisance" shall include, but not be limited to, any of the following conditions:
(a) Any use of the lot or site which emits dust, sweepings, dirt or cinders into the atmosphere, or discharges liquid, solid wastes or other harmful matter into any stream, river or other waterway which, in the opinion of Arapahoe Airport Center, may adversely affect the health, safety or comfort of persons within the area


or the intended use of their property. No waste nor any substance or materials of any kind shall be discharged into any public sewer serving the subject property or any part thereof in violation of any regulation of any public body having jurisdiction over such public sewer;
(b) The escape or discharge of any fumes, odors, gases, vapors, steam, acids or other substance into the
t
atmosphere which discharge, in the opinion of Arapahoe Airport Center may be detrimental to the health, safety or welfare of any person or may interfere with the comfort of persons within the area or which may be harmful te property or vegetation;
(c) The radiation or discharge of intense*-glare or heat or atomic, electro-magnetic, microwave, ultrasonic, laser or other radiation. Any operation producing intense glare or heat or such other ratiation shall be performed only within an enclosed or screened area and then only in such manner that the glare, or heat or radiation emitted will not be discernible from any point exterior to the site or lot upon which the operation is conducted;
(d) Excessive noise. At no point outside of any lot plane shall the sound pressure level of any machine, device or any combination of same, from any individual plant or operation, exceed the decibel levels in
the designated preferred octave bands as follows:
Octave Band Maximum Sound Pressure Levels
Center frequency (db] at Boundary Plane of Lot
31.5 78
6 S 72
12S 65
250 59
500 55
1000 52
2000 50
4000 48
8000 47
A-scale levels for monitoring purposes are equivalent to 60db(A). The maximum permissible noise levels for the octave bands shown above are equal to an NC-SO Noise Criterion curve when plotted on the perferred frequency scale.
Reasonable noise from motor vehicles and other transportation facilities are exempted, so long as the vehicles or other transportation facilities are not continuously on the subject property.


The operation of signaling devices and other equipment having impulsive or non-continuous sound characteristics shall have the following corrections applied:
Corrections
Pure Tone Content - Sdb
Impulsive Character Sdb
Duration for Non-Continuous Sounds in Daytime Only:
1 min/hr Sdb ,
10 sec/10 min +10db
2 sec/10 min *15db
The reference level for the db values listed above
is the pressure of 0.00002 microbar or 0.0002 dyne/
">
cm*".
(e) Excessive emissions of smoke, steam or particulate matter. Visible emissions of smoke or steam will not be permitted (outside any building) which exceed Ringlemann No. 1 on the Ringlemann Chart of the United States Bureau of Mines. This requirement shall also be applied to the disposal of trash and waste materials. Wind-borne dust, sprays and mists originating in plants are not permitted.
(f) Ground vibration. Buildings and other structures shall be constructed, and machinery and equipment installed, and insulated on each lot or site so that the ground vibration inherently and recurrently generated is not perceptible without instruments
at any point exterior to any lot or site.


4,0 ARCHITECTURAL GUIDELINES
Object ives
1. to encourage high quality, contemporary architectural design of all facilities to be constructed within Arapahoe Airport Center
2. to encourage business locating with Arapahoe Airport Center to express themselves individually through the architectural design of their facilities
Guidelines
1. All design shall appear as an integrated part of an overall site design concept.
2. No "Period Building" shall be permitted. Contemporary building forms and materials will be encouraged.
3. Pre-engineered metal buildings will not be permitted. Metal clad buildings will be permitted only if designed by an architect and only if specifically approved in writing by Arapahoe Airport Center.


4. Design consideration should be given to:
a. views and vistas
b. solar orientation and climate
c. orientation toward major streets and thoroughfares
d. vehicular and pedestrian flows
e. the character of surrounding developments
f. expressions of a facility's functional organization
g. expressions of the individual character of each business
h. the satisfaction of physical, psychological, social and functional needs of facility users.
i. energy conservation through facility design
j. potential environmental hazards
k. enhancement of the overall landscape
5. Consideration should be given to the incorporation of design features such as:
a. ceremonial entrance drives
b. enriched visitor parking areas
c. highlighted visitor entrance and entry plazas
d. highlighted employee entries and entry plazas
e. decorative pedestrian plazas and walkways
f. focal theme towers
g. focal site sculptures
h. enriched employee lunch areas
i. employee recreational facilities
j. accent landscaping
k. accent lighting
l. atriums and interior courts
m. dynamic building and roof forms
n. striking window patterns
o. light and shadow patterns
p. color accents


5,0 LANDSCAPE GUIDELINES
The landscape consists of elements that give form to exterior spaces. Thus, the character of the landscape is created by elements such as streets and building setbacks, the variety and placement of elements such as signing, site lighting, walkways and plant materials, and the arrangement of major functional elements such as project entrances, parking lots, buildings, service areas, etc.
Given that project architecture and building sites within Arapahoe Airport Center will most likely be of varying types and sized, landscaping as a design element will play the key role in creating and conveying the overall character of Arapahoe Airport Center as a ''parklike" working environment. The purpose then, of these Master Landscape Design Guidelines is to provide design criteria which will help to insure that Arapahoe Airport Center achieves an image that is distinctive, clearly understandable and unified.


5.1 INTRODUCTION TO THE ARAPAHOE AIRPORT CENTER LANDSCAPE CONCEPT
As a part of the Arapahoe Airport Center master plan, a Master Landscape Plan has been conceived to organize, unify and create a distinctive character for the whole of Arapahoe Airport Center,
5.2 LANDSCAPE DESIGN GUIDELINES
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5.2.1 Maintenance of Unimproved Sites
Sites that are not improved or built upon shall be maintained in a clean and neat appearance by the property owner. Weeds, brush and trash will be removed twice a year; once in the spring and once in the fall. Arapahoe Airport Center and its representatives hav* the right to perform the necessary maintenance and charge the individual tenant or property owner as necessary.
5.2.2 landscape Coverage
A minimum of 20t of the area within the property lines of a development site shall be devoted to landscape materials unless otherwise approved in writing by the Arapahoe Airport Center.
5.2.3 Main Frontage Master Landscape Plan
A Master Landscape Plan has been designed for the fifty (50) foot setback areas along Arapahoe Road and Peoria Street. Each site developer will comply to this overall plan. Integration of landscaping of the adjacent areas is of utmost importance.
5.2.4 Guidelines for Interior Property Lines and Landscape Areas
5.2,4a Side And Rear Yard Requirements
1. A IS foot minimum planting strip is to be provided continuously along and adjacent to all interior property lines.
2. All site drainage shall be directed away from the IS foot zone. Drainage within the 15 foot zone may flow to an adjacent property.
3. A maximum slope of 3:1 is allowed within the 15 foot planting zone.


4. Where two properties adjoin, there shall he a total of a 30 foot zone created by the two IS foot required landscape planting strips on each side of a property line.
5. The individual site developer and owner shall landscape and maintain the areas between property lines and roadway curbs and gutters.
5.2,4b Irrigation Details and Specifications
All landscaping areas shall be provided with underground automatic irrigation systesms. Design shall provide for adequate coverage of all landscape
areas.


6,0 SIGN GUIDELINES
Objectives
1. to allow sufficient, though not excessive, business
identification devices so that the name of each busines locating in Arapahoe Airport Center is clearly and individually associated with the facilities it occupies when viewed by motorists passing by on fronting streets
Z. to prohibit signs and business identification devices froa being used for advertising of any kind including, but not liaited to, advertising of products, services or Job openings
3. to allow on each lot sufficient, though not excessive, infornational, directional and traffic control signing for convenient and efficient operation
4. to have all infornational, vehicular control and temporary signing be uniform in design, site, height, color, aaterial and typography


5. to permit sufficient, though not excessive, temporary signing including those identifying the future occupant, the design consultants, the general contractor, lending institutions, sale or leasing agents and the building product to be offered.
6. to insure that signing and identification devices do not, because of their height, location or design, contribute to a decrease in the safety and efficiency of traffic flows in fronting streets
Guidelines
Sign Submittals >
1. An overall sign program including any (1) detached business identification signs and (2) informational and vehicular control signs shall be submitted as part of the preliminary plan submittal to the Arapahoe Airport Center Design Review Board for approval
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Detached Business Identification Signs
1. Detached business identification signs shall be limited to the display of the name and/or symbol and address of the business or businesses occupying the site. No messages or advertising of any kind including, but not limited to, advertising of products, services or job openings shall be permitted.
2. No more than one detached business identification sign shall be permitted on each street frontage of a development parcel.
3. No detached business identification sign shall exceed a sign area which is the lesser of SO square feet per side or the maximum sign area permitted by the local governing authority. The sign area is defined as the area of the surface or surfaces which displays letters or symbols identifying the business occupying the site.
The sign area shall not include the base or pedestal to which the sign is mounted.
4. All detached business identification signs shall be permanent "pedestal or monument" type signs and shall not exceed a height of five feet above the underlying finish grade unless otherwise approved in writing by the Arapahoe Airport Center Design Review Board.
5. All detached business identification signs shall be of such materials and design to be compatible with and complimentary to the on-site design concept as well as landscape and physical design features.


7,0 LIGHTING GUIDELINES
Objectives
1. to have on-site lighting contribute to the safe and efficient use of a development site
2. to have on-site lighting contribute to site security
3. to have on-site lighting compliment and reinforce the architecture and site design character
4. to have on-site parking lot lighting fixtures and illumination levels be consistent throughout Arapahoe Airport Center
5. to prevent on-site lighting from casting glare onto adjacent lots
6. to prevent on-site lighting from casting glare onto adjacent streets in such a manner as to decrease the safety of vehicular movement.
7. to encourage lighting design that is in conformance with energy saving guidelines


Guidelines
1. All lighting potentially visible from an adjacent street except bollard lighting less than 42 inches high, shall he indirect or shall incorporate a full cut off shield type fixture.
2. Parking areas, access drives and internal vehicular circulation areas -- All parking lot lighting fixtures shall be a zero cutoff Moldcast Modules II Series or a fixture of similar "shoe box" type design mounted at 20' -0" atop a square metal pole. Both the fixture and pole arc to have a durable black finish. The light source shall be 150 -200 watt color corrected high pressure sodium.
3.
4.
5.
Service area lighting shall be contained within the service yard boundaries and enclosure walls. No light spillover should occur outside the service area. The light source should not be visible from the street.
Building illumination and architectural lighting shall he indirect in character, (no light source visible). Indirect wall lighting or "wall washing" overhead down lighting, or interior illumination which spills outside is encouraged. Architectural lighting should articulate and animate the particular building design as well as provide the required functional lighting for safety and clarity of pedestrian movement.
Pedestrian walk and area lighting is open for individual design requirements and desires, but is subject to the Arapahoe Airport Center Design Review Board approval.

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Illumination Detached business identification signs may be illuminated by continuous and uniform internal illumination, backlighting or ground lighting. No flashing or moving lights will be permitted. No unprotected lamp providing sign illumination shall be directly visible when viewed at any angle from a distance of twenty feet or more. No sign illumination shall cast a glare which will be visible from any street or access drive.
Location Detached business identification signs must be located within 50 feet, but not less than 10 feet of a fronting street and the access drive. Signs are to be located and sized for easy legibility, placed so as to assist traffic flow rather than obstruct it and not obscure other identification, directional or informational signage.
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Building Mounted Business or Building Identification Signs
1. Building mounted business or building identification signs are not permitted.
Informational and Vehicular Control Signs
2.
3.
4.
All informational and vehicular control signs shall be of uniform design which is specifically approved in writing by Arapahoe Airport Center Design Review Board. Both posts and panels shall have a durable black finish. All lettering shall be Helvetica Medium, white in color.
No informational or vehicular control sign shall have a panel face which exceeds 5 square feet in area per side.
No business name, symbol or advertising of any sort shall be permitted on any informational or vehicular control sign.
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No informational or vehicular control sign shall exceed a height of 4 feet above the underlying grade or he less than 18 inches from bottom of panel to the underlying grade.
No informational or vehicular control sign shall be located so as to reduce the safe flow of vehicles or pedestrians.
No informational or vehicular control sign shall he internally illuminated or illuminated from the ground.
Multi-tenant buildings will be permitted tenant directorie somewhat removed from streets. These must be approved by the Arapahoe Airport Center Design Review Board.


Temporary Signs
1. Only one temporary development sign plus one financing sign shall be permitted per development parcel. No additional individual signs shall be permitted. Arapahoe Airport Center or its representatives have the right to remove unpermitted signs and charge the individual tenant or property owner for the cost of' such removal.
2. Temporary development signs shall be of a uniform size, area and height and design shall conform to the post and panel system as used for informational signs and shall, at a minimum, identify Arapahoe Airport Center and the business or company developing the parcel. The remaining sign area shall be limited to identification of the following and no other information:
a. a concise identification of the nature of the development
b. the projected date of completion
c. the construction lender
d. the real estate brokerage firm
e. the general contractor
f. the architect
g. the structural engineer
h. the civil engineer
i. the mechanical engineer
j. the electrical engineer
k. the landscape architect.
3. No temporary development sign shall be located so as to reduce the safe flow of vehicles and pedestrians.
4. All temporary development signs shall be removed at time of occupancy.


DECLARATION OF COVENANTS, CONDITIONS AND RESTRICTIONS
May 20, 1980


Article
I
II
III
DECLARATION OF COVENANTS, CONDITIONS AND RESTRICTIONS FOR
ARAPAHOE AIRPORT CENTER
Table of Contents
Page No.
RECITALS .......................... 1
DEFINITIONS ....................... 2
1.1 Architect
1.2 Beneficiary
1.3 Declarant
1.4 Declaration
1.5 Deed of Trust
1.6 Arapahoe Airport Center
1.7 Improvement Improvements
1.8 Lot
1.9 Mortgage
1.10 Mortgagee
1.11 Occupant
1.12 Owner
1.13 Record Recorded Recordation
1.14 Sign
1.15 Street or Streets
1.16 Subject Property
1.17 Visible from Neighboring
Property
1.18 Property Used in Common
1.19 Pro Rata
SUBJECT PROPERTY
2.1 General Declaration
2.2 Addition of Other Realty
2.3 Notice of Addition of Land 6
CONSTRUCTION OF IMPROVEMENTS 8
3.1 Design Guidelines
3.2 Approval of Plans Required
3.3 Basis for Approval
3.4 Result of Inaction
3.5 Approval
3.6 Proceeding with Work
3.7 Completion of Work
3.8 Declarant Not Liable
3.9 Construction Without Approval
(i)


Article
Page No.
IV DEVELOPMENT STANDARDS 14
4.1 Building/Site Coverage
4.2 Minimum Setback
4.3 Exceptions to Setback
Requirements
4.4 Landscaping
4.5 Signs
4.6 Parking Areas
4.7 Storage and Loading Areas
4.8 On-Site Drainage
V REGULATION OF OPERATIONS AND USES 21
5.1 Permitted Uses
5.2 Nuisances
5.3 Condition of Property
5.4 Maintenance of Grounds
5.5 Maintenance Costs
5.6 Remedies for Failure to
Maintain and Repair
5.7 Refuse Collection Areas
5.8 Repair of Buildings
5.9 Utility Lines and Antennas
5.10 Mechanical Equipment
5.11 Mineral Exploration
5.12 Other Operations and Uses
VI MODIFICATION AND REPEAL 34
6.1 Procedure
6.2 Modification by Declarant
6.3 Governmental Regulation
VII ENFORCEMENT 36
7.1 Abatement and Suit
7.2 Right of Entry
7.3 Deemed to Constitute a Nuisance
7.4 Attorney's Fees
7.5 Failure to Enforce is
No Waiver
VIII ASSIGNMENT 39
XI CONSTRUCTIVE NOTICE AND ACCEPTANCE 39
X WAIVER 40
XI RUNS WITH LAND 40
(ii)


Article
Page No
XII RIGHTS OF MORTGAGEES 41
XIII ARAPAHOE WATER AND SANITATION DISTRICT 41
XIV RIGHT TO REPURCHASE 42
XV CERTIFICATE OF COMPLIANCE 43
XVI CAPTIONS 43
XVII EFFECT OF INVALIDATION 44
f
(iii)


DECLARATION OF COVENANTS, CONDITIONS AND RESTRICTIONS FOR
ARAPAHOE AIRPORT CENTER
This Declaration, made this ______ day of ______________,
1980, by ARAPAHOE AIRPORT CENTER, a Colorado joint venture, is made with reference to the following facts:
RECITALS
A. Arapahoe Airport Center is the owner of that certain real property in the County of Arapahoe, State of Colorado described in Exhibit A attached hereto and by this reference incorporated herein.
B. Arapahoe Airport Center is developing a planned business park to be known as ARAPAHOE AIRPORT CENTER. The real property described in Exhibit A is the first phase of the development of Arapahoe Airport Center. It is Arapahoe Airport Center's desire and intention to subject this real property to certain covenants, conditions and restrictions for the benefit of the property, Arapahoe Airport Center, and the purchasers of lots in Arapahoe Airport Center. It is intended that said covenants, conditions and restrictions bind and benefit not only said purchasers and Arapahoe Airport Center, but also their respective successors, heirs and assigns and that all lots in Arapahoe Airport Center should be held,


used, leased, sold and conveyed subject to the covenants, conditions and restrictions set forth in this Declaration.
As further phases of the development of Arapahoe Airport Center are platted and subdivided, it is the intention of Arapahoe Airport Center to subject the further phases to this Declaration. There is no guarantee that such further phases will in fact be developed or subjected to this Declaration, any such action being solely at the option of Arapahoe Airport Center.
C. It is the intention of Arapahoe Airport Center to further a plan of subdivision by means of the covenants, conditions and restrictions set forth in this Declaration.
Said covenants, conditions and restrictions are intended to be common to all of the lots in Arapahoe Airport Center and to enhance and protect the value, desirability and attractiveness of all such lots to their mutual benefit.
ARTICLE I
DEFINITIONS
1 \
Unless the context otherwise specifies or requires, the terms defined in this Article I shall, as used in this Declaration, have the meanings herein set forth:
1.1 Architect. The term "architect" shall mean a person holding a certificate to practice architecture in the State of Colorado.
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1.2 Beneficiary. The term "beneficiary shall mean a mortgagee under a mortgage as well as a beneficiary under a deed of trust.
1.3 Declarant. The term "Declarant" shall mean Arapahoe Airport Center and, to the extent provided in Article VIII of this Declaration, its successors and assigns.
1.4 Declaration. The term "Declaration" shall
mean this Declaration of Covenants, Conditions and Restrictions for Arapahoe Airport Center, as it may from time to time be amended or supplemented.
1.5 Deed of Trust. The terra "deed of trust" shall mean a mortgage as well as a deed of trust.
1.6 Arapahoe Airport Center. The term "Arapahoe Airport Center" shall be synonymous with the term "subject property" and shall mean all of the real property now or hereafter made subject to this Declaration.
1.7 Improvement Improvements. The term "improvement" or "improvements" shall include buildings, outbuildings, roads driveways, parking areas, screening walls and barriers, retain ing walls, stairs, decks, water lines, sewers, electrical and gas distribution facilities, hedges, windbreaks, plantings, planted trees and shrubs, poles, signs, loading areas and all other structures, installations and landscaping of every type and kind, whether above or below the land surface.
1.8 Lot. The term "lot" shall mean a fractional part of the subject property as subdivided on subdivision or parcel
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maps recorded from time to time in the Office of the Recorder of the County of Arapahoe, State of Colorado.
1.9 Mortgage. The term "mortgage" shall mean a deed of trust as well as a mortgage.
1.10 Mortgagee. The term "mortgagee" shall mean
a beneficiary under, or holder of, a deed of trust as well as a mortgagee under a mortgage.
1.11 Occupant. The term "Occupant" shall mean a lessee or licensee of an Owner, or any other person or entity other than an Owner in lawful possession of a lot with the permission of the Owner.
1.12 Owner. The term "Owner" shall mean and refer to any person or entity which is the record Owner of fee simple title to any lot, excluding any entity or person who holds such interest as security for the payment of an obligation, but including contract sellers and any mortgagee or other security holder in actual possession of a lot.
1.13 Record Recorded Recordation. The terms "record, "recorded" or "recordation" shall mean, with respect to any document, the recordation of said document in the Office of the Recorder of the County of Arapahoe, State of Colorado.
1.14 Sign. The term "sign" shall mean any structure, device or contrivance, electric or non-electric, upon or within which any poster, bill, bulletin, printing, lettering, painting, device or other advertising of any kind whatsoever used, placed,
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posted, tacked, nailed, pasted or otherwise fastened or affixed.
1.15 Street or Streets. The term "street" or "streets" shall mean any public or dedicated street, highway, road or thoroughfare within or adjacent to the subject property and shown on any recorded subdivision or parcel map, or record or survey, whether designated thereon as street, boulevard, place, drive, road, court, terrace, way, lane, circle or otherwise.
1.16 Subject Property. The term "subject property" shall mean all of the real property included within the planned business park known as Arapahoe Airport Center which is now or hereafter made subject to this Declaration.
1.17 Visible from Neighboring Property. The term "visible from neighboring property" shall mean, with respect to any given object on a lot, that such object is or would be visible to a person six (6) feet tall, standing on any part of any adjacent lot or other visible property at an elevation no greater than the elevation of the base of the object being viewed.
1.18 Property Used in Common. The term "Property Used in Common" shall mean and refer to those areas of the property devoted to the common use and enjoyment of the owners of all building sites, including, but not limited to median strips located in streets, islands in cul-de-sacs, private streets,
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entrances to parks and drainage areas.
1.19 Pro Rata. The term "pro rata" shall mean an Owner's percentage of the subject property based on area, including additional property, but excluding property used in common.
ARTICLE II SUBJECT PROPERTY
2.1 General Declaration. Declarant hereby declares that all of that real property located in the County of Arapahoe,
State of Colorado, and more particularly described in Exhibit "A" is, and shall be, conveyed, hypothecated, encumbered, leased, occupied, built upon or otherwise used improved or
t
transferred in whole or in part, subject to this Declaration.
All of the covenants, conditions and restrictions set forth herein are declared and agreed to be in furtherance of a general plan for the subdivision, improvement and sale of said real property and are established for the purpose of enhancing and protecting the value, desirability and attractiveness of the subject property and every part thereof. All of said covenants, conditions and restrictions shall run with all of the subject property for all purposes and shall be binding upon and inure to the benefit of Declarant and all Owners, Occupants and their successors in interest as set forth in this Declaration.
2.2 Addition of Other Realty. Declarant may at any
time during the pendency of this Declaration add all or a portion
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of any real property now or hereinafter owned by Declarant to the subject property, and upon recording of a notice of addition of real property containing at least the provisions set forth in Section 2.3, the provisions of this Declaration specified in said notice shall apply to such added real property in the same manner as if it were originally covered by this Declaration. Thereafter, to the extent that this Declaration is made applicable thereto, the rights, powers and responsibilities of Declarant and the Owners and Occupants of lots within such added real property shall be the same as in the case of the real property described in Exhibit "A.
2.3 Notice of Addition of Land. The notice of addition of real property referred to in Section 2.2 shall contain at least the following provisions:
(a) A reference to this Declaration stating the date of recording and the book or books of the records of Arapahoe County, Colorado, and the page numbers where this Declaration is recorded;
(b) A statement that the provisions of this Declaration, or some specified part thereof, shall apply to such added real property;
(c) A legal description of such added real property; and
(d) Such other or different covenants, con-
-7-


ditions and restrictions as Declarant shall, in its discretion, specify to regulate and control the use, occupancy and improvements of such added real property.
ARTICLE III
CONSTRUCTION OF IMPROVEMENTS
3.1 Design Guidelines. The Arapahoe Airport Center Design Guidelines provide a detailed explanation of allowances, restrictions and procedures to be followed in meeting the intent of these Covenants, Conditions and Restrictions.
3.2 Approval of Plans Required. No improvements shall be erected, placed, altered, maintained or permitted to remain on any lot by any Owner or Occupant until final plans and specifications shall have been submitted to and approved in writing by Declarant. Such final plans and specifications shall be submitted in duplicate over the authorized signature of the Owner or Occupant or both of the lot or the authorized agent thereof. Such plans and specifications shall be in such form and shall contain such information as may be required by the Declarant, but shall in any event include the following:
(a) A site development plan of the lot showing the nature, grading scheme, kind, shape, composition and location of all structures with respect to the particular lot (including proposed front, rear and
-8-


side setback lines), and with respect to structures on adjoining lots, and the number and location of all parking spaces and driveways on the lot;
(b) A landscaping and irrigation plan for the particular lot;
(c) A plan for the location of signs and lighting; and
(d) A building elevation plan showing dimensions, materials and exterior color scheme in no less detail than required by the appropriate governmental authority for the issuance of a building permit. Material changes in approved plans must be similarly submitted to and approved by Declarant.
3.3 Basis for Approval. Approval shall be based, among other things, upon adequacy of site dimensions,
* adequacy of structural design, conformity and harmony of
external design with neighboring structures, effect of location and use of proposed improvements upon neighboring lots, proper facing of main elevations with respect to nearby streets, adequacy of screening of mechanical, air conditioning or other roof top installations and conformity of the plans and specifications to the purpose and general plan and intent of this Declaration. No plans will be approved which do not provide for the underground installation of power, electrical, telephone and other utility lines from the
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property line to buildings. Plans which provide for metal -clad buildings will be approved only on the condition that such buildings are constructed so as not to have the appearance of a metal building and any metal-clad building must be specifically approved in writing. Declarant shall not arbitrarily or unreasonably withhold its approval of any plans and specifications. Except as otherwise provided in this Declaration, Declarant shall have the right to disapprove any plans and specifications submitted hereunder on any reasonable grounds including, but not limited to, the following:
(a) Failure to comply with any of the restrictions set forth in this Declaration;
(b) Failure to include information in such plans and specifications as may have been reasonably requested by Declarant;
(c) Objection to the exterior design or the appearance of materials employed in any proposed structure;
(d) Objection on the ground of incompatibility of any proposed structure or use with existing structures or uses upon other lots, or other property in the vicinity of the subject property;
(e) Objection to the location of any pro-
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posed structure with reference to other lots, or other property in the vicinity;
(f) Objection to the grading or landscaping plan for any lot;
(g) Objection to the color scheme, finish, proportions, style or architecture, height, bulk or appropriateness of any structure;
(h) Objection to the number or size of parking spaces, or to the design of the parking area;
(i) Any other matter which, in the judgement of the Declarant, would render the proposed improvements or use inharmonious with the general plan for improvement of the subject property or with improvements located upon other lots or other property in the vicinity.
3.4 Result of Inaction. If Declarant fails either to approve or disapprove plans and specifications submitted to it for approval within thirty (30) days after the same have been submitted, it shall be conclusively presumed that Declarant has approved said plans and specifications; provided, however, that if within the thirty (30) day period Declarant gives written notice of the fact that more time is required for the review of such plans and specifications, there shall be no presumption that the same
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are approved until the expiration of such reasonable period of time as it is set forth in the notice.
3.5 Approval. Declarant may approve plans and specifications as submitted, or as altered or amended, or it may grant its approval to the same subject to specific conditions. Upon approval or conditional approval by Declarant of any plans and specifications submitted, a copy of such plans and specifications, together with any conditions, shall be deposited for permanent record with Declarant, and
a copy of such plans and specifications, bearing such approval together with any conditions, shall be returned to the applicant submitting the same.
3.6 Proceeding with Work. Upon receipt of approval from Declarant pursuant to Section 3.5, the Owner, or occupant, or both, to whom the same is given, shall, as soon as practicable, satisfy any and all conditions of such approval and shall diligently proceed with the commencement and completion of all approved excavation, construction, refinishing and alterations. In all cases, work shall commence within one (1) year from the date of approval, and if work is not so commenced approval shall be deemed revoked unless Declarant, pursuant to written request made and received prior to the expiration of said one (1) year period, extends the period of time within which work must be commenced.
3.7 Completion of Work. Any improvement commenced
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pursuant hereto shall be completed within two (2) years from the date of Declarants approval of the plans and specifications therefor, except for so long as such completion is rendered impossible, or unless work upon the proposed improvements would impose a great hardship upon the Owner or Occupant, to whom Declarants approval is given, due to strike, fire, national emergency, natural disaster or other supervening force beyond the control of Owner or Occupant. Declarant may, upon written request made and received prior to the expiration of the two (2) year period, extend the period of time within which work must be completed. Failure to comply with this Section 3.7 shall constitute a breach of this Declaration and subject the party in breach to the enforcement procedures set forth in Article VII.
3.8 Declarant Not Liable. Declarant shall not be liable for any damage, loss or prejudice suffered or claimed by any person on account of:
(a) The approval or disapproval of any
plans, drawings and specifications, whether or not in any way defective;
(b) The construction of any improvement, or performance of any work, whether or not pursuant to approved plans, drawings and specifications; or
(c) The development of any lot within Arapahoe Airport Center.
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3.9 Construction Without Approval. If any
improvement shall be erected, placed or maintained upon any lot, or the exterior design thereof, or any new use commenced upon any lot, other than in accordance with the approval by the Declarant pursuant to the provisions of this Article III, such alteration, erection, placement, maintenance or use shall be deemed to have been undertaken in violation of this Declaration, and upon written notice from Declarant, any such improvement so altered, erected, placed, maintained or used upon any lot in violation of this Declaration shall be removed or altered so as to conform to this Declaration, and any such use shall cease or be amended so as to conform to this Declaration. Should such removal or alteration, or cessation or amendment of use not be accomplished within thirty (30) days after receipt of such notice, then the party in breach of this Declaration shall be subject to the enforcement procedures set forth in Article VII.
ARTICLE IV
DEVELOPMENT STANDARDS
4.1 Building/Site Coverage. Site coverage (defined as the building-ground contact area divided by the total net lot area) shall not exceed forty percent (401). Building coverage defined as the total area of all floors divided by the total net lot area) shall not exceed forty percent (401) unless otherwise approved in writing by Arapahoe Airport Center.
4.2 Minimum Setback. No improvements of any kind,
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and no part thereof, shall be placed closer than twenty-five (25) feet to an interior property line, except as otherwise provided in Section 4.3. Interior property line" shall mean the boundary between any lot within the subject property and all other lots bordering upon said lot. No improvements of any kind, and no part thereof, shall be placed closer than fifty (50) feet from a property line fronting the following streets: (1) Arapahoe Road and
(2) Peoria Street. No improvement of any kind shall be placed closer than forty (40) feet from a property line fronting on any other street. "Property line" shall mean the boundary of every lot.
4.3 Exceptions to Setback Requirements. The following improvements, or parts of improvements, are specifically excluded from the setback requiremetns set forth in Section 4.2:
(a) Roof overhang, subject to approval in writing from Declarant, provided said overhang does not extend more than six (6) feet into the setback area;
(b) Steps and walkways;
(c) Paving and associated curbing except
that vehicle parking area shall not be permitted within fifty (50) feet of a property line fronting upon Arapahoe Road or Peoria Street; forty (40) feet of a
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property line fronting upon any other street; or fifteen (15) feet from an interior property line.
(d) Screening walls, except that no wall shall be placed closer than fifty (50) feet from a property line fronting upon any public street without the prior written approval of Declarant;
(e) Landscaping and irrigation systems;
(f) Planters, not to exceed three (3) feet
in height, except that planters of greater height may be built within the setback area with the prior written approval of Declarant;
(g) Business park identification signs, directional and parking signs and signs identifying the Owner or Occupant of a lot, subject to the prior written approval of Declarant;
(h) Lighting facilities, subject to the prior written approval of Declarant; and
(i) Underground utility facilities and sewers.
4.4 Landscaping. Within ninety (90) days following completion of construction, or by the date each improvement is occupied, whichever shall occur first, each lot shall be landscaped in accordance with the plans and specifications. The area of each lot between any street and any minimum set-
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back line as set forth in Section 4.2 shall be landscaped with an attractive combination of trees, shrubs and other ground cover. All other areas fronting on a street and not utilized for parking, driveways, or walkways shall be landscaped in a complementary and similar manner. All portions of a lot not fronting a street and not used for parking, storage or buildings shall be landscaped utilizing ground cover and shrub or tree materials. Unpaved areas between the street curb line and the property line adjoining any street shall be landscaped and maintained by the Owner or Occupant of any lot whose property line fronts the street.
An underground automatic landscape irrigation system shall be provided and maintained by the Owner or Occupant for all landscaped areas. Areas used for parking shall be landscaped and bermed in such a manner as to screen said areas from view from adjacent streets. Such screening shall extend at least forty-two (42) inches above the high point of the finished pavement in said parking area. Plant materials used for this purpose shall consist of lineal or grouped masses of shrubs and trees.
After completion, such landscaping as is herein required shall be maintained in a sightly and well-kept condition. If, in Declarant's reasonable opinion, the required landscaping is not maintained in a sightly and well-kept condition, Declarant shall be entitled to the remedies set forth in Article VII.
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4.5 Signs. No sign shall be permitted on any
lot unless approved by Declarant in writing. No sign shall be approved other than business park identification signs, directional and parking signs, signs identifying the name of the Owner or Occupant of a lot, and signs offering the lot for sale or lease. All signage shall be in compliance with the Arapahoe Airport Center Design Guidelines.
4.6 Parking Areas. Off-street parking adequate to accommodate the parking needs of the Owner or Occupant, the employees and visitors thereof shall be provided by the Owner or Occupant of each lot. The intent of this provision is to eliminate the need for any on-street parking; provided, however, that nothing herein shall be deemed to prohibit on-street parking of public transportation vehicles. If parking requirements increase as a result of a change in the use of a lot or in the number of persons employed by the Owner or Occupant, additional off-street parking shall be provided so as to satisfy the intent of this section. All parking areas shall conform to the following standards:
(a) Required off-street parking shall be provided on the lot, on a contiguous lot, or within such distance from the lot as Declarant deems reasonable. Where parking is provided other than upon the lot concerned, Declarant shall be given a certified copy of a recorded instrument, duly executed and
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acknowledged by the person or persons holding title to the lot or other property upon which the parking area is located, stipulating to the permanent reservation of the use of the lot or other property for such parking area.
(b) Parking areas shall be paved so as to provide dust-free, all-weather surfaces. Each parking space provided shall be designated by lines painted upon the paved surface and shall be adequate in area. All parking areas shall provide, in addition to parking spaces, adequate driveways and space for the movement of vehicles.
(c) In determining the adequacy of the number of parking spaces to be provided by an Owner or Occupant, Declarant shall consider the nature of the proposed use of the lot, the amount of vehicular traffic generated by said use, the anticipated number of, and manner employment of, persons to be employed upon the lot; the nature and location of proposed structures upon the lot; and such other matters as Declarant shall reasonably deem relevant. The following are stipulated minimum requirements:
(1) one space per 250 square feet or less of gross office area.
(2) One space per 1000 square feet or less of gross warehouse area.
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(3) One space per 600 square feet or less of manufacturing area.
(d) No parking spaces shall be located on or permitted within setback areas adjacent to a street as set forth in Section 4.2 and 4.3.
4.7 Storage and Loading Areas. Storage, maintenance and loading areas must be constructed, maintained and used in accordance with the following conditions.
(a) Unless approved in writing by Declarant
no materials, supplies or equipment, including trucks or other motor vehicles, shall be stored upon a lot except inside a closed building or behind a visual barrier screening such materials, supplies or vehicles so as not to be visible from neighboring property and streets. Any storage areas screened by visual barriers shall be located upon the rear portions of a lot, unless otherwise approved in writing by Declarant. No storage area may extend into a setback area as defined in Section 4.2 and 4.3.
(b) Provision shall be made on each site for any necessary vehicle loading and no on-street vehicle loading shall be permitted.
(c) Loading dock areas shall be set back, recessed or screened so as not to be visible from neighboring property or streets and in no event shall a loading dock front upon a street unless otherwise
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approved in writing by Declarant.
4.8 On-Site Drainage. Each building site Owner shall be required to provide adequate drainage facilities, including on-site ponds and metering of storm water runoff resulting from precipitation. The amount of ponding shall be at least equivalent to the estimated change in storm water runoff resulting from the placement of buildings and parking areas on building sites.
The change in storm water runoff between historical (undeveloped conditions) and developed conditions shall be measured as the increased flow resulting from changes in coefficient of storm water runoff and the time of concentration. An engineer's report comparing the before and after conditions and recommending methods of detention and adequate methods of drainage shall be submitted by the Owner t to the Declarant for approval at the same time as submission
of the plans and specifications for any building as herein provided. Detention may be accomplished by providing ponding storage of storm water on roof tops, in parking areas, in the landscaped areas, in graded drainage swales and by such other methods as may be approved by Declarant.
ARTICLE V
REGULATION OF OPERATIONS AND USES
5.1 Permitted Uses. Except as otherwise provided in this Article V, any lot may be used for any use or busi-
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ness operation permitted by the Arapahoe County Zoning Ordinances for the MU-PUD zone. Such approved use shall be performed or carried out entirely within a building that is so designed and constructed that the enclosed operations and uses do not cause or produce a nuisance to other lots or property, such as, but not limited to, vibration, sound, electromechanical disturbances, electromagnetic disturbances, radiation, air or water pollution,dust, or emission of odorous, toxic or non-toxic matter (including steam). Certain activities which cannot be carried on within a building may be permitted in accordance with the permitted uses in Section 5, provided Declarant specifically consents to such activity in writing and further provided such activity is screened so as not to be visible from neighboring property and streets. All lighting is to be shielded so as not to be visible from neighboring property. These permitted uses are listed as follows:
1. All Blocks A through K
a. Manufacture, fabrication, processing or assembly of products
b. Wholesale or storage
c. Repair, rental and servicing of commodities
d. Commercial wholesale greenhouses
e. Restaurant
f. Administrative and executive offices
g. Consulting services offices
h. Design professions (architect, planners, interior)
i. Financial institutions
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j. Laboratories, for example
1. Basic and applied research
2. Experimental
3. Testing
k. Repair of small appliances and goods
l. Wholesale sale or warehousing
Other similar uses may be permitted as approved by Declarant.
2. Blocks A through E only. In addition to the uses listed in Item 1 above, the following are permitted uses.
a. Medical, dental, pharmacy and veterinary offices
b. Insurance and investment institutions
c. Nursery school
d. Auto services station
e. General and special trade contractors
f. Indoor theatre
g. Sales service, supply, parts, distribution
h. Auto leasing and other similar uses
i. Bowling alley
j. Tennis club
k. Skating rink
l. Health club
m. Hotel, motel
Other similar uses may be permitted as approved by Declarant.
3. Blocks F through K only. In addition to the uses listed in Item 1 above, the following are permitted uses.
a. Bakery,creamery, soft drink bottling plant
b. Dry cleaning and dyeing plant, laundry
c. Cabinet shop, electrical shop, plumbing shop, heating shop, etc.
d. Lithographic and/or printing shop
e. Furniture upholstering
f. Storage and warehousing
g. Outdoor storage and only in accordance with setback and screening restrictions and only with the specific approval of Declarant.
Other similar uses may be permitted as approved by Declarant.
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5.2 Nuisances. No nuisance shall be permitted
to exist or operate upon any lot so as to be offensive or detrimental to any adjacent lot, or property or to its occupants. A "nuisance" shall include, but not be limited to any of the following conditions:
(a) Any use, excluding reasonable construction activity, of the lot which emits dust, sweepings, dirt or cinders into the atmosphere, or discharges liquid, solid wastes or other matter into any stream
or other waterway which, in the opinion of Declarant, may adversely affect the health, safety, comfort of, or intended use of their property by persons within the area. No waste of any kind shall be discharged into any public sewer serving the subject property or any part thereof in violation of any regulation of any public body having jurisdiction over such public sewer.
(b) The escape or discharge of any fumes, orders, gases, vapors, steam, acids or other substance into the atmosphere which discharge, in the opinion of Declarant, may be detrimental to the health, safety or welfare of any person or may interfere with the comfort of persons within the area or which may be harmful to property or vegetation;
(c) The radiation or discharge of intense
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glare or heat, or atomic, electromagnetic, microwave, ultrasonic, laser or other radiation. Any operation producing intense glare or heat or such other radiation shall be performed only within an enclosed or screened area and then only in such manner that the glare, heat or radiation emitted will not be discernible from any point exterior to the site or lot upon which the opertion is conducted;
(d) Excessive noise. At no point outside of any lot plane shall the sound pressure level of any machine, device, or any combination of same, from any individual plant or operation, exceed the decibel levels in the designated preferred octave bands as follows:
Octove Band Maximum Sount Pressure Levels
Center Frequency (db) at Boundary Plane of Lot
------iMr ---------------------------
31.5 78
63 72
125 65
250 59
500 55
1000 52
2000 50
4000 48
8000 47
A-scale levels for monitoring purposes are equivalent to 60 dB(A). The maximum permissible noise levels for the octave bands shown above are equal to an NC-50 Noise Criterion curve when plotted
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on the preferred frequency scale.
Reasonable noise from motor vehicles and other transportation facilities are exempted, so long as the vehicles or other transportation facilities are not continuously on the subject property.
The operation of signalling devices and other equipment having impulsive or non-continuous sound characteristics shall have the following corrections applied:
Corrections
Pure Tone Content - 5dB
Impulsive Character - 5dB
Duration for Non-
Continuous Sounds
in Daytime Only,
1 min/hr + 5dB
10 sec/10 min + 10dB
2 sec/10 min + 15dB
The reference level for the dB values listed above is the pressure of 0.0002 microbar or 0.0002 dyne/cm^.
(e) Excessive emissions of smoke, steam or particulate matter. Visible emissions of smoke or steam will not be permitted (outside any building) which exceed Ringlemann No. 1 on the Ringlemann Chart of the United States Bureau of Mines. This requirement shall also be applied to the disposal of trash and waste materials. Wind-borne dust, sprays and
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