ARTICLE 070.030

Requirements for Design Improvements and Dedications

070.030.010    Purposes of Article
070.030.020    Applicability
070.030.030    Suitability of Land for Development
070.030.040    Drainage
070.030.050    Erosion and Sediment Control, Stabilization and Revegetation
070.030.060    Lot and Block Design
070.030.070    Streets and Alleys
070.030.080    Sidewalks
070.030.090    Access
070.030.100    Off-Street Parking
070.030.110    Water Distribution
070.030.120    Sanitary Sewage Collection
070.030.130    Underground Utilities
070.030.140    Boundary Survey and Monumentation
070.030.150    Dedications
070.030.155    Requirements for Design Improvements and Dedications of Open Space
070.030.158    Downtown Design Standards
070.030.160    Design Variance
070.030.170    Nonconforming Design, Improvements and Dedications
070.030.180    Exceptions Regarding Streets
070.030.190    Assurance for Completion of Public Improvements
070.030.200    Acceptance by City of Public Improvements
070.030.210    (Ad. 16-94, §1; R 26098, §1)

070.030.010  Purposes of Article.

In order to further the purposes of this Title, it is the purpose of this Article to ensure that for every development requiring a development permit:

(1)  The developer provide, pay for and install or cause to be installed, where needed:  water distribution systems, storm drain structures, wastewater lines, pumps and appurtenant devices, curbs and gutters, street base course material and wearing course material, bridges, electrical transformers, street lights, underground communications systems and wiring, gas distribution systems, fire hydrants, fire alarms and other fire-control devices, street signs and traffic-control devices;

(2)  Provisions are made for the preservation or replacement of trees, shrubs, ground cover and other vegetation, structures and provisions to stabilize soil and to prevent erosion and culverts or other devices to enclose open ditches and inhibit access to them by children;

(3)  Reservations and dedications to the City of lands or easements are made where needed by the nature of the development for public purposes, including, but not limited to:  utility easements and easements for drainage purposes, pedestrian easements, parkland or fees in lieu of such dedications;

(4)  Provisions are made for delayed or phased development if necessary to ensure that the City can provide necessary municipal services and facilities; and

(5)  Provisions are made to ensure the completion of installation of curbs, gutters, street paving and other improvements and to ensure that dedications are made.

070.030.020  Applicability.

Except as provided in Sections 070.030.160 and 070.030.180, the requirements and provisions of this Article shall apply to every development requiring a development permit.  Appropriate provisions shall also apply to subdivisions without development plans.

070.030.030  Suitability of Land for Development.

Land subject to natural hazards such as flooding, falling rock, landslides, mud flows or snowslides shall not be developed or approved for development until plans are submitted to the Director and approved by the City Engineer and the Planning Commission in order to prevent such conditions from endangering life, health or other property.  (A 20-88, §4)

(1)  Development in waterways and areas of special flood hazard.

a.  No improvement, building, structure, excavation, dumping or backfill shall be placed, built, undertaken or approved within a thirty-foot setback area horizontally from the high water mark of any river or live stream except for bridges, paths for non-motorized use, irrigation structures or flood control and erosion protection devices.

b.  All development proposed for land within areas of special flood hazards, as defined in Article 070.090, shall comply with the provisions of that Article as well as the provisions of this Article.

(2)  Development in areas of geologic hazard.  All development proposed for land within any Geologic Hazards District, as set forth in Article 070.100, shall comply with the provisions of said Article 070.100.

(A 20-88 §4)

070.030.035    Uniform Street Standards.

The City of Glenwood Springs, in an effort to standardize street construction, hereby adopts by reference the Street Standards, Traffic Committee Report of July 7, 2005.

   (a)    The City of Glenwood Springs Classification Map dated January 3, 2006 shall apply to all roads in the City of Glenwood Springs.

   (b)    The July 7, 2005 Street Standards Traffic Committee Report shall apply to all public and private roads within the City of Glenwood Springs.

    (c)    Any variance from the Street Standards shall be determined pursuant to 070.030.035.

(Ad 3-06, §1)

070.030.040  Drainage.

(a)  Drainage plan.  Every development plan shall include a drainage plan which shall:

(1)  Be produced and certified by a licensed engineer;

(2)  Be subject to the approval of the City Engineer;

(3)  Be designed to restrict site drainage to a rate no greater than the historical rate, before development, for the twenty-five-year storm or include development of a storm drainage system to convey runoff water to an acceptable site;

(4)  Identify existing channels, dry washes and stream beds with their twenty-five-year storm calculations;

(5)  Include calculations and quantities of flow at points of concentration;

(6)  Identify possible breach points where irrigation ditches and dry washes intersect;

(7)  Depict the above information for the entire drainage basin unless the City Engineer determines other boundaries for the plan; and

(8)  Include a vicinity map locating the development and its drainage basin.

(b)  Drainage improvements.  Drainage improvements shall be provided by the developer and designed to meet the criteria of this Section.  They shall also meet City engineering and construction specifications for streets, water and sewer.

(c)  Drainage easements.  Drainage easements shall be designed to meet the criteria of this Section.  The minimum width for a drainage easement shall be ten (10) feet.  Fifteen (15) feet shall be required where needed, as determined by the City Engineer, for vehicular access to maintain the system.  No permanent structure shall be located within the easement.

070.030.050  Erosion and Sediment Control, Stormwater Quality, Stabilization and Revegetation.

(a)  At the discretion of the City Engineer, a development plan shall include plans for erosion and sediment control, stormwater quality control, spill prevention for hazardous liquids, groundwater dewatering, slope stabilization and revegetation.  The City Engineer shall base any decision to require such plans on the size and slope of the subject property, the amount of soil and vegetation to be disturbed, the extent to which natural topography will be altered and the likelihood of adverse impacts on neighboring properties and on the community as a whole.

(b)  Plan for erosion and sediment control.

(1)  The plan for erosion and sediment control shall be designed to ensure:

a.  That natural drainage patterns are preserved in a manner which will minimize disturbance of natural vegetation and soil cover;

b.  That natural drainage patterns are preserved and protected from increased water flows which may otherwise tend to alter such patterns or subject existing channels and adjacent areas to increased erosion;

c.  That appropriate consideration of soil types is made in the design of cuts and fills, building sites, septic tanks and other land uses; and

d.  That structures are provided as necessary to prevent or minimize sedimentation of rivers, streams and drainage structures.

(2)  The following practices shall be incorporated into the plan for erosion and sediment control:

a.  Keep cut and fill operations to a minimum so as to create the least erosion potential;

b.  Retain and protect natural vegetation whenever feasible;

c.  Minimize the exposed ground area and the duration of exposure;

d.  Protect exposed critical areas with temporary vegetation and/or mulching during development;

e.  Trap sediment in runoff water by use of debris basins, sediment basins, silt traps or similar measures until the disturbed area is stabilized;

f.  Prevent surface water from damaging cut and fill slopes;

g.  Locate cuts and fills so as not to endanger adjoining property;

h.  Avoid fills on natural water courses or constructed channels;

i.   Develop the grading plan so that water is not diverted onto the property of another landowner unless a written agreement allowing such drainage is received from the other landowner; and

j.   Exercise measures for dust control during earthwork operations.

(c)  Plan for stormwater quality control shall be designed to ensure:

(1)  The development shall comply with all applicable local, state and federal water quality standards, including, but not limited to, those regulating erosion and sedimentation, storm drainage and runoff control, solid wastes and hazardous substances.

(2)  Where appropriate, stormwater control devices shall utilize plant material in lieu of hard material in order to provide an opportunity for infiltration and for biological processes to degrade pollutants.  The amount of allowable infiltration must be balanced with other factors, including but not limited to hydrocompactive soils.

(3)  To minimize costs and space, developments are encouraged to incorporate required stormwater quality controls into other site features such as required landscaped areas.

(4)  Runoff drains shall be designed so that runoff encounters landscape and gravel areas where possible to allow infiltration, while avoiding ice problems on sidewalks.

(5)  Developments shall utilize generally accepted best management practices for both construction and long-term control in order to minimize or eliminate pollutant discharge into state waters which include, but are not limited to, perennial streams, dry beds, roadside ditches, storm sewers or other structures or conveyances which result in discharges to the Colorado and Roaring Fork Rivers and other watercourses.  For a list of acceptable best management practices, contact the Community Development Department.  In order to help ensure continued effectiveness, the use of low maintenance designs is encouraged.  These practices include, but shall not be limited to:

a.  Temporary construction improve­ments:

1.  Phasing of developments.

2.  Mulch with tacking.

3.  Terracing and roughening of slopes.

4.  Erosion control blankets.

5.  Graveling of construction entrances and exits.

6.  Sediment traps and basins.

7.  Silt fence filters.

8.  Hay bale filters.

9.  Check dams.

10.  Inlet filters.

11.  Slope drains.

b.  Permanent improvements:

1.  Minimization of impervious surfaces.

2.  Runoff spreaders.

3.  Infiltration devices.

4.  Extended detention.

5.  Constructed wetlands.

6.  Sand filters.

7.  Oil and grit filters.

8.  Water quality inlets.

9.  Swales and filter strips.

10.  Directing stormwater to planted area.  (A 36-01 §1)

(d)  Slope stabilization and revegetation.

(1)  The plan for slope stabilization and revegetation shall be designed to ensure:

a.  That adequate provision is made for revegetation and soil stabilization during and after development of the site; and

b.  That all cuts and fills are adequately designed, engineered and vegetated to control erosion as well as stability of the entire mass.

(2)  The following practices shall be incorporated into the plan for slope stabilization and revegetation:

a.  Stabilize disturbed soils as quickly as practicable;

b.  Establish and install permanent vegetation and structural erosion control measures as soon as practicable;

c.  Where cut and fill slopes are to be stabilized with vegetation, design the cut and fill to 1.75:1 grade or flatter;

d.  Place and compact fills so as to minimize sliding or erosion of soil and to provide a stable surface for establishment of vegetation; and

e.  Stockpile topsoil and reuse it after final site grading on slopes and other critical areas to be stabilized with vegetation.

(A 36-01 §1)

070.030.060  Lot and Block Design.

(a)  Each lot in a development shall be designed to provide an adequate, accessible building site for a structure devoted to the intended use of the land.

(b)  Each lot shall have a minimum of twenty-five (25) feet of frontage on a dedicated public street and shall allow vehicular access from a public street.

(c)  Lots and blocks shall be designed to afford the maximum solar access to each building site.

(d)  Lot sizes shall be in conformance with applicable zone district regulations or Planned Unit Development regulations.  Where individual water or sewage systems are proposed for each lot, lot sizes shall be in conformance with standards of the Colorado Department of Health and Environment.

(e)  If any part of a residential development borders a railroad right-of-way, lots adjacent to such right-of-way shall either have a minimum depth of one hundred fifty (150) feet or be provided with a landscaped fifty-foot buffer strip adjacent to the railway or a parallel street adjacent to the railway shall be provided.  No dwelling unit shall be located within fifty (50) feet of the railroad right-of-way.

070.030.070  Streets and Alleys.

(a)  Layout and design.

(1)  The street pattern shall be designed to afford safe and convenient access to all lots within the subdivision.

(2)  Streets shall conform to the City's Major Street Plan and shall be named accordingly.

(3)  The street pattern shall have a logical relationship to topography.

(4)  Streets shall be aligned to afford maximum solar access to each building site.

(5)  Where a proposed development borders a major or minor arterial, as designated in the Major Street Plan, street intersections with the arterial street shall be at intervals of one-quarter (¼) mile or greater.

(6)  Street design and layout shall meet the design criteria set forth in the City's engineering and construction specifications for streets, water and sewer.

(b)  Construction.  All streets and related improvements shall be constructed in accordance with the City's engineering and construction specification for streets, water and sewer.

(c)  Street name signs.  Street name signs shall be provided by the developer and approved by the Traffic Engineer.

(d)  Traffic control devices.  All traffic control signs, signals or devices shall be provided by the developer in conformance with the Manual on Uniform Traffic Control Devices, as published by the U.S. Department of Transportation, Federal Highway Administration, 1978 Edition, and shall be approved by the Traffic Engineer before installation.

(e)  Street lights.  Street lighting shall be provided by the developer and approved by the Director of Electric Services before installation.

(f)  Street trees.  In residential developments, one (1) street tree shall be provided for each lot of seventy-five-foot frontage or the next highest number.  Trees shall meet City specifications for size and shall be placed so as not to obstruct sight distances at driveways and corners.  The City will provide a list of acceptable trees.

(Cross reference:  Article 090.040, Streets and Sidewalks.)

070.030.080  Sidewalks.

(a)  Sidewalks shall be provided by the developer to allow convenient pedestrian access through or across the development and joining with pedestrian ways of adjacent properties.

(b)  Sidewalks shall be eight (8) feet wide in commercial zone districts and five (5) feet wide in residential zone districts.  (A 8-99 §1)

(c)  The sidewalk surface material shall be approved by the City Engineer.

(d)  Sidewalk grades shall conform to the City's engineering and construction specifications for streets, water and sewer.

(e)  Sidewalks shall be separated from the back edge of the curb by a minimum distance of five (5) feet to accommodate a planting strip.  The five-foot wide vegetated planting strip (minimum) shall include street trees and grasses.  Shrubs and other plant materials may be acceptable if they do not impede sight lines or maintenance of the roadway or sidewalk.  Up to forty percent (40%) (including driveways and walkways) of the planting strip may be hard-surfaced.  Acceptable hard surfaces include concrete, brick and composite pavers.  (Ad 8-99 §1)

(Cross reference:  Article 090.040, Streets and Sidewalks.)

(A & Ad 8-99 §1)

070.030.090  Access.

(a)  Lot and block patterns shall allow for access onto a street from each lot.  The use of an easement for principal access to a lot shall not be allowed.

(b)  No more than one (1) access point from an arterial or collector street shall be provided to any development unless the applicant documents that additional access points would be significantly beneficial to the safety and operation of the street or that provision of only one (1) access point would be detrimental to public safety.  Such documentation shall be approved by the Traffic Engineer.

(c)  Private access onto any arterial or collector street, as designated in the Major Street Plan, shall be designed to permit user vehicles to enter and exit in forward drive.

(d)  As provided by Section 43-2-147, C.R.S., as amended, any development requiring access onto a state highway shall obtain a permit for such access in accordance with the Colorado State Highway Access Control Code before the issuance of a development permit.

070.030.100  Off-street Parking.

Except as otherwise provided in this Code, every development requiring a development permit shall comply with the provisions of Article 070.050.

070.030.110  Water Distribution.

The water main distribution system of a development shall be designed to connect with the City water system, to be compatible with the existing system and to make water available to each lot in the proposed development.  Fire hydrants shall be located to ensure protection to each lot based on utilization of existing City firefighting equipment and shall be approved by the Fire Chief.  Design of the system shall be to City specifications.  (A 26-99, §2)

070.030.120  Wastewater Collection.

(a)  Where the City wastewater collection system is accessible, the wastewater collection system shall be designed to connect with the City system and provide service to each lot in a proposed development.  Design of the system shall be the responsibility of the developer with all plans subject to City specifications and the approval of the City Engineer.

(b)  When the City wastewater collection system is not accessible, the developer shall be responsible for installation of a wastewater collection system for the development.  Such system shall meet all federal, state and local laws and regulations concerning design and installation of the system.

070.030.130  Underground Utilities.

All wires, cables or other equipment for the distribution of electric energy and telecommunication signals, with the exception of transformers, meters, junction boxes and like equipment, shall be placed underground.  Where subdivisions or developments are approved along or with crossing existing overhead power and communications facilities, energy and telecommunications may be obtained from these existing facilities.  The connections to these facilities shall be placed underground unless otherwise approved by the Director of Electrical Services due to economic, engineering or aesthetic reasons.  Utility easements and rights-of-way shall be provided in the subdivision or development meeting the requirements of the City electric system for the installation and maintenance of energy distribution and telecommunication facilities.

070.030.140  Boundary Survey and Monumentation.

(a)  The boundary survey, internal property lines and monumentation as depicted in the final plat for a subdivision shall meet all requirements established under state law.

(b)  Survey data shall be checked by the City Engineer prior to approval of the final plat.

(c)  Monuments shall be set to specifications of the City Engineer with at least one (1) monument on the boundary established as a permanent benchmark.

(d)  All survey traverses shall close to an accuracy of at least within one (1) foot in ten thousand (10,000) feet.

070.030.150  Dedications.

(a)  General requirements.  Dedication of land and easements shall be made by means of a subdivision plat or deed.  Dedications shall be made to fulfill the foregoing requirements for utility easements, drainage easements, pedestrian easements, streets and alleys.  In addition, land shall be dedicated to the City to be used for parks and recreation, in accordance with the provisions of Subsection (b) below.

(b)  Parkland dedication.  For every development, the City shall require the dedication of certain sites for parks and recreation use in accordance with the provisions of this Subsection.

(1)  Description.

a.  Dedicated park land may include floodplain lands, national and state historical or natural features and proposed public areas set aside in state, regional, county or City comprehensive plans.  Land dedicated shall not include sites for technical, private or public schools or public agencies, sites for service organizations which are not open to the general public and sites unsuitable for public use due to steep slopes, rock formations, adverse topography, utility easements or other features which may be harmful to health and safety.

b.  A minimum of eighty percent (80%) of park land dedicated shall have a slope of not greater than twenty percent (20%) and shall lend itself to utilization for public recreation purposes including, but not limited to, the following:  play fields, tennis courts, picnic sites, trails and boating areas.

c.  Wherever a development proposal includes any part of a bikeway, hiking trail, pedestrian path or skiing trail designated on the City's trail system as identified in the City's Rivertrail Master Plan, the developer shall dedicate a public easement in compliance with the plan.  This land may be included as part of the required parkland dedication.

(2)  Amount.  Park land shall be dedicated in the ratio of 0.007 acres per resident or seven (7) acres per one thousand (1,000) residents of the proposed development, to be computed as follows:

a.  Three and one-half (3.5) residents per single-family dwelling unit;

b.  Three (3.0) residents per two-family dwelling unit; and

c.   Two and one-half (2.5) residents per multi-family dwelling unit. 

d.    One and one-quarter (1.25) residents per accessory dwelling unit (ADU). 

     (A 14-00 §1; A 3-02; A 12-06, §2)

(3)  Applicability.

a.  Pre-existing development and redevelopment.  Except where there is an increase in intensity of use from a prior approval, the City Council shall waive all parkland dedication requirements where previous arrangements have been made and approved at the time of annexation, subdivision or development of the same property.  In the event that there is an increase in intensity of use, an applicant shall only be required to dedicate additional lands based on the ratio of the existing approved intensity of use or development to the proposed new use or development.  (A 14-00 §1; A 3-02 §1)

b.  New development.

1.  The provisions of this Section shall apply to all new residential development, including the residential component of mixed use development.

2.  Where mixed use development (commercial/industrial/institutional and residential use) is proposed, the parkland dedication requirement shall be calculated based on the adopted residential per-acre value.

(4)  Partial waiver of dedication requirements.

a.  Private recreation facilities.  The total acreage required to dedicated park lands may be reduced by up to fifty percent (50%) in exchange for provision of private recreation facilities in the development if the Planning Commission finds all of the following:

1.  The private recreation facilities offered will fulfill a major portion of the recreational demands of the residents of the proposed development;

2.  The private recreation facilities will be completed at the same time as or prior to the housing facilities in the development;

3.  The private recreation facilities will be maintained as such for a minimum period of ten (10) years; and

4.  Adequate provisions are made so that Subparagraphs 2 and 3 above are ensured.

b.  Partial waiver.  The Planning and Zoning Commission may recommend, and the City Council may authorize, a partial waiver of the parkland dedication requirements.  The City Council may authorize a partial waiver of parkland dedication requirements of up to twenty-five percent (25%) of the calculated requirements, subject to the finding that one (1) or more of the following community goals can be satisfied:

1.  The application can provide deeded access by easement or fee title to public lands, river corridors or other public facilities.

2.  The application proposes public on-site recreational and/or active and passive open space amenities which exceed the minimum requirements as required by this Code.

3.  The application proposes to construct improvements to the City's trail system as identified in the Rivertrail Master Plan, or other applicable plans, goals or policies and is consistent with the design standards contained therein.

4.  The perpetual protection of private lands with important view corridors, natural habitat or river bank via the conveyance of a conservation easement as provided for by state statute.

5.  The contribution of improvements to an existing City park or recreation facilities, on a dollar-for-dollar basis.

6.  The contribution to off-site greenway and streetscape improvements, on a dollar-for-dollar basis.

(5)  Payment in lieu of dedication.

a.  In the event parkland is not needed within the area of development due to the size of the development or due to the close proximity of other parkland to the development, the City Council may require the applicant to pay the City cash in lieu of land dedications or to transfer other property owned by the applicant to the City for use as parkland.

b.  The amount of a cash payment required shall be based on the number of acres of parkland dedication which otherwise would be required, less any reductions for private recreation facilities as provided above.

c.  Fee in lieu of calculation.

1.  A fee in lieu of parkland dedication shall be determined by an appraisal provided and paid for by the applicant to determine the property's value.  All appraisals shall be no more than six (6) months old and shall be prepared by a qualified appraiser;

2.  A contract purchase price on the subject property may be substituted at the determination of the City Council; or

3.  Based on a per-acre value for residential land of one hundred twenty-five thousand dollars ($125,000.00), to be increased annually by five percent (5%).  (A 30-94 §1; A 14-00 §1; A 3-02 §1)

d.  If the City Council determines to accept other property not within the development instead of or as a partial payment toward the cash payment required hereunder, the value of the other property shall be its market value, as determined by a qualified appraiser selected jointly by the City and the applicant.  The cost of such appraiser shall be paid by the applicant.

e.  Payment in lieu of land dedication shall be required as a condition of the development permit and made prior to issuance of a building permit.

f.  Such payment shall be placed in a recreation fund to be established and maintained by the City for the acquisition and improvement of land for parks, playgrounds and recreation areas in the City which may benefit the residents of the City in genera, as well as those of the proposed subdivision.

(c)  Fisherman's easement.

(1)  When a development or subdivision fronts on a river or creek within the City, a public fisherman's easement may be requested and may be included as a portion of the required parkland dedication.  A fisherman's easement shall typically consist of a ten-foot wide corridor centered on the normal high water line of the river.  A wider easement may be requested where topography warrants.

(2)  The City Council and/or the Planning Commission shall consider input from the Parks and Recreation Commission and the River Commission in reviewing parkland dedications for riverfront properties.

(3)  The City or a property owner may request that a habitat protection easement substitute for a fisherman's easement where the riparian or adjacent habitat is sensitive and may be damaged by human intervention.  Any request shall be accompanied by a report prepared by a qualified biologist or ecologist documenting the negative impacts of human encroachment.  The report shall also address maintenance, monitoring and stewardship of the easement.  The City Council and/or Planning Commission shall render a decision based on a goal of protecting habitat.  Parkland credit shall be given for the habitat protection easement.  (Ad 35-96 §1; A 3-02 §1)

(d)  School land dedication.  To help offset the financial impact of new residential development on the school district serving the residents of the City, any new development within the City shall dedicate land or make payments in lieu of such land dedication in accordance with the provisions of this Subsection.

(1)  The standard for school land dedication shall be LAND AREA PROVIDED PER STUDENT x STUDENTS GENERATED PER DWELLING UNIT = LAND TO BE DEDICATED.

(2)  The land dedication requirement shall be one thousand seven hundred seventy-six (1,776) square feet of land per potential student.

(3)  The number of students generated per type of dwelling unit shall be based on the following table:

 

(A 34-02 §1; A 12-06, §3)

(4)  If it is determined that there is no appropriate land for school use available in a development, a fee in lieu of dedication may be made by multiplying the amount of land to be dedicated by the fair market value of land in the development or based on a per-acre value of one hundred ten thousand dollars ($110,000.00) per acre, whichever is less.  (A 34-02 §1)

(5)  The City shall determine the value of lands in the City annually for the calculation of in-lieu-of payments.  Such determination may require appraisals of land costs within a proposed development.  The value of lands shall be established on a per-acre basis and converted to a per-square-foot basis for the purpose of in-lieu-of payment calculations.

(6)  Payment in lieu of land dedication shall be required as a condition of the development permit and made prior to issuance of a building permit.

(7)  The City reserves the right to waive or vary the dedication requirements in this Subsection when a development provides affordable housing.

(8)  The City shall consult the District in determining whether dedicated land is appropriate for school purposes and whether a payment in lieu of dedication is required.  Such determination shall be the sole decision of the City and the District.

(9)  Within thirty (30) days following receipt of each fee in-lieu-of land dedication for schools, the City shall pay the fee directly to the District.  The District shall use the fees for the purchase of land or the construction of new facilities within the Glenwood Springs attendance area.  (A 2-02 §1)

(e)  Fire and emergency services impact fee.  In order to help offset the financial impacts of new development on the residents of the City, all new development shall pay a fire and emergency services impact fee as provided for in this Section.

(1)  Purpose.  The purpose of this Section is to:

a.  Provide a rational system for identifying and mitigating growth-related costs associated with growth and development and the expansion of emergency services and facilities made necessary by land development activities, a growing population and economic activity levels.

b.  Ensure that the impact fees established by this Section are based on, and do not exceed, the cost of providing additional capital improvements necessitated by new development.

c.  Regulate the use and development of land to ensure that new development bears a roughly proportionate share of the cost of capital expenditures necessary to provide adequate emergency services within the City.

(2)  Definitions.

Capital improvements shall include the following:

1.  Fire protection or emergency medical, rescue and ambulance service planning, preliminary architectural and engineering services, architectural and engineering design studies, land surveys, land acquisition, site improvements and off-site improvements associated with new or expanded facilities used for fire protection or emergency medical, rescue and ambulance service;

2.  Construction of buildings and facilities used for fire protection or emergency medical, rescue and ambulance services; and

3.  Purchase of fire suppression or emergency medical, rescue and ambulance apparatus and equipment, including communications equipment, with an average useful life of at least five (5) years, necessary to adequately protect and defend new development and its inhabitants.

Emergency service provider is a governmental entity providing fire protection, emergency medical, rescue and ambulance services or any combination of such services.

Emergency services include fire protection, emergency medical, rescue and ambulance services or any combination of such services.

Emergency services impact fee is a fee for fire protection or emergency medical, rescue and ambulance service established by this Section.

Fire protection is the prevention and extinguishment of fire, protection of life and property from fire, and enforcement of municipal, county, district and state fire prevention codes.

(3)  Applicability.  Any new residential or commercial construction within the City which requires a building permit shall be required to pay an emergency services impact fee in the manner and amount set forth in this Section.

(4)  Time for payment of impact fee.  Payment of the emergency services impact fee shall be made to the Fire Department prior to issuance of a building permit.  No building permit shall be issued until proof of payment of the emergency services impact fee is provided to the Building Department.  Nothing herein shall prevent the prepayment of all or a portion of applicable emergency services impact fees at the time of development or subdivision approval.

(5)  User of impact fees.

a.  All impact fees collected pursuant to this Section shall be used for capital improvements as defined in Subsection (b)(2) above.

b.  The City may enter into an intergovernmental agreement with the applicable emergency service providers regarding the method of collection and administration of the impact fee program.

(6)  Calculation of emergency services impact fee and credit for improvements.

a.  The emergency services impact fee shall be calculated as follows:

b.  Upon approval by the City, the City shall calculate the amount of any credit that may be granted to any developer for the amounts due or to become due for capital improvements installed, purchased and paid for by such developer when such capital improvements offset the need or amount of the impact fee that would otherwise be required.

(7)  Unpaid impact fees.  The City reserves the right to withhold or revoke any permits, certificates or other such approvals for which the payment of impact fees is delinquent.

(8)  Adjustment and review of impact fees.  The impact fee shall be increased five percent (5%) annually.

(A 30-94 §1; A, Ad 35-96 §1; Ad 34-99 §1; A 14-00 §1; Ad 1-02 §1; A 2-02 §1; A 3-02 §1; A 34-02 §1)

070.030.155  Requirements for Design Improvements and Dedications of Open Space.

(a)  Purposes of Section.  Residents of Glenwood Springs enjoy a climate and lifestyle that is conducive to outdoor living.  Residents place significant value on these opportunities and the community’s natural setting.  The intent of these common open space requirements is to ensure that outdoor living space is available in close proximity to meet the daily active and passive recreational needs of residents. 

Applicants are encouraged to critically consider and plan these spaces as central components of residential projects early in the design process to ensure that these spaces and improvements are sited in a manner most amenable to recreation.  The utility of these spaces for recreation is critical, as a space sited in an inconvenient location or that functions poorly will tend not to be used and will not adequately meet these recreational needs.  These common open space areas should include sufficient space, solar access, landscaping and recreational improvements to accommodate both active and passive recreation and should be sited in a location such that they are easily accessible to all residents of a development. 

Given that variations in development types and locations will result in varying opportunities and limitations in the siting and design of open spaces that may be provided, it is also the intent of these standards to permit flexible alternatives for providing common open space where the proposal meets the intent of these standards by providing substantial, functional, and easily accessible active and passive recreational spaces.  Lastly, it is the intent of these standards to exempt developments in the C/2 Core Commercial Zone District from common open space requirements as the small lots and existing development pattern largely preclude the provision of these spaces.

(b)  Applicability.  The provisions of this section shall apply to subdivisions creating additional residentially zoned lots and developments containing three (3) or more dwelling units that require a development permit.  Properties located in the C/2 Core Commercial zone district, condominiumization or subdivision of existing dwelling units, and all other existing dwelling units shall be exempt from these common open space requirements.  For subdivisions of residentially zoned property without a development plan, the Planning and Zoning Commission and City Council, as required by the Municipal Code, may waive or defer satisfaction of the common open space requirements as described in paragraph (d)(3) below.

(c)  Definitions.  As used in this Section, the following terms shall have these meanings ascribed to them:

Development, mixed use means a building or group of buildings, planned as a unified and complimentary whole, and containing both residential and non-residential uses.

Open space means an area or areas suitable for passive and/or active recreational use, which provides visual relief to developed areas or which is set aside to protect water, air, wildlife habitat, vegetation or significant or scenic views and is exclusive of areas devoted to parking, vehicular traffic, and any other area which does not significantly lend itself to the overall benefit of the particular development, surrounding environment or surrounding community.

Open space, common means a type of open space reserved for the use of all residents of a development or subdivision and their guests for passive and/or active recreation. 

Open space, active means common open space improved with permanent recreational facilities such as trails, playground equipment, ball courts or playing fields.

Open space, passive means common open space lacking permanent recreational improvements.

Open space, private means the outdoor living area adjoining a dwelling unit or owned by or otherwise limited to the use of the residents of a particular dwelling unit.  Examples include private patios, courtyards and yard areas.

Recreation, active means outdoor leisure activities requiring permanent recreational improvements to the area in which they are performed.  These areas are intensively used and may include improvements such as trails, playground equipment, ball courts or playing fields.

Recreation, passive means outdoor leisure activities which do not require permanent recreational improvements to open space areas.  Examples include picnicking, hiking unimproved trails, enjoyment of scenery, and play in open, grassy areas.

(d)  Required area. 

(1)  Common open space shall be provided at a minimum rate of two hundred (200) square feet per dwelling unit or lot created for residential use, whichever is greater.

(2) The Planning and Zoning Commission and City Council, as required by the Municipal Code, may waive the common open space requirements for each dwelling unit in a development permit application where it finds that the private open space provided specifically for that unit meets the minimum square footage, design requirements and purposes of this Section, with the exception that active open space improvements need not be provided in the private open space appurtenant to a single unit.  Patios, decks, porches, balconies and other similar spaces shall not satisfy this requirement.

(3) The Planning and Zoning Commission and City Council, as required by the Municipal Code, may waive or defer the open space requirements for each residentially zoned lot created through a subdivision without a development plan where it finds that the lot configuration, including size, shape, slope, utility easements and other physical characteristics, is such that after development the lot could reasonably satisfy paragraph (2) above.  This waiver or deferral shall not be construed as satisfying the common open space requirements for any subsequently submitted development plan or resubdivision of the lot.

 (e)  Design standards.  Common open spaces provided to satisfy the requirements of this Section shall satisfy the following requirements:

(1)   Design.  The design, siting, grades and solar access of the proposed common open space shall be such that the space is amenable to active and passive recreation, shall relate to the overall design of the site, and shall not be determined solely by those areas left over after the selection of the location for the building, parking areas, utilities, and other necessary site improvements.  In addition, the design and siting of common open space located in commercial areas should minimize negative impacts of surrounding commercial activity or traffic on the enjoyment of the space by the residents as much as is feasible.

(2)   Location.  It is preferable that the common open space is directly accessible to all dwelling units, if possible.  For example, clustering units around a common open space provides greater accessibility to each residential unit and is preferable to locating the open space at the end of a row of units where it is less accessible to many of the units (Figure 1).

(3)   Configuration. 

a.      With the exception of trails, common open space shall be consolidated into one large space where possible and shall not be fractured into small sizes and irregular shapes that do not function well for recreation (Figure 2). 

 b.      With the exception of trails, spaces with any dimension of less than fifteen (15) ft. shall not count toward satisfying the common open space requirement.

(4)   Landscaping.  Common open spaces shall be improved with landscaping such as lawn, trees and shrubs.  Landscaping required by other sections of the Municipal Code shall not count toward satisfying this requirement.

(5)   Active open space improvements.  Common open spaces shall be improved with active open space amenities such as playground equipment, trails and paths, raised planting beds for community gardens, playing fields, benches and ball courts such that the space is usable for both active and passive recreation.  The greater the number of units in a development, the more active open space improvements should be provided to serve the greater number of residents.  The type and quantity of active open space improvements shall be subject to the approval of the Planning and Zoning Commission and City Council, as required by the Municipal Code.

(6)   Trails.  Applicants are strongly encouraged to make trail connections wherever the trail would encourage active recreation due to increased pedestrian connectivity.  For instance, connections to the River Trail, nearby parks, publicly owned open spaces, or connections that make short cuts from the end of a cul de sac to a neighboring through street with a sidewalk are desirable.  These connections shall qualify as common open space, subject to the approval of the Community Development Director. 

(7)   Setbacks and easements.  Setbacks and easements shall not count toward satisfying the common open space requirement, with the exception that the Community Development Director shall have the authority to waive this requirement where it finds that the setback or easement area is consistent with the intent and design requirements of this section and has sufficient solar access and landscaping to be amenable to recreation.

(8)   Spaces that do not qualify as common open space.  The following spaces shall not qualify toward satisfying the common open space requirement:  parking spaces, driveways, areas containing drainage and geologic hazard improvements, landscape strips between the sidewalk and street, steeply graded spaces, decks, porches, patios, balconies, private open space, setbacks and easement areas except as noted in paragraph (7) above, and other similar areas which do not function well for recreation. 

(9)   Preservation of unimproved areas.  The Planning and Zoning Commission and City Council, as required by the Municipal Code, shall have the discretion to count unimproved, vegetated areas directly abutting improved common open space areas as fulfilling up to 25% of the square footage requirements for common open space where it finds that the unimproved open space would greatly contribute to the passive recreational enjoyment of the residents.  Such a proposal shall include a plan for maintenance by the homeowners of these areas in their natural state for the full life of the development.  Examples of appropriate areas for this type of open space may include undisturbed, vegetated hillside in the Hillside Preservation Overlay Zone or riparian areas.

(f)  Considerations regarding mixed use developments.  Vertical mixed-use developments may be challenged in finding sufficient space to satisfy common open space requirements.  Alternative recreational facilities may be acceptable in these situations and creativity by the applicant is encouraged.  Examples of alternative spaces that may be acceptable are a rooftop garden improved with landscaping and benches, a connection to a public trail, an indoor or outdoor pool, an indoor exercise room improved with exercise equipment, a plaza oriented toward a pleasant, engaging streetscape and improved with tables, chairs, and landscaping, or a combination of alternative recreational spaces such as these.  Outdoor spaces are preferred over indoor spaces where feasible.  The Planning and Zoning Commission and City Council, as required by the Municipal Code, may consider these or other creative solutions for meeting common open space requirements for mixed use development where it finds that:

(1)    The proposed common open spaces and improvements meet the purpose of this

         section and the intent of the design standards.

(2)  The combined size of the open spaces shall meet the minimum of two hundred

          (200) sq. ft. per dwelling unit unless a design variance is obtained from the Planning

          and Zoning Commission and City Council, as required by the Municipal Code. 

(g)  Provisions for maintenance of common open space.  Provisions shall be made, subject to the approval of the City Attorney, for permanent private maintenance and ownership of all common open spaces. Where a homeowners' association is deeded common open space, the following minimal conditions shall apply:

(1) The homeowners' association shall be established before any residences are sold, and membership shall be mandatory for each residence owner.

(2)  Common open space restrictions shall be permanent.

(3) The homeowners' association shall be responsible for utilities, maintenance, liability insurance and taxes on common open space and recreational facilities.

    (4)  The homeowners' association shall have the power to levy assessments that can become liens on individual properties for the purpose of financing the operation and maintenance of common open spaces and facilities.

 (Ad 14-00 §1; R & Re 09-08 §2)

070.030.158  Downtown Design Standards.

(a)  Purposes of Section.  As growth continues to pressure the City and its downtown, the City must protect the most visible evidence of its rich heritage and its historic structures.  Investment in the redevelopment of downtown and its many historic structures should be a priority for the economic development of the community.  Over the past forty (40) years, the architectural integrity of many downtown structures has been compromised through inappropriate cosmetic and structural alterations.  Restoration of these structures should be a high priority for the community.  Investment in the preservation and appropriate reuse of the City's downtown buildings will strengthen the visual identity of the community and protect the character elements that are most important to its heritage.  The development of downtown design standards is the first step in this ongoing process.  The adoption and implementation of such design standards will provide a framework on which to base future decisions.  The intent of these regulations and standards is to improve the overall quality of infill and redevelopment in the established Downtown Core of Glenwood Springs and to ensure that infill and redevelopment:

(1)  Are compatible with surrounding land uses;

(2)  Support and protect historic resources;

(3)  Enhance the existing small-town character;

(4)  Improve the overall image of downtown;

(5)  Provide design incentives for projects that provide unique design features and community amenities;

(6)  Provide a user-friendly document and review process; and

(7)  Are consistent with the goals and policies of the Downtown Plan.

These design standards are based on the Downtown Design Standards for Glenwood Springs, dated February, 2001.  The Downtown Design Standards for Glenwood Springs provides additional background information regarding the requirements contained in this Section and should be used in conjunction with this Section during the design process for projects within the Downtown Core.

(b)  Applicability.  The Downtown Design Standards will apply to all residential and commercial uses within the project boundary, including:  single- and multi-family developments, as well as nonresidential uses, such as office, commercial and retail within the Downtown Core, as defined in the Downtown Design Standards Boundary Map.

(1)  General.  These downtown design standards shall be applied in the normal review processes for rezonings, additions, renovations and new construction in the form of site plans or development plans.  These shall be applicable as set forth in the Historic Preservation Ordinance, Historic District and/or Landmark Designations, and Title 070, Subdivision, Development and Use of Land.  These standards will also be applied to all modifications to building exteriors that require a building permit or a sign permit in commercial or residential applications.  Additionally, for commercial or commercial with a residential component, these standards shall apply when modifying exterior finishes, such as stucco, metal siding, windows, and trimwork.  Review and approval of all building modifications not requiring Planning and Zoning Commission review as otherwise provided in 070 shall be completed by the Community Development Director.  Appeals of the Community Development Director’s decision shall be heard by the Planning and Zoning Commission.  (A 10-03 § 1)

(2)  Review criteria.  In addition to the review criteria specified for each type of development application in Article 070.020, each rezoning or development plan shall demonstrate compliance with these downtown design standards.  In the event of a conflict, these standards shall apply.

(3)  Design variance.  A variance from the strict application of these downtown design standards may be granted by the City Council or Planning Commission, whichever body authorizes the development permit or subdivision agreement, where finding is made that there exists on the property in question exceptional topographical, soil or other subsurface condition or other extraordinary conditions peculiar to the size, existing buildings or lot configuration such that strict application of the requirement of the regulation from which the variance is requested would result in peculiar and exceptional practical difficulties to or exceptional and undue hardship upon the applicant or owner of the property in question and that the public good would be better served by granting of the variance.  Such variance shall not be granted if the same would be detrimental to the public good or impair the intent and purposes of this Title.  Such design variance request shall be made and reviewed concurrently with the development plan submittal and review and, if granted, shall be described and acknowledged in the development permit.

(c)  Definitions.  As used in this Section, the following terms shall have these meanings ascribed to them:

Accessory structure means a structure detached from a principal building and customarily used with, and clearly incidental and subordinate to, the principal building or use, and ordinarily located on the same lot site or with such principal building.

Adjacent or abutting means to physically touch or border upon, or to share a common property line or border.  Adjacent or abutting shall include properties or uses that are separated by a drive, street or other public-dedicated right-of-way.

Block face means the properties abutting one (1) side of a street and lying between the two (2) nearest intersection or intercepting streets, or nearest intersecting or intercepting street and railroad right-of-way, unsubdivided land, watercourse or City boundary.

Buffer means open spaces, landscaped areas, fences, walls or any combination thereof, used to physically separate or screen one (1) use or property from another so as to visually shield or block noise, lights or other nuisances.

Building form means the shape and structure of a building as distinguished from its substance or material.

Building mass means the three-dimensional bulk of a building height, width and depth.

Building scale means the size and proportion of a building as distinguished from its substance or material.

Character means those attributes, qualities and features that make up and distinguish a development project and give such project a sense of purpose, function, definition and uniqueness.

Civic use means any use intended to be conducted in a facility or upon land which is owned and operated for public use by school districts, a place of worship or by a city, county, state or the federal government.

Commercial development means any development activity except development activity intended solely for residential or civic use.

Contributing means that a property adds to the historic architectural qualities, historic associations or archaeological values for which the district is significant because:  a) it was present during a period of significance and possesses historic integrity reflected in its character at that time or it is capable of yielding important information about the period; b) it independently meets the National Register criteria; and c) it meets the Glenwood Springs Historic Preservation criteria.

Cornice means a horizontal molding projecting along the top of a wall.

Development means the same as the term development as used in Title 070 as applicable, as set forth below:  "The division of a parcel of land into two (2) or more parcels; the construction, reconstruction, landfill or land disturbance; or any use extension of use that alters the character of the property."

Dormer means a window set upright in a sloping roof.  Also used to refer to the roofed projection in which this window is set.

Elevation means the external faces of a building; also a mechanically accurate, "head-on" drawing of any one (1) face (or elevation) of a building or object, without any allowance for the effect of the laws of perspective.

Façade means any side of a building that faces a street or open space.  The front façade is the front or principal face of a building.

Fence means a man-made barrier of any material or combination of materials erected to enclose, screen or separate areas.

Gable roof means a pitched roof with ridge and vertical ends.

Hip roof means a roof with sloped ends instead of vertical ends.

Infill and redevelopment means development on property located within the Downtown Core that is:  a) proposed for a vacant or substantially vacant tract of land surrounded by existing development; or b) proposed for a tract of land with existing structures where all or most of the existing structures would be razed and a new structure or structures built.

Maximum extent feasible means that no feasible and prudent alternative exists, and all possible efforts to comply with the regulation or minimize adverse impacts have been undertaken.  Economic considerations may be taken into account but shall not be the overriding factor in determining maximum extent feasible.

Mixed-use development means the development of a lot, tract or parcel of land or building or structure with two (2) or more different uses including, but not limited to, residential, office, retail, civic uses, personal service or entertainment uses, designed, planned and constructed as a unit.

Multi-family development means a structure or part thereof designed exclusively for occupancy by two (2) or more families and commonly referred to as a duplex (two-family dwelling), triplex, fourplex, townhouse or apartment house.

Noncontributing means a property does not add to historic architectural qualities, historic associations or archaeological values, usually because of alterations, additions or other changes.  If the property no longer possesses integrity reflecting its character at the time or is incapable of yielding information about the period, then it is considered noncontributing.  Many buildings are rated noncontributing simply because the building was constructed within fifty (50) years of the present time.

Office means a commercial development as a work space for professionals such as physicians, dentists, lawyers, architects, engineers, artists, musicians, designers, teachers, accountants and others who through training are qualified to perform services of a professional nature and where no storage or sale of merchandise exists.

Orient means to bring in relation to, or adjust to, the surroundings, situation or environment; to place with the most important parts facing in certain directions; to set or arrange in a determinate position; to orient a building.

Pedestrian-oriented development means development that is designed with a primary emphasis on the street, sidewalk and/or connecting walkway access to the site and building, rather than on auto access and parking lots.  In pedestrian-oriented developments, buildings are typically placed relatively close to the street and the main entrance is oriented to the street sidewalk or walkway.  Although parking areas may be provided, they are not emphasized in the design of the site.

Porch means any gallery, veranda, piazza, portico or similar protection from the main wall of a building and covered by a roof, other than a carport, with no opaque side enclosures (except screens and handrails) that is more than thirty-six (36) inches in height.

Primary or principal building means the building or structure on a lot used to accommodate the primary permitted use, such use possibly occurring in more than one (1) building or structure.

Redevelopment means development on a tract of land with existing structures where all or most of the existing structures would be razed and a new structure or structures built.

Rehabilitation means any renovation, restoration, modification, addition or retrofit of a structure or site that exceeds fifty percent (50%) of the current appraised value of the structure or as established by the City.

Standards means mandatory regulations.  Standards are indicated by use of the terms "shall" and "must."

(d)  General design standards for residential and transitional residential development.

(1)  Site planning.

a.  Site layout/development pattern.  A sense of visual unity of an area is established when similar building features are repeated.  The relatively uniform alignment of homes along a street is an example of a repeated feature.  To maintain the historic character of the downtown residential neighborhoods, existing setbacks and building orientation must be respected.

1.  The design of infill development shall respond to the contextual building setbacks and orientation of the surrounding homes on the block.  (Figure 1.)

(Figure 1)

Where setbacks along a street frontage are not identical, an average of setbacks found along the block shall be used.

2.  Primary façades and entries for infill development shall be oriented towards the primary street frontage, consistent with development traditionally found in the neighborhood.

● Structures shall not be sited diagonally or otherwise skewed on the lot, as this orientation is not characteristic of buildings in the downtown area.

3.  Façades of multi-family homes developed on combined lots shall be articulated so that they appear from the street to be separate homes.  This could be accomplished by "stepping back" the façade to provide a visual transition.  (Figure 2.)

(Figure 2)

This would maintain the appearance of a narrow side yard traditionally found in downtown neighborhoods.

4.  In an historically residential area, transitional uses such as office or commercial shall utilize front setbacks as landscaped yards, consistent with those seen traditionally in downtown neighborhoods.  No front yard parking shall be allowed.

b.  Building height/scale/massing/form.  Continuity in building heights is an important factor that contributes to the visual appeal of downtown residential neighborhoods.  For example, historic residences along streets such as Pitkin and Colorado are typically between one and one-half (1½) and two (2) stories in height, providing a consistent visual line along the street.  New buildings and additions, especially for transitional uses, should follow this example by not overwhelming existing structures.  Instead, designs should be compatible with the scale and form of existing single-family homes along a block.  Due to the proximity of downtown residences to the nearby Grand Avenue Commercial District, transitions in height and scale between residences and adjoining commercial uses are also an important consideration.

1.  Structures shall maintain heights between one (1) and two and one-half (2½) stories (up to thirty [30] feet), consistent with existing homes along the block.

● Specific heights will vary according to the height of adjacent single-family homes along the block.

● Adjusting the height of new structures to reflect the height of directly adjacent homes will help maintain a visual continuity along a downtown residential street.

2.  To the maximum extent feasible, the height of a multi-story structure shall "'step-down" as it gets closer to single-story residential uses, providing a visual transition between uses.  (Figure 3.)

(Figure 3)

● A successful example of this step-down concept is located at the corner of Cooper and 9th Streets.  This newer structure maintains a two-story height on the side adjacent to existing two-story homes yet transitions into a one-story height on the side adjacent to a much smaller, one-story home.

3.  Multi-family and transitional buildings that are considerably larger in scale than adjacent single-family structures shall be designed so that the façade is broken into smaller parts that relate to the scale and size of neighboring single-family homes.  (Figure 4.)

(Figure 4)

● Several successful examples of well-integrated multi-family homes exist along Blake Street between 8th and 9th Streets.  These multi-family homes appear, at first glance, to be single-family homes.  These examples are successful because they utilize similar window placement, façade variations and porches to their single-family neighbors, creating a pleasing, contiguous visual line along the street.

4.  Infill structures and additions shall be simple rectangular forms similar to those found historically.  A similarity of building forms contributes to the visual continuity of a neighborhood.  Infill structures shall maintain a similar lot coverage and width as existing homes along the same or facing block to respect the traditional single-family scale of downtown neighborhoods.  Additions shall be compatible in scale and character with existing structures and surroundings.

● Additions shall be distinguishable from the original building through subtle changes in material or construction techniques.

● Additions shall appear visually subordinate to the original building.

● When additions taller than the main building are necessary, they shall be set back from a character-defining front façade.

c.  Parking.  Established parallel or diagonal parking configurations along downtown residential streets, combined with the presence of a tree lawn, helps buffer automobile traffic and provide a safe environment for pedestrians on the sidewalk.  These elements are an important characteristic of downtown neighborhoods.

1.  On-street parallel and diagonal parking, where traditionally found, shall be used to serve primary parking needs for single- and multi-family residential homes.  (Figure 5.)

(Figure 5)

2.  Off-street parking areas within residential neighborhoods shall be avoided to minimize disruption to the single-family character of the neighborhood, unless located off of an alley.

● If providing off-street parking is unavoidable for multi-family homes, offices or commercial uses located in a residential neighborhood, it shall be located behind or to the side of the building.

● Off-street parking and drives located in front yard setbacks compromise the residential character of the street frontage and shall not be allowed.

● The addition of new curb cuts and driveways in the front yard setback compromises the residential character of the street and shall not be allowed.

3.  Front-loading garages are inconsistent with the historic character of downtown residential neighborhoods and shall not be allowed.

● New garages shall be set back from the primary structure and accessed from an alley.

d.  Circulation and access.  Continuous sidewalks and the presence of generous tree lawns provide a safe, inviting environment for pedestrians and residents and add to the overall visual appeal of downtown neighborhoods.  Maintaining these established patterns is an important part of preserving the historic, single-family character of these neighborhoods.

1.  All new, street frontage sidewalks shall be consistent in width with traditional five-foot to nine-foot sidewalks found historically in downtown residential neighborhoods, providing a continuous pedestrian surface.

● Width shall be consistent with abutting sidewalk edge.

2.  Tree lawns located between the sidewalk and the street edge are traditionally found in downtown residential neighborhoods and shall be maintained.

● These design elements provide an attractive buffer between pedestrian and vehicular traffic and create a safe zone for pedestrians.  (Figure 6.)

(Figure 6)

(2)  Building design.

a.  Architectural details.  The architectural character of the City's downtown neighborhoods is rich with history.  Many homes were constructed during the City's early years and feature architectural details characteristic of the time.  Rooflines vary from simple hipped forms to more complex shapes on gables and turrets.  Windows are abundant and vary considerably in size and shape, breaking up solid walls; many contain stained glass accents and other decorative detailing.  Perhaps most appealing about the downtown homes, though, are their inviting porches and entryways visible from the sidewalk and street.  Projects should be well-integrated into existing neighborhoods by incorporating architectural details compatible with the historic character of these neighborhoods.

1.  All elevations on multi-family developments shall be articulated with windows, insets and other architectural details compatible with the character of surrounding development.  (Figure 6.)

● Solid walls without windows on any side of a structure are not appropriate and shall not be used.  For example, the most visually successful existing multi-family homes in the downtown area are those that give the appearance, at first glance, of being a single-family home, with similar structural proportions, window spacing and decorative elements.  There are several such homes located along Blake Street between 9th and 10th Streets.

● Fronts of buildings on new multi-family developments shall include such articulations such as bays, insets and porches traditionally found on historic homes in the downtown.

● Use of these elements adds interest to individual homes and to the overall character of the street.

● The use of both enclosed or open porch forms is appropriate.

2.  Architectural detailing on infill development shall reflect the character of surrounding homes in terms of style and scale, yet still allow the casual observer to distinguish between new and old construction.

● One (1) example of this, a transitional use structure, is located at the corner of Cooper and 9th Streets.  The newer structure relates well to surrounding single-family homes by utilizing similar materials, such as its vertically oriented siding and contrasting window trim, and by adjusting in height according to adjacent structures.

3.  Roofs shall appear similar to those seen traditionally in downtown neighborhoods.  (Figure 7.)

(Figure 7)

● Sloping roofs such as gabled and hipped roofs with a minimum roof pitch of 4:12 are appropriate roof forms.

● Flat or mansard rooflines as a primary roof form detract from the neighborhood's visual continuity and shall not be used in downtown residential neighborhoods.

b.  Building materials and colors.  In order to maintain the character of the downtown residential neighborhoods, infill and redevelopment projects shall incorporate colors and materials similar to those found historically.

1.  Exterior wall finishes for infill and redevelopment shall utilize building materials similar in scale, texture and finish to those found on historic homes within the Downtown Core.

● The use of horizontal clapboard siding or, in fewer cases, brick, is traditional in downtown residential areas and is appropriate for use in infill projects.

● New materials of similar scale, texture and finish are also appropriate.

● The use of decorative shingles shall be limited to use on dormers or in gables.

2.  Color schemes shall be compatible with those found on historic residences in downtown neighborhoods.

● Wood trim around doors and windows shall be painted with a coordinating color scheme.

● Bright colors shall be reserved to highlight decorative trim or provide other accents.

3.  Color shall be used to create a coordinated composition for the structure.

● Structures shall appear to have coordinated color scheme from the street.

● The use of metallic or "Day-Glo" colors is inappropriate and they shall not be used.

(Figure 8)

c.  Fences.  Low, sometimes ornate, fences were traditionally used in downtown residential neighborhoods to define property boundaries and often to add a decorative element to a home.  These fences were typically less than three and one-half (3½) feet in height and had an open, transparent character.  New fencing in downtown neighborhoods shall be of similar height and materials to maintain the historic character of the area.

1.  New or replacement fences shall be of a similar height, character and material to fences traditionally found in the neighborhood.  (Figure 9.)

(Figure 9)

● Low, ornate, cast or wrought iron fencing was historically used as a decorative element in downtown neighborhoods.  New fencing that reflects the general character of these fences is appropriate.

● Low, wood picket fences are typical of downtown residential neighborhoods and are also appropriate.  They generally have painted, wide-spaced slats and a transparent character.  Pickets on new fences shall be spaced a minimum of four (4) inches on center to maintain an open character.

● Chain-link fences shall be limited to use in backyards only and shall be vinyl-coated black or green in conjunction with tightly spaced plant material to create a visual screen.

2.  Fences shall not be used to create a visual wall or barrier along the street frontage.

● Solid wood fences disrupt the rhythm of the street frontage and shall not be used in front yards.  Solid wood screening fences may be used in back yards where they are not prominently visible from the street.

(3)  Landscape and screening.

a.  Planting.  Native plant materials significantly contribute to the sense of the natural setting that is a part of the heritage of Glenwood Springs.  Where buildings are set back from the sidewalks, they typically have yards, walks, fences and plant materials that all contribute to the open space in the community.  This characteristic shall be maintained as it plays an important role in establishing a context for the history of downtown.  The neighborhood experience begins at the street edge, continues across the tree lawn to the public sidewalk, across the front yard to the home's private porch and ends at the front door.  This sequence enhances the pedestrian environment and contributes to the character of the neighborhood.  The traditional character of the front yard is paramount to this sequence and shall be maintained.

1.  Grass lawn shall be used as a primary material in the front yard.  Hard surface paving shall be minimized.

● The use of rock and/or gravel as the primary material is not appropriate and shall not be allowed.

● Plant materials native to the Western Slope of Colorado shall be utilized whenever possible.

● Xeriscape or low-water plant materials will reduce maintenance and conserve resources.

● Native plant materials reinforce the local character of a place.

● Encourage the use of drought-tolerant grasses and other low-water plant materials.

2.  Infill and redevelopment sites not bordered on the street edge with deciduous shade trees shall install one (1) tree per thirty-five (35) linear feet within the tree lawn.  (Figure 10.)

(Figure 10)

● Trees shall have a similar growth habit, or mature height, spread and form as adjacent street trees to maintain a continuous line along the street edge.

● Evergreen trees are not appropriate plantings for downtown tree lawns.  They do not provide a defined "canopy" of shade for pedestrians and eventually outgrow the space, requiring excessive pruning to maintain sidewalk clearance.

(e)  General design standards for commercial and civic development.

(1)  Site planning.

a.  Site layout/development pattern.  A sense of visual unity of an area is established when similar building features are repeated.  The relatively uniform alignment and setbacks of commercial structures along Grand Avenue between 7th and 8th Streets is an example of a repeated feature.  To maintain the historic character of the Downtown Core, consistent setbacks and building orientation must be respected.

1.  New structures shall respond to the contextual building setbacks and orientation of the surrounding structures on the block.

● If setbacks are not consistent, an average of the setbacks found along the block on both sides of the street may be used, or the buildings may fit within the range of traditional setbacks in the neighborhood.

2.  New construction shall be built parallel to lot lines to reflect the historical orientation of nonresidential structures.

● Structures shall not be oriented at an angle to lot lines.

● Street frontage should be primarily dedicated to storefront uses.  A corner site may orient its primary entry towards the corner for emphasis.

3.  Commercial and other nonresidential structures in the Downtown Core have traditionally been built with their front walls aligned flush with the sidewalk edge.  This structural pattern helps create a consistent visual line along the street and shall be maintained to the maximum extent feasible.

● A minimum of eighty percent (80%) of the building edge shall be located adjacent to the sidewalk edge.

4.  On corner lots, structures shall be anchored at the sidewalk edge rather than set back and shall relate to the scale and massing of the buildings on their respective streets.  (Figure 11.)

(Figure 11)

● An example of this is at the northeast corner of 8th and Grand.  This historic structure is flush with the sidewalk on both sides and relates to other structures along the block by maintaining a similar height.

● The primary façade of a structure shall be oriented to the street, not to an interior court.  (Figure 12.)

(Figure 12)

5.  At corner sites, the primary façade shall face the major thoroughfare or the corner and a subordinate façade shall face the cross street.

● When designing courtyards, a minimal amount of street frontage shall be utilized.  Courtyards shall not extend across the entire front of the property.  Instead, a building shall be located flush with the property line on the street side.

6.  The primary entrances to a building shall be clearly identified.

● Locate the primary entrance facing the street.  When a structure is located on a corner lot, prominent entries shall be designed for both façades along the street edge or a single prominent entry shall be designed to face the corner.

● The building entrance shall appear similar in scale and character to those used historically.

b.  Building height/scale/massing/form.  Continuity in building heights is an important factor that contributes to the historic character of the Downtown Core.  This is particularly evident along street frontages like Grand Avenue between 7th and 9th Streets where historic storefronts maintain fairly consistent heights and scales with newer structures, adding to the character of the district.  In order to maintain the historic character of the downtown commercial districts, projects shall utilize building footprints and heights similar to those found on the same block.

1.  Building massing shall respect the existing neighborhood scale, especially along the lot edge that abuts existing residential development and along the street edge.

● The primary mass of a structure shall include secondary projections that reduce apparent scale, increase visual interest and promote compatibility with adjacent properties.

● Structures directly adjacent to residential homes shall "step-down" in height on the abutting edge to match the height of the adjacent structure.

● Structures in excess of three (3) stories along Grand and Cooper between 7th and 9th Streets shall not be allowed.

2.  Historic building front width pattern or spacing of façade bays shall be reinforced in new structures.  (Figure 13.)

(Figure 13)

● Storefront-type development shall typically be differentiated every twenty-five (25) feet along the block.  Preserve the "rhythm" of building façades that contribute to the visual continuity of the street by creating variation in the façade of a larger building.

3.  A wider structure shall, to the maximum extent feasible, be divided into modules that reflect these traditional building widths.

● Prominent civic, and in some cases, office structures may vary in front width and shall be reviewed on an individual basis for compatibility.

4.  The appearance of floors of new buildings shall appear to be similar in height to those of existing historic buildings in the downtown Commercial Core.

● The level of the first floor shall be at or near grade level at the entrance.

● The first floor shall appear to be a full floor in height.

5.  The alignment of horizontal elements along the block face, including building cornices, shall be maintained.

● This alignment occurs most successfully when buildings are similar in height.

● Window sills, moldings and cornices are examples of building elements that shall be aligned.

(2)  Building design.

a.  Architectural details.  Prominent, street-oriented doorways, awnings and large glass storefront windows are important building features that add visual interest to the street, contributing to both the architectural and the pedestrian-oriented character of the Downtown Core.  The downtown should continue to develop as a pedestrian-oriented environment.  Streets, sidewalks and alleys should encourage walking, sitting and other outdoor activities.  Existing pedestrian routes should be enhanced.  A building should express human scale through materials and forms that were seen traditionally.  This is important because buildings are experienced at close proximity by the pedestrian.  The use of rooflines similar to those historically found in the downtown also contributes to the area's character and creates a visually unified appearance for a district.

1.  Contemporary interpretations of historic styles shall be embodied in new buildings.  (Figure 14.)

(Figure 14)

● New designs shall draw upon the common elements of historic buildings in the community (without copying them).  Examples of common elements include similar fenestration, cornice lines, building widths and other exterior features.  This will allow new structures to be seen as products of their own time yet compatible with their historic neighbors.

● New designs for window moldings and door surrounds, soffit details and dormer designs shall be incorporated into the design to create a distinctive building with a new, yet compatible, style.  Contemporary details for porch railings and columns are other examples.

2.  The ground floor of a building shall encourage pedestrian activity by providing at least one (1) of the following along primary pedestrian ways:

● A storefront, display cases, public art, landscaping or decorative wall surfaces; or

● Traditional elements such as display windows, kickplates and transoms on commercial storefronts, thus avoiding a blank wall or vacant lot appearance.

3.  New commercial storefront buildings shall incorporate these character-defining elements:

● Display windows:  The main portion of glass on the storefront, where goods and services are displayed.

● Transom:  The upper portion of the display, separated from the main display window by a frame.

● Kickplate:  Found beneath the display window.  Sometimes called a bulk-head panel.

● Entry:  Usually set back from the sidewalk in a protected recess.

● Upper-story windows:  Windows located above the street level.  These usually have a vertical orientation, and appear to be less transparent than the large expanse of glass in the storefront below.

4.  Maintain the distinction between the street level and the upper floor.

● The first floor of the primary façade shall be predominantly transparent glass.

● Upper floors shall be perceived as being more opaque than the lower floor.

● Highly reflective or darkly tinted glass is prohibited.

● Express the traditional distinction in floor heights between street levels and upper levels through detailing, changes in materials and fenestration.  The presence of a belt course is an important feature in this relationship.

5.  Primary building entrance shall be recessed.  Recessed entries are designed to provide protection from the weather.  When repeated along the street, the rhythm of these shaded areas helps to identify business entrances.

● Doors that are flush with the sidewalk are prohibited.

● Doors shall have large areas of glass.

● Use of accent color on the door is encouraged to help lead the pedestrian inside.

6.  The primary roof form shall appear to be flat, as traditionally found on the City's downtown commercial structures.

● A parapet shall conceal roofs.

● "Exotic" roof forms, including mansards, shall not be allowed.  (Figure 15.)

(Figure 15)

7.  Upper story windows shall have a vertical emphasis, and similar proportions to those traditionally found on historic commercial structures in the downtown.  (Figure 16.)

(Figure 16)

8.  Fabric awnings are encouraged.  (Figure 17.)

(Figure 17)

● Awnings shall be canvas with a matte finish.  Awnings with high gloss finishes were not historically found in the downtown and shall not be used.

● Operable awnings are encouraged.

● Rigid frame awnings may be used, but shall stop at the top section and shall not be included in the valance.

● Illuminated, plastic awnings are not appropriate for the downtown and shall not be allowed.

● Awning colors shall be compatible with the overall color scheme of the façade.  Solid colors or subtle striped patterns shall be used.

● Awnings for rectangular openings shall be simple, shed shapes.

9.  Glass transoms shall be used above display windows.

● These bands of glass, usually located at the same height along a block, reinforce a sense of visual continuity for the street and introduce light into the depths of a building.

10. Cornices and parapets shall be repeated on the façade where appropriate to provide a continuous visual line along the block.

● Parapets and cornices are examples of decorative elements found on many historic commercial buildings in the City.

● Emphasizing detail with accent colors is appropriate.

11. Featureless backs of buildings shall not be located adjacent to the Roaring Fork or Colorado River.  ( Figure 18.)

(Figure 18)

● To encourage active uses in this area, all design standards applicable to street frontage structures shall also be applicable to the back of a building in this area.

b.  Building materials and colors.  Historically, commercial structures in the Downtown Core were constructed of sturdy, earth-toned materials such as brick and stone.  These durable "natural" materials contribute to the character and perceived permanence of a structure.  Deep reds, blues and greens were typically used as accent colors to add visual interest to a storefront façade or entrance.  New structures shall utilize similar materials and colors to maintain a unified character for the downtown.

1.  Colors that enhance the natural colors of the building materials shall be used in developing an overall color scheme.

2.  Primary materials shall be similar in character to those used traditionally on downtown commercial structures.

● Brick and masonry, known for their durability, were traditionally found on historic commercial structures in downtown.  New materials shall demonstrate similar durability and compatibility.  The use of split face concrete block is prohibited, but may be approved as a special review use.

● Diagonal wood siding shall not be used.

● Cinder block is acceptable for interior walls, but shall not be used as an exposed material on building façades facing streets, alleys or undeveloped lots.

3.  Accent materials shall be similar to those used historically.

● Wood was traditionally used for trim elements on commercial storefronts while stone, painted metal, terra cotta, ceramic tile and rounded plaster were used in detailing.

4.  Glass used in windows shall appear similar to that used historically.

● Transparent, clear glass shall be used.

● Opaque, tinted and mirrored glass detracts from pedestrian interest at the street level and shall not be used.

● Glass with sun shading characteristics that do not demonstrably impair transparency is acceptable.

c.  Mechanical and electrical equipment.  Exposed mechanical and utility equipment systems detract from the historic character of the City's downtown.  This character is a key element of the downtown's appeal, and efforts shall be taken to minimize the visual impacts of mechanical and utility systems on surrounding development.

1.  Ground-mounted electrical and mechanical equipment shall be screened from public view using opaque fencing, walls or a combination of fencing or walls and planting.

● Materials for screening purposes shall be wood or masonry.  The use of split face concrete block is prohibited but may be approved as a special review use.

● Chain-link fencing may be used in rear service areas and shall be vinyl-coated black or green and used in conjunction with tightly spaced plant material to create a visual screen.

2.  Mechanical/utility screening shall be integrated as part of the building structure and architecture and not appear "tacked on" to the exterior surfaces of the structure.

● All mechanical, electrical and communications equipment including but not limited to, air-conditioning, heating and soft water tanks, television antennas, satellite dishes, security apparatus, transformers and electric and gas meters must be integrated into the building design, screened from public view or enclosed in a suitable accessory structure, when appropriate.

3.  To the maximum extent feasible, parapet walls or other means of screening shall be used to screen roof-top mechanical equipment.  If not feasible, roof-top mechanical equipment shall be painted to match roof color.

d.  Lighting.

1.  Lighting has historically been used in the Downtown Core to accent important building features, displays or entries.  In addition to the positive cosmetic effects, the presence of multiple light sources along a street frontage increases security and safety, encouraging nighttime pedestrian activity.  Care should be taken to provide adequate lighting in all downtown commercial areas.

2.  Lighting shall be used as it was used historically in the Downtown Core.

● Low-scale, decorative lighting shall be used to accent architectural details, building entries or signs.  Additional pedestrian-scaled lighting shall be provided to illuminate sidewalks, enhancing security and extending hours of activity.

● All light sources shall be shielded.

● Lights shall not be focused upward to light the façade or used to dominate a façade or the street.

● Animated lighting, such as chase lights, shall not be used.

● Commercial lighting shall not spillover onto residential lots.

e.  Signage.  Signage in the Commercial Core needs to respect the historic character and pedestrian scale of the downtown district.  Signs in the downtown commercial district varied in size and location quite broadly but most were basic painted panels with simple type styles.  Though earliest signs had no lighting, in later years, an indirect light source was typical.  These historic sign characteristics should be continued.

1.  A sign shall be less prominent than the overall building composition.

2.  Signs shall be in character with the material, color and detail of the historic context of the Commercial Core.  (Figure 19.)

(Figure 19)

● Highly reflective materials are inappropriate for signs.

● Painted wood and metal are appropriate and encouraged for signs.

● Unpainted wood and other unfinished materials detract from the historic character, do not weather well and shall not be used.

3.  When illuminated, signs shall be lit by an indirect source.

● Internally lit signs are prohibited.

● When illuminated, signs shall be lit by an external, shielded lamp directed at the sign.

● Within the historic context of Downtown, nonflashing neon signs shall be allowed.

4.  Flush-mounted signs are desirable in the Commercial Core.

● Wall signs shall align with others on the block.

● Flush-mounted signs shall be limited to one (1) per use.

5.  In most cases, a flush-mounted sign shall be positioned directly above the display window or directly above the transom window.

(3)  Landscaping and screening.

a.  Planting.  Native plant materials significantly contribute to the sense of the natural setting that is a part of the heritage of the City.  Where buildings are set back from the sidewalks, they typically have yards, walks, fences and plant materials that all contribute to the open space in the community.  This characteristic shall be maintained as it plays an important role in establishing a context for the history of downtown.

b.  Landscape elements such as fences, walls and street furniture shall reflect the historic downtown context and provide visual continuity for the streetscape.  In addition, the consistent placement of street trees, planters and other vegetation along commercial streets adds color, interest and shade to the Downtown Core while screening parking and other unsightly uses.

1.  Enhancement of open spaces through the generous use of plantings shall be encouraged.  (Figure 20.)

(Figure 20)

● Consistent use of plantings at intervals along a street frontage can help provide a cohesive look and feel.  The installation of coordinated planting boxes or hanging planters shall be encouraged.

● Landscape planting plans shall be included in all projects where open space is provided.

● Rear courtyards and alley areas may be utilized as open space areas.

2.  Plant materials native to the Western Slope of Colorado shall be utilized whenever possible.

● Xeriscape or low-water plant materials will reduce maintenance and conserve resources.

● Native plant materials reinforce the local character of a place.

3.  If open space exists at the front of a site, landscape elements shall be used to define the edge of the property.

● Tall, opaque fences or hedges are inappropriate and shall not be used.  Design elements shall be less than three (3) feet in height.

● Low, pedestrian-friendly, brick or stone walls or hedges provide visual definition to the property without obstructing views to or from the sidewalk.

4.  Hedges and walls shall be integrated into site plans to mitigate negative visual and acoustic impacts on surrounding properties.

c.  Surface parking, loading and service areas.  The pedestrian-friendly character of downtown is appealing to both visitors and residents, enhancing the economic health of the area.  To protect this character, steps shall be taken to minimize the visual and operational impacts of surface parking, loading and other auto-oriented service areas on surrounding uses.

1.  Parking orientation shall minimize visual and noise impacts on adjacent properties.

● To the maximum extent feasible, parking shall be located behind or to the side of a structure.  This configuration is consistent with much of the commercial development in the Downtown Core.  (Figure 21.)

(Figure 21)

2.  All parking lots adjacent to a street edge shall be screened using plant material, walls or fencing.

● Low water or native plant materials typically found on Colorado's Western Slope shall be used to provide buffers between the sidewalk and the edge of parking.

● If walls are used, include plant materials to discourage graffiti and soften them.

(Figure 22)

3.  Interior parking lot landscaping for commercial and civic developments subject to this Section shall be exempt from the provisions of Section 070.050.100.

4.  Loading and unloading of materials should not be conducted in travel lanes of streets.

● The use of alleys for loading and unloading is preferable to the use of streets.  To the maximum extent feasible, loading areas shall be located on private property away from the front of the building.

● When it is not feasible to locate a loading area away from the front of a building, such loading area or areas should be offset from pedestrian and vehicle access ways and screened from view from the street.

5.  To promote the riverfront connection to downtown, off-street parking shall not be permitted directly adjacent to the Roaring Fork or Colorado River.

d.  Parking structures.  Surface parking within the Downtown Core is often unsightly and takes up prime development land; however, easy customer and employee access to downtown businesses is a key factor in the economic health of the area.  Parking structures maximize the use of land and, when well designed, are often indistinguishable, at first glance, from surrounding commercial structures.  Parking structures shall be encouraged in the Downtown Core.

1.  The visual impacts of a parking structure shall be minimized.

● Cars in a parking structure shall be screened so that they are not visible from the street.

● Parking structures shall be located in the rear of lots when feasible, reserving the street frontage for commercial uses.

2.  Parking structures shall be visually integrated with buildings in the surrounding area.  (Figure 23)

(Figure 23)

● The façade of the structure shall be brick, stone or other masonry material compatible with adjacent structures.

● The façade shall be designed to match the height of existing structures if it faces the street.

3.  Parking structures shall provide adequate space for active uses at the sidewalk.  (Figure 24).

(Figure 24)

● This shall be accomplished by either locating parking below grade, with commercial space above, or by lining the face of the garage with a row of commercial uses.

4.  Parking structures shall be designed so that quick access exists and clear, separated pedestrian routes are provided to the outside.

● Signage shall be provided that clearly identifies pedestrian routes both inside and outside the parking structure.

e.  Vehicular and pedestrian access.  Heavy automobile traffic along both Grand Avenue and 6th Street compromises the safety and comfort of pedestrians in downtown areas and shall be mitigated to the maximum extent feasible.  Clearly defined auto and pedestrian zones provide safety and mobility for both modes of travel and encourage activity in the downtown.

1.  Established street and sidewalk patterns shall be incorporated within the site plan of any infill or redevelopment project.  Sidewalks shall remain consistent.

2.  A continuous pedestrian pathway surface shall be provided to encourage pedestrian activity within the Downtown Core.

● In areas of high pedestrian activity, public street crossings shall be marked with a change in paving materials, such as a high contrast brick or cobble.

● Utilize raised crossings at the sidewalk level to slow auto traffic in areas where the greatest potential for auto-pedestrian conflict exists.

● Striping shall not be used to define pedestrian crossings in high traffic areas, as it generally wears off and is not maintained over time.

3.  Space for a buffer between sidewalks and moving traffic shall be allocated to enhance pedestrian comfort and safety.  Existing areas in the Downtown Core where space has been allocated for this purpose typically range from five (5) feet to six (6) feet in width from curb to sidewalk edge.

● Buffers shall be achieved through the use of on-street parallel parking, street furniture, a landscape buffer, a change in paving materials or some combination of two (2) or more of these elements.

● Brick pavers, in combination with street trees, have been used as a buffer in and around the Grand Avenue Commercial District, providing a consistent visual appearance and a comfortable environment for pedestrians.

(f)  Preservation of historic residential structures.  Basic Preservation Theory:

(1)  The Concept of Significance.  A building possessing architectural significance is one that represents the work of a noteworthy architect or builder, possesses high artistic value or well represents a type, period or method of construction.  A historically significant property is one associated with significant persons or with significant events or historical trends, or is a property already determined to be contributing to the significance of an established historic district.

(2)  The Period of Significance.

a.  The City has a period of significance, which is the time during which the area gained its architectural and historical importance.  It is generally recognized that a certain amount of time must pass before the historical significance of a property can be evaluated.  The National Register of Historic Places, for example, generally requires that a property be at least fifty (50) years old or have extraordinary importance before it may be considered for listing.

b.  The City has a period of significance that spans approximately sixty-five (65) years (1880-1945).  Throughout this period of significance, the City was witness to the construction of a number of buildings and alterations that have become an integral part of the overall character.  Although there is a single period of significance for the City, there is a range of styles that exist throughout the City, all constructed during different eras within the period of significance.  For example, the Craftsman style was popular in this country from 1905 to 1930, and the Art Deco style was popular from 1920 to 1940.  All of the different styles are considered significant and contribute to the integrity of the City's history.

c.  Conversely, several structures have been built, or alterations have been made after this period, that are generally considered noncontributing and may be considered for removal or replacement.  In general, keep the following in mind:

1.  Early alterations, additions or constructions more than fifty (50) years old may have become historically significant and thus merit preservation.

2.  Many additions or alterations may present obscure original masonry.  In this case, removal of this alteration and restoration of the original material is strongly encouraged.  Most alterations less than fifty (50) years old lack historical significance.

This photo demonstrates the range of
 architectural styles found in Glenwood's downtown.

(3)  The Concept of Integrity.  In addition to being from an historical period, a property also must have integrity; that is, a sufficient percentage of the structure must date from the period of significance.  The majority of the building's structural system and materials should date from the period of significance and its character-defining features also should remain intact.  These may include architectural details, as well as the overall mass and form of the building.  These are the elements that allow a building to be recognized as a product of its own time.

a.  Purpose of this Section.  A basic tenet of preservation is that one shall minimize intervention in the historic building fabric and, therefore, in the treatment of a historic building, it is best to preserve those features that remain in good condition.  When replacement is necessary, it should be done in a manner similar to that used historically.  In this way, original building fabric will be preserved to the maximum extent feasible.  This is important in maintaining the integrity of the property.  The General Design Standards for Preservation of Historic Residential Structures are intended to provide a common basis for making decisions about work that may affect the appearance of individual properties or the overall character of the district.  They provide standards on which to make decisions about the alteration of a historic property.  They define a range of appropriate responses to a variety of specific design issues.

b   Applicability.  These standards apply to all "contributing" structures in the Downtown Core that are residential in architectural character and are located in the project boundary.

c.  Building Design.

1.  Windows and doors.  The character-defining features of historic windows and doors and their distinctive arrangement on a wall shall be preserved.  In addition, new windows and doors shall be in character front façades.

a)   Original windows and doors on the building shall be maintained. (Figure 25)

(Figure 25)

● The size, shape and proportions of window and door openings are important features, especially for houses that are simple, without a lot of architectural detail.  Many early residential windows were vertically proportioned.  Another important feature is the number of "lights" or panes into which a window is divided.  Typical windows for late nineteenth century buildings were of a "one-over-one" type, in which one (1) large pane of glass was hung above another single pane.  The design of surrounding casings, the depth and profile of window sash elements, the wood they were constructed of and their rhythm or spacing patterns are also important features.

b)   A replacement window or door shall match the appearance of the original to the maximum extent feasible.

● While replacing an entire window or door is discouraged, it may be necessary in some cases.  Although wood was used historically, metal is common on the market today and sometimes is suggested for replacement by suppliers.  It is possible to consider alternative materials, if the resulting appearance matches the original as closely as possible.  The substitute also shall have a demonstrated durability in this climate.

c)   The functional and decorative features of original doors shall be preserved.

● Such features shall include:  frames, sills, heads, jambs and moldings.

● Original door and transom proportions shall also be maintained.

d)   The original position of historic doors shall be retained to the maximum extent feasible.

● This is especially important on significant façades.

● Additional doors shall not be added to façades visible from the street.

2.  Porches.  Where a porch has been a primary character-defining feature of a front façade, it shall be maintained.  If the original porch is missing, a replacement porch should be constructed to be in character with the historic building, in terms of its scale, materials and detailing.

a)   A porch and its character-defining features shall be maintained.

● Historically, porches were popular features in residential designs.  A porch protects an entrance from rain and provides shade in the summer.  It also provides a sense of scale to the building and provides a space for residents to sit and congregate.  A porch provides stylistic details to the house, and in some cases is an integral part of an architectural style.  Finally, a porch connects a house to its context by orienting the entrance to the street.  (Figure 26).

(Figure 26)

● Missing posts and railings shall be replaced when necessary, taking care to match the original proportions and spacing of balusters.

b)   Historic materials and details on a porch shall not be removed or covered.

● An original balustrade, for example, shall not be removed.

c)   A historic porch shall not be enclosed with opaque materials.

● Opaque materials that destroy the openness and transparency of the porch shall not be used for enclosure.

● Large areas of glass or screens that preserve the openness of the porch shall be used when enclosure is desired.

d)   When porch replacement is necessary, it shall be reconstructed to match the original in form and detail.

● Materials similar to the original shall be used.

● Decorative elements not known to have been used on the structure shall not be used.

3.  Preservation of historic building materials and colors.  Primary historic building materials shall be preserved in place to the maximum extent feasible.  When the material is damaged, then limited replacement, which matches the original, shall be considered.  Primary historic building materials shall never be covered or subjected to harsh cleaning treatments.

a)   Original building materials and architectural features shall be preserved in place to the maximum extent feasible.

● Building materials and architectural features contribute significantly to the character of a historic structure.  The distinct characteristics of the primary building material and features, including the scale of the material unit and its texture and finish, contribute to the historic character of a building and shall be preserved.

b)   Deteriorated building materials and architectural features shall be repaired rather than replaced, whenever possible.

● In some cases, original building materials or architectural features may be deteriorated.  Horizontal surfaces such as chimneys, sills and parapet copings are likely to show the most deterioration because they are more exposed to weather and will hold water for longer periods.  When deterioration occurs, repair the material and any other related problems to the maximum extent feasible.

● It is also important to recognize that all materials and features weather over time and that a scarred finish does not represent an inferior material, but simply reflects the age of the building.  Preserving original materials and features that show signs of wear is therefore preferred to their replacement.

c)   Original building materials and architectural features that have deteriorated beyond repair shall be replaced in kind.  (Figure 27).

(Figure 27)

● While restoration of the original material or feature is the preferred alternative, in some situations, a portion of the original building material may be beyond repair.  Replacement shall occur only if the existing historic material cannot be reasonably repaired.  In the event replacement is necessary, the new material shall match that being replaced in design, color, texture and other visual qualities.

● It is important, however, that replacement materials be minimized, because the original materials contribute to the authenticity of the property as a historic resource.  Even when the replacement material exactly matches that of the original, the integrity of a historic building is compromised when material is extensively removed.  Extensive replacement results in the loss of historic integrity.  Original material is physical evidence of labor and craftsmanship an earlier time, and this is lost when it is replaced.

d)   Synthetic or composite siding materials shall not be used to cover original building materials or features.

● Rather than repairing or replacing siding, some property owners may entertain the idea of covering the original building material.  Aluminum and vinyl siding are examples of synthetic materials that are often considered.  Using these products to cover historic materials is inappropriate.  Doing so obscures the original character and changes the dimensions of walls, and is particularly noticeable around door and window openings.  This covering often conceals deterioration and sometimes causes accelerated deterioration.  For similar reasons, if original wall materials are covered with a synthetic siding, remove the outer layer and restore the original.  When damaged, these materials also can be more difficult to repaint, repair or replace.

e)   Traditional building elements shall be maintained in a manner that will preserve their integrity as character-defining features.

● Regular and periodic maintenance of a historic home assures that more expensive preservation and restoration measures will not be needed at a future date.  Preventive maintenance keeps moisture from remaining in and around the structure.

(g)  Preservation of historic commercial structures.

(1)  Purpose of this Section.  A basic tenet of preservation is that one shall minimize intervention in the historic building fabric and, therefore, in the treatment of a historic building, it is best to preserve those features that remain in good condition.  When replacement is necessary, it should be done in a manner similar to that used historically.  In this way, original building fabric will be preserved to the maximum extent feasible.  This is important in maintaining the integrity of the property.  The General Design Standards for Preservation of Historic Commercial Structures are intended to provide a common basis for making decisions about work that may affect the appearance of individual properties or the overall character of the district.  They provide standards on which to make decisions about the alteration of a historic property.  They define a range of appropriate responses to a variety of specific design issues.

(2)  Applicability.  The General Guidelines for Preservation of Historic Commercial Buildings apply to all contributing commercial structures and all other structures of commercial architectural character as listed in the Historic District or as determined by the Historic Preservation Commission.

(3)  Key features of an historic commercial building.

(4)  Building Design.

a.  Doors and windows.  The character-defining features of historic windows and doors and their distinctive arrangement on a wall shall be preserved.  In addition, new windows and doors shall be in character with the historic building.  This is especially important on primary façades.

1.  The size and shape of upper story windows shall be preserved.  (Figure 28)

(Figure 28)

● Typical upper windows are vertically oriented, and usually several are uniformly spaced along the building front.  This rhythm of upper-story windows is a very important unifying feature of downtown, because it is repeated on many buildings.

● Consider reopening the windows if they are presently blocked.  Window manufacturers now offer replacement windows that will fit the original opening; others will provide custom-ordered windows to fit exactly.  Do not block down the opening to accommodate a stock window that does not fit the building.

2.  Transoms located above display windows shall be preserved.  (Figure 29)

(Figure 29)

● These bands of glass are found on many buildings and they often align in a stair-step fashion, at the same height in a block in the Commercial Core.

● When transoms are covered and original moldings and window frame proportions are concealed, the impact of the store front is weakened.

b.  Architectural details.  Architectural details help establish a historic building's distinct visual character; thus, they shall be preserved whenever feasible.  If architectural details are damaged beyond repair, their replacement, matching the original detailing, is recommended.

1.  Preserve the original ornament and detail of the façade.

● Architectural details add interest to downtown, and are a part of the unique identity of a building.  Parapets, cornices and window arches are examples of decorative elements found on many buildings in downtown Glenwood Springs.

● Where portions of these details have been removed, refer to photographic evidence of the earlier condition, and look for details that may have been removed and stored to use as patterns for new designs.  Where exact reconstruction of details is not feasible, consider developing a simplified interpretation of the original, in which its major form and line is retained.  Ornamental details on earlier buildings were typically metal or masonry.  Wood or molded synthetic substitutes may be considered as replacement.  Ornamental caps or cornices at the top of the façade are especially encouraged because they give a "finished" look to the building.  When these cornices are repeated along the street, they create an important line that shall be reinforced at every opportunity.  Consider highlighting details with accent colors or lighting.

2.  Maintain the kickplate that is found below the display window.

● If the kickplate is missing, one option is to reconstruct the original using old photographs as a guide.  This provides for a decorative color scheme.  Coordinate the color scheme of the kickplate with other façade elements.  If original design information is not available, another option is to design a new, simplified kickplate.  Appropriate materials are painted wood, glazed tile or painted metal.

c.  Materials and colors.  Primary historic building materials shall be preserved in place whenever feasible.  When the material is damaged, then limited replacement, which matches the original, shall be considered.  Primary historic building materials shall never be covered or subjected to harsh cleaning treatments.

1.  Original building materials and architectural features shall be preserved in place to the maximum extent feasible.

● Building materials and architectural features contribute significantly to the character of a historic structure.  The distinct characteristics of the primary building material and features, including the scale of the material unit and its texture and finish, contribute to the historic character of a building and shall be preserved.

2.  Deteriorated building materials and architectural features shall be repaired rather than replaced, whenever possible.

● In some cases, original building materials or architectural features may be deteriorated.  Horizontal surfaces such as chimneys, sills and parapet copings are likely to show the most deterioration because they are more exposed to weather and will hold water for longer periods.  When deterioration occurs, repair the material and any other related problems.

● It is also important to recognize that all materials and features weather over time and that a scarred finish does not represent an inferior material, but simply reflects the age of the building.  Preserving original materials and features that show signs of wear is therefore preferred to their replacement.

3.  Original building materials and architectural features that have deteriorated beyond repair shall be replaced in kind.  (Figure 30.)

(Figure 30)

● While restoration of the original material or feature is the preferred alternative, in some situations, a portion of the original building material may be beyond repair.  Replacement shall occur only if the existing historic material cannot be reasonably repaired.  In the event replacement is necessary, the new material shall match that being replaced in design, color, texture and other visual qualities.

● It is important, however, that replacement materials be minimized, because the original materials contribute to the authenticity of the property as a historic resource.  Even when the replacement material exactly matches that of the original, the integrity of a historic building is compromised when material is extensively removed.  Extensive replacement results in the loss of historic integrity.  Original material is physical evidence of labor and craftsmanship of an earlier time, and this is lost when it is replaced.

4.  Synthetic or composite siding materials shall not be used to cover original building materials or features.  (Figure 31).

(Figure 31)

● Rather than repairing or replacing siding, some property owners may entertain the idea of covering the original building material.  Aluminum and vinyl siding are examples of synthetic materials that are often considered.  Using these products to cover historic materials is inappropriate.  Doing so obscures the original character and changes the dimensions of walls, and is particularly noticeable around door and window openings.  This covering often conceals deterioration and sometimes causes accelerated deterioration.  For similar reasons, if original wall materials are covered with a synthetic siding, remove the outer layer and restore the original.  When damaged, these materials also can be more difficult to repaint, repair or replace.

5.  Traditional building elements shall be maintained in a manner that will preserve their integrity as character-defining features.

● Regular and periodic maintenance of a historic building assures that more expensive preservation and restoration measures will not be needed at a future date.  Preventive maintenance keeps moisture from remaining in and around the structure.

d.  Typical building components.  Commercial buildings exhibit the traditional features of storefronts in the City, including a large area of display glass at the ground level and an upper level of more solid material with smaller, vertically oriented windows.  These traditional features of commercial buildings shall be maintained.

1.  Maintain the original size and shape of the storefront opening.

● Preserve the large panes of glass that were a part of the original storefront opening if possible.  These transparent surfaces allow pedestrians to see goods and activities inside.  If the storefront windows have been reduced in size over the years, consider reestablishing their original dimensions.  Be certain that the glass fits within original piers or columns that may exist.  These are also essential parts of the design character that add interest and shall not be obscured.  If keeping a large glass area is not feasible for your operation, develop the wall in a manner that will provide interest to pedestrians in some other fashion, such as with a decorative mural or wall sculpture, or even display cases.  The important principle is to provide surfaces that encourage walking and browsing in the downtown.  Opaque materials, such as black Plexiglas, are not appropriate in the place of display windows, because they do not provide pedestrian interest.  Reflective, mirrored glass is also inappropriate.  This hides indoor activities and creates glare on the sidewalk.

2.  Maintain the storefront wall at the sidewalk edge for commercial storefront type buildings.  (Figure 32).

(Figure 32)

● Preserve the glass at the sidewalk line where feasible, to define the pedestrian zone.  This is especially true if the building has historic significance, because the original glass, frame and columns may be intact.

● Most original storefronts were parallel to the sidewalk, but in later years an "angled" display window was sometimes installed in remodeling.  If this alteration itself has not taken on historical significance, consider reconstructing the original configuration in these cases.  If realignment is not feasible, focus on improving the visibility and quality of the entry.

3.  Maintain recessed entries where they exist.

● These areas provide protection from the weather, and the repeated rhythm of these shaded areas along the street helps to identify business entrances.

● Avoid doors that are flush with the sidewalk.  If the original recessed entry has been removed, consider establishing a new one.  Use doors with large areas of glass where feasible; these will improve the visibility of the business to viewers outside.  Consider using an accent color on the door.  This will help to lead the customers inside.  As a way of highlighting the entrance for customers, center the sign over the door.

(Ad 18-01 §1)

070.030.160  Design Variance.

(a)  A variance from the strict application of the requirements of Sections 070.030.030 through 070.030.090, inclusive, may be granted by the City Council or Planning Commission, whichever body authorizes the development permit or subdivision agreement, where a finding is made that there exists on the property in question exceptional topographical, soil or other subsurface condition or other extraordinary conditions peculiar to the site, existing buildings or lot configuration such that strict application of the requirement of the regulation from which the variance is requested would result in peculiar and exceptional practical difficulties to or exceptional and undue hardship upon the applicant or owner of the property in question, and that the public good would be better served by granting of the variance.  Such variance shall not be granted if the same would be detrimental to the public good or impair the intent and purposes of this Title.  Such design variance request shall be made and reviewed concurrently with the development plan submittal and review and, if granted shall be described and acknowledged in the development permit.

(b)  The design standards set forth in Sections 070.030.030 through 070.030.090, inclusive, may be modified when appropriate for a Planned Unit Development without a separate requirement for a design variance.

070.030.170  Nonconforming Design, Improvements and Dedications.

Except as otherwise provided in this Title, any development which is not in conformance with the requirements of this Article for design, improvements or dedications shall be made to conform with such requirements before being issued a development permit or a building permit for construction of a new building.

070.030.180  Exceptions Regarding Streets.

(a)  Where a development borders an existing nonconforming street, street layout and design requirements may be waived by the Planning Commission for development proposals where no new streets will be designed or constructed, provided that such waiver is not detrimental to public safety or to the intent and purpose of this Title.  Any such waiver shall be expressly stated in the conditions of the development permit.

(b)  Development on a lot bordering a street which does not meet minimum right-of-way width may be allowed where vehicular access to the lot is available from other than the nonconforming street.

(c)  Where the only vehicular access to a lot is a street which does not meet the minimum right-of-way width, a dedication shall be required which will increase the street right-of-way width by one-half (½) the deficient amount.

070.030.190  Assurance for Completion of Public Improvements.

(a)  The development permit shall set forth the plan, method and parties responsible for the installation of all required public improvements and shall make reasonable provision for the completion of said improvements in accordance with design and time specifications.

(b)  Except when sufficient security has been posted in accordance with Subsection (e) hereof, the following improvements, as required in this Article, shall be installed by the developer or his/her successor and shall be approved by the City Engineer prior to the issuance of a building permit for the construction of any building in the development:

(1)  Survey monuments to each lot;

(2)  Wastewater lines and stubs to each lot;

(3)  Water mains and stubs to each lot;

(4)  Fire hydrants;

(5)  Storm drainage structures;

(6)  Streets, alleys, sidewalks and curb and gutter, as required;

(7)  Soil-stabilizing structures;

(8)  Signs;

(9)  Utilities, including telephone, electrical service and gas lines;

(10)  Street lighting;

(11)  All other public improvements required by the development permit; and

(12)  Land dedication and/or easement deeds.

The City, at its sole discretion, shall determine when such improvements shall be constructed in the event the developer or his/her successor posts security for such improvements.  (R & Re 34-92 §1)

(c)  The developer, or his/her successor, shall be responsible for posting sufficient security in accordance with Subsection (e) hereof for the following improvements prior to the issuance of a building permit for the construction of any building in the development:

(1)  Street trees;

(2)  Soil stabilization and revegetation measures; and

(3)  Landscaping.

Under no circumstances shall these improvements be installed without the prior written approval from the City, which approval shall be contingent upon the developer submitting a sufficient maintenance plan which shall include provisions for adequate irrigation and fertilization techniques to ensure sustenance of such improvements.  In the event such improvements require replacement, at the sole discretion of the City, prior to the issuance of a certificate of occupancy, the developer, or his/her successor, shall be required to make or fund such replacements.  The City, at its sole discretion, shall determine when such improvements shall be constructed in the event the developer, or his/her successor, posts security for such improvements.  (R & Re 34-92 §2)

(d)  The applicant shall be responsible for the cost of all public improvement sin the development unless otherwise provided in this Title.

(e)  In cases where strict application of the requirements of Subsections 070.030.190(b) and (c) would place undue hardship on the applicant for a building permit, he/she may provide security approved by the City Attorney and by the City Manager to cover the cost of completion of the required improvements and the maintenance of any incomplete street sections which might be involved.  This security shall be to ensure to the City that the improvements are installed in the event that the applicant fails to install them as agreed.  As improvements are completed, the applicant may apply to the City Manager for release of all or part of the security, which release shall also be approved by the City Engineer and the City Attorney.  (A 34-92 §3)

(f)  The developer or his/her successor shall retain, at his/her sole expense, a licensed professional engineer for appropriate on-site construction inspections to ensure that all improvements as set forth in Subsections (b) and (c) are installed as required, pursuant to City standards and specifications, and as-builts shall be provided.  The engineer shall certify, in writing, to the City Engineer that the improvements were installed in compliance with the approved development plan or subdivision agreement pursuant to City standards and specifications, and as-builts shall be provided.  (Ad 34-92 §4)

(R & Re 34-92 §§1, 2; A 34-92 §3; Ad 34-92 §4)

070.030.200  Acceptance by City of Public Improvements.

All public improvements including streets, alleys, water mains, and wastewater mains as specified in the development permit, shall be guaranteed for two (2) years from the date of the City's acceptance.  Until such improvements have been accepted by the City, the applicant shall be responsible for maintenance thereof.  A bond or other security, in an amount determined by the City Manager to cover the cost of maintenance of improvements before acceptance, shall be posted by the applicant before the City accepts any public improvements.  Acceptance of public improvements shall be requested by the applicant of the City Manager and shall be granted only after the City Approves the certification required in Subsection 070.020.190(f) above.

(A 14-09, §2)

070.030.210  (A 16-94 §1; R 26-98, §1)