ARTICLE 070.160
Residential Design Standards
070.260.010 Purposes
070.160.020 Applicability
070.160.030 Exceptions
070.160.040 Administration
070.160.050 Alternative Compliance
070.160.060 Design Variance Procedure
070.160.070 Categories and Organization of the Residential Design Standards
070.160.080 Definitions
070.160.090 Design Standards
070.160.100 Residential Prototypes
These Residential Design Standards are intended to:
(a) Protect the character of Glenwood Springs’ established residential neighborhoods;
(b) Promote context-sensitive residential infill and redevelopment within established Glenwood Springs neighborhoods;
(c) Encourage a variety of housing choices for Glenwood Springs residents; and
(d) Enhance the quality, character, and livability of Glenwood Springs’ future neighborhoods.
These Residential Design Standards shall apply to:
(a) Development of any residential building, including construction of single-family and multi-family structures;
(b) New residential subdivisions;
(c) New Planned Unit Developments;
(d) An addition or renovation project proposed where the total gross floor area of the proposed addition is fifty percent (50%) or more than that of the total gross floor area of the existing structure before addition or renovation; and
(e) Structures that are exclusively residential and are included as part of a mixed-use development.
(f) Conflicting Provisions. If provisions contained within these Residential Design Standards are inconsistent with one another or if they conflict with other adopted standards, ordinances, policies, or regulations of the City of Glenwood Springs, the more restrictive shall apply unless otherwise expressly stated.
These Residential Design Standards shall not apply to the following:
(a) Properties subject to the Downtown Design Standards;
(b) An addition or renovation project proposed where the total gross floor area of the proposed addition is less than fifty percent (50%) of the total gross floor area of the existing structure before addition or renovation;
(c) Subdivision or condominiumization of existing structures;
(d) Existing Planned Unit Developments;
(e) Properties subject to the Glenwood Meadows Annexation and Development Agreement;
(f) Properties zoned Hillside Preservation or subject to the Hillside Preservation Overlay Zone;
(g) Accessory dwelling units; or
(h)
Non-residential or mixed-use buildings.
(a) Submittal requirements (non-infill). Submittal requirements for non-infill development shall be as outlined in Article 070.020 of the Municipal Code or as required for submittal of a building permit, as applicable.
(b) Submittal requirements (infill). In addition to applicable submittal requirements outlined in Article 070.020 of the Municipal Code and for building permits, submittal requirements for infill development shall include:
(1) Front and side elevations that include the façade of the proposed structure and the height and generalized massing of neighboring homes to help demonstrate compatibility of the proposed structure in terms of height, scale, and massing, as required by these design standards. Variations in topography between the subject site and neighboring sites shall be depicted on the elevations. Photographs of neighboring homes may be used in lieu of elevations to demonstrate compatibility provided they are integrated on a single sheet with scaled elevations of the proposed structure;
(2) A scaled diagram of all lots and building footprints along the block face that illustrates:
a. Existing setbacks from the property line for all buildings along the block face;
b. Proposed setbacks for the subject property;
c. Existing and proposed lot coverage for the subject property;
Aerial photography available through a public source, such as GoogleEarth, may be used to satisfy the above requirement. The diagram submitted must be to scale and the applicant must demonstrate that the aerial photo is recent and is consistent with on-the-ground conditions at the time of development. This may be demonstrated through date stamped photographs of existing structures along the block face.
(3) A general description or sample of exterior siding materials for all proposed development; and
(4) Photos of neighboring homes.
(c) Review process. Review for compliance with these standards shall occur concurrently with the development, subdivision and/or PUD zoning review process. Where one of these review processes does not apply, such as with the construction of a single-family home, review for compliance with these standards shall occur prior to issuance of a building permit. Interpretations as to applicability or design requirements contained herein shall be the responsibility of the Community Development Director. Appeals of the Community Development Director’s interpretations shall be heard according to the process set forth in Section 070.010.050 of the Municipal Code.
070.160.050 Alternative Compliance. Upon request of an applicant, the Planning and Zoning Commission, City Council, or Community Development Director, as applicable, may approve an alternative approach that may be substituted in whole or in part for a plan that meets these design standards. This approach is intended to apply in unusual circumstances that might arise where an alternative approach would provide a result that in the opinion of the Planning and Zoning Commission, City Council, or Community Development Director, as applicable, is equal to or superior to that which would be provided by the approach outlined by the standards in this Article. Economic considerations shall not be a basis for alternative compliance.
(a) Projects subject to review by the Planning and Zoning Commission and/or City Council
(1) Procedure. In addition to the submittal requirements set forth in this Article, the applicant shall submit a letter which shall clearly identify and discuss the modifications and alternatives proposed and the ways in which the plan will better accomplish the intent of these design standards than would an approach which complies with these design standards. The request for alternative compliance shall be submitted and reviewed concurrently with the development, subdivision, or PUD zoning application and shall be considered by the Planning and Zoning Commission and/or City Council, as applicable.
(2) Review Criteria. To approve an alternative approach, the Planning and Zoning Commission or City Council, as applicable, must find that the proposed alternative approach accomplishes the intent of these design standards equally well or better than would an approach which complies with these design standards.
(b) Projects not subject to review by the Planning and Zoning Commission and/or City Council
(1) Procedure. In addition to the submittal requirements set forth in this Article, the applicant shall submit a letter which shall clearly identify and discuss the modifications and alternatives proposed and the ways in which the plan will better accomplish the intent of these design standards than would an approach which complies with these design standards.
(2) Review Criteria. To approve an alternative approach, the Community Development Director must find that the proposed alternative approach accomplishes the intent of these design standards equally well or better than would an approach which complies with these design standards.
070.160.060 Design Variance Procedure.
The Planning and Zoning Commission or City Council may grant design variances from these Residential Design Standards pursuant to the criteria and procedures set forth in Section 070.030.160 of the Municipal Code.
070.160.070 Categories and Organization of the Residential Design Standards.
(a) Categories of standards. Standards are organized into two broad categories: Site Planning and Building Design and Character. Specific standards addressed under each category are as follows:
(1) Site Planning:
a. Front yard setbacks
b. Side and rear yard setbacks
c. Building orientation
d. Parking location
e. Retaining walls
f. Pedestrian circulation
g. Lot coverage
h. Solar access
i. Refuse enclosures
j. Open space
(2) Building Design and Character:
a. Architectural character
b. Transitions to surrounding homes (bulk/mass/height)
c. Garage orientation and design
d. Building materials and color
e. Storage space
(b) Organization of standards. Standards for each of the specific categories listed above are organized as follows:
(1) Intent. This is a broad statement explaining the design intent for the standards that follow. It should be used to help interpret the application of a standard in a specific situation. Special conditions may arise in certain cases that will not be addressed by the design standards, in which case, the intent statement should serve as the basis for determining the appropriateness of the proposed design.
(2) Types of residential development. A notation follows each design standard subheading, identifying the type of residential development that the standards apply to. For example, a subheading labeled: Minimum front yard setback—infill residential would only apply to infill residential (including both single-family and multi-family), as defined below. Alternatively, a subheading labeled Architectural Styles: Single and Multi-Family Residential would apply to all single and multi-family residential (including both infill and non-infill), as defined below. Each building will fall under two classifications – either single-family or multi-family AND either infill or non-infill. Several design standard classifications may apply to larger projects, depending on the type of development. The determination of which development types and associated standards apply to a proposal shall be made by the Community Development Director.
a. Single-family. Standards identified with this heading shall apply to all detached single-family residential development regardless of whether it is defined as new development, infill, non-infill, redevelopment, or a major addition.
b. Multi-family. Standards identified with this heading shall apply to all multi-family and patio home dwellings regardless of whether they are defined as new development, infill, non-infill, redevelopment, or a major addition.
c. Infill. Standards identified with this heading shall apply to all infill development, including single-family, multi-family, redevelopment and major additions. Where a particular standard is only intended to apply either to single-family OR multi-family residential infill, but not both, the applicable type of residential development is noted in parenthesis.
d. Non-infill. Standards identified with this heading shall apply to all non-infill development, including single-family, multi-family, redevelopment, and major additions.
The terms, phrases, words and clauses in this Article, even if defined elsewhere in this Code, shall have the meaning assigned below. Any terms, phrases, words and clauses not defined herein shall have the meaning as defined in this Code. Any terms, phrases or words not defined in this Code shall have meaning assigned in Webster’s Third New International Dictionary, 1993, Unabridged.
Accent material. Material covering thirty percent (30%) or less of the exterior wall elevations.
Alley. A minor public right-of-way used for vehicular service access to the rear or side of properties otherwise abutting a street.
Block. A unit of land bounded by streets or by a combination of streets and parks or open space, railroad rights-of-way, waterways or any barrier to the continuity of development.
Block face. Properties abutting one (1) side of a street or public right-of-way and lying between the two (2) nearest intersecting streets or rights-of-way, or intersecting right-of-way and railroad right-of-way, un-subdivided land, water course or City boundary.
Character. Those attributes, qualities, and features that make up and distinguish a residential development or neighborhood and give such project or neighborhood a sense of purpose, function, definition, and uniqueness.
Dwelling, multi-family. A building, or portion thereof, arranged, intended or designed for occupancy by two or more families, and commonly referred to as a duplex, townhome, or stacked multi-family dwelling. Accessory dwelling units, as defined in Article 070.010 shall not be considered multi-family dwellings.
Dwelling, stacked multi-family. A building or portion thereof used for occupancy by three or more families living independently of each other and containing three or more stacked dwelling units which are attached to each other by party walls without openings and which typically have a central primary access point. The form of stacked multi-family dwellings in Glenwood Springs is typical of traditional apartment buildings; however, units may also be condomininumized.
Dwelling, townhome. A building containing three or more dwelling units, each of which has primary ground floor access to the outside and which are attached to each other by party walls without openings. Townhomes may be subdivided or condomininumized.
Downtown area. Area located south of the Colorado River, north of 13th Street, east of School Street, and west of Cleveland Avenue, but outside of the Downtown Design Standards Boundary, as defined by the Downtown Design Standards Boundary Map.
Established development context. Existing development pattern surrounding an infill or redevelopment site. The established development context is defined by use type, lot size, setbacks, building heights, architectural character, and other features that help define the character of the surrounding development.
Gabion. A corrosion resistant wire container filled with stone and used for structural purposes, such as retaining walls, revetments, slope protection, channel linings and other structures.
Gross floor area. The total square footage of all finished and unfinished and enclosed floors of the building, including but not limited to living areas, garages, storage, utility spaces, and enclosed porches. Crawl spaces and are not included in gross floor area calculations.
Infill residential. Residential development on a parcel or tract of land that shares a common lot line with at least two existing single-family homes and is located within a residential zone district. Infill development will generally occur on parcels less than one (1) acre in size located within established single-family neighborhoods; however, some larger parcels may also be included in this definition.
Maximum extent feasible. As determined by the Community Development Director, no feasible and prudent alternative exists, and all possible efforts to comply with the regulation or minimize potential harm or adverse impacts have been undertaken. Economic considerations may be taken into account but shall not be the overriding factor in determining “maximum extent feasible.”
Maximum extent practicable. As determined by the Community Development Director, under the circumstances, reasonable efforts have been undertaken to comply with the regulation or requirement, that the cost of additional compliance measures clearly outweigh the potential benefits to the public or would unreasonably burden the proposed project, and reasonable steps have been undertaken to minimize any potential harm or adverse impacts resulting from the noncompliance.
Major addition. Additions to a residential building not otherwise subject to development review where the anticipated gross floor area of the addition is greater than fifty percent (50%) of the gross floor area of the existing principal structure before addition.
Neighboring. A lot or parcel of land that shares a common lot line(s) with another lot or parcel of land. A property which shares only a corner with another property is excluded from this definition.
Non-infill residential. Residential development, on a parcel not zoned residential or on a parcel or tract of land, zoned residential, that shares common lot lines with fewer than two (2) existing single-family homes. Non-infill development will generally occur in non-residential zone districts or on residentially-zoned parcels located outside of established single-family neighborhoods; however, some parcels greater than one (1) acre in size located in established single-family neighborhoods may also be included in this definition.
Patio home. A residential building containing not more than one dwelling unit and which does not share a wall with another dwelling unit, but which typically has many of the visual impacts of a multi-family dwelling. These homes are typically developed at a density greater than one unit per 5,000 sq. ft. and as part of a development or subdivision containing 3 or more dwelling units. Patio homes are typically oriented towards a shared central courtyard or similar outdoor space.
Primary material. Material covering seventy percent (70%) or more of the exterior wall elevations.
Primary street. The street from which the development faces or is accessed. Primary street frontages do not include alleys, interior parking courts, or other secondary access points.
Redevelopment. Development on a tract of land with existing structures where all or a majority of the existing structures would be razed and a new structure or structures built.
Shall. The use of “shall” indicates the standard is mandatory.
Should. The use of “should”
indicates the guideline is advisory, but
strongly recommended.
(a) Site planning.
(1) General intent.
a. To encourage the use of creative site planning techniques that complement Glenwood Springs’ unique topographic features and result in residential development that is compatible with the city’s small-town character.
b. To enhance the character and functionality of new residential development in Glenwood Springs.
(2) Front yard setbacks.
a. Intent.
i. To promote a pedestrian-friendly street frontage for new residential neighborhoods.
ii. To reinforce the established character and variation in streetscape character found in Glenwood Springs’ neighborhoods.
b. Design standards.
i. Minimum front yard setback: Non-infill. Front yard setbacks shall be as applied in Section 070.040.030 of the Municipal Code.
ii. Front yard setback: Infill. Front yard setbacks for infill development shall be calculated as follows:
1. Where a consistent setback exists along the block face, infill development shall match the established setback.
2. Where a varied setback exists along the block face, infill development shall provide a front yard setback that is equal to the average of the existing setbacks along the block face or the average of the two neighboring homes, whichever is less (Figure 1).
3. If the applicant can demonstrate that the setback of one of the homes along the block face exceeds the next deepest setback by fifteen (15) feet or more, such setback may be excluded from average setback calculation.
(Figure 1)
iii. Projections into the front yard setback: single and multi-family. The following architectural features may project into the required front yard setbacks as follows:
1. Covered or uncovered front porches that are at least sixty-five percent (65%) open on the front and each side may project a maximum of ten (10) feet into the front yard setback but shall be a minimum of ten (10) feet from the front property line. Portions of porches enclosed with windows and/or screens shall not be considered open.
2. Fire escapes and individual balconies not used as passageways may project a maximum of four (4) feet into the front yard setback.
3. Uncovered porches, slabs, patios, walks, and steps may project into the front yard setback provided that the horizontal surface is no greater than thirty (30) inches above ground level.
4. Cornices, sills, and ornamental architectural features may project a maximum of twelve (12) inches into the front yard setback.
5. Roof eaves may project a maximum of eighteen (18) inches into the front yard setback.
(3) Side and rear yard setbacks.
a. Intent.
i. To protect the privacy and solar access of neighboring residents in areas where infill and redevelopment and higher-density development are likely to occur over time.
ii. To reduce the perceived bulk and mass of multi-family residential infill as viewed by neighboring residents.
b. Design standards.
i. Minimum side yard setback: Non-infill. Side yard setbacks shall be as applied in Section 070.040.030 of the Municipal Code.
ii. Minimum side yard setback: Infill.
1. Infill shall meet one of the side yard setback standards provided below along each shared property line (Figure 2):
(i) Lots with a width of more than one hundred (100) feet shall provide a minimum side yard setback of ten (10) feet along the property line shared with the neighboring single-family home.
(ii) A minimum of fifty percent (50%) of the side yard setback shall be ten (10) feet or greater. Any portion of the remaining fifty percent (50%) of the side yard setback may be a minimum of five (5) feet.
(iii)
A five (5) foot side yard setback may be permitted along the entire side yard
setback if the height of the building “steps down” along the entire length of
the building along the shared property line to meet the height of the existing
neighboring home. For the purposes of this standard, a “step down” shall be
a minimum of ten (10) feet in width along the length of the building.
(Figure 2)
2. A side yard setback which abuts a street, as is typical of a corner lot, shall be a minimum of one-half (1/2) of the required front yard setback.
3. The above standards shall not apply to infill residential occurring on lots located within non-residential zone districts, unless the lot shares a property line with a residential zone district; in which case, the above standards shall apply only along the shared property line.
4. Side yard setbacks for garages and other accessory buildings shall be a minimum of five (5) feet provided the garage does not exceed one story in height. A zero (0) foot side setback may be used to accommodate a common garage that is shared across a side lot line. Garages that exceed one story in height shall comply with standards 1 through 3 above.
iii. Projections into side and rear yard setbacks: Single and multi-family. The following architectural features may project into the required side and rear yard setbacks as follows:
1. Fire escapes and individual balconies not used as passageways may project a maximum of four (4) feet into the rear yard setback and eighteen (18) inches into the side yard setback.
2. Uncovered porches, slabs, patios, walks, and steps may project the side or rear yard setback provided that the horizontal surface is no greater than thirty (30) inches above ground level.
3. Cornices, sills, and ornamental architectural features may project a maximum of twelve (12) inches into the side or rear yard setback.
4. Roof eaves may project a maximum of eighteen (18) inches into the side or rear yard setback.
iv. Rear yard setback: Single- and multi-family
1. Rear yard setbacks shall be consistent with the provisions of Section 070.040.030 of the Municipal Code.
2. An accessory building may be located in a rear yard, provided that not more than forty percent (40%) of the rear yard is covered. Such building shall observe a ten (10) foot setback from the rear lot line when such line abuts an alley, or a seven and one-half (7 1/2) foot setback where there is no alley.
(4) Building orientation.
a. Intent.
i. To maintain a pedestrian-oriented residential street character in Glenwood Springs’ neighborhoods; and
ii. To protect the privacy of neighboring residents as infill and redevelopment occurs.
b. Design standards.
i. Building orientation: Infill (single-family only). The orientation of the primary entrance and façade of single-family residential infill shall be consistent with the established pattern along the block face.
ii. Building orientation: Multi-family (Figure 3).
1. To the maximum extent feasible, the primary entrance and façade of individual buildings within a multi-family development shall be oriented towards:
(i) Primary, internal or perimeter streets, or
(ii). Common open space, such as interior courtyards, parks, or on-site natural areas or features with a clearly defined and easily accessible pedestrian circulation system.
2. All units with frontage along the primary street shall have an entrance that faces the street. Multi-family buildings located with multiple street frontages, as would be typical on a corner lot or with larger developments on corner lots, shall provide entrances to units along each street frontage.
(Figure 3)
(5) Surface parking location (excludes garages).
a. Intent.
i. To promote pedestrian-oriented residential streets and neighborhoods.
ii. To promote a more compact and pedestrian-friendly pattern of multi-family residential development in mixed use areas such as along Grand Avenue, US Highway 6, and other major travel corridors that have traditionally been occupied by auto-oriented commercial development.
iii. To reduce the visual impacts of surface parking on the city’s street frontages.
b. Design standards.
i. Parking location: Single and multi-family
1. Surface parking lots shall be internalized in building groupings and located away from street frontages.
2. Off-street parking within the front yard setback (aside from that provided in a driveway) shall be prohibited.
3. Where the applicant can demonstrate that topography or access limitations render the above standards infeasible, alternative configurations may be administratively approved by the Community Development Director.
ii. Parking location: Multi-family
1. Provision of required parking within the footprint of the building is strongly encouraged for multi-family developments that require sixty (60) or fewer off-street parking spaces.
2. Multi-family developments that require more than sixty (60) off-street parking spaces shall comply with Subsection 070.050.060(b)(4) of the Municipal Code.
(6) Retaining walls.
a. Intent.
i. To promote the use of creative site planning techniques that minimize the need for overlot grading and/or extensive retaining wall systems.
ii. To minimize the visual impact of large retaining walls on neighboring residences and the street frontage.
b. Design standards.
i. General: Single and multi-family.
1. In addition to the provisions of this Article 070.160, retaining walls shall be designed in accordance with applicable building codes, and Sections 070.030.050 and 070.100.030 of the Municipal Code.
2. Site plans shall maintain existing topographical features to the maximum extent practicable to avoid the need for extensive retaining wall systems.
ii. Terracing and articulation: Multi-family (Figure 4). Retaining walls greater than six (6) feet in height shall be terraced to minimize visual impacts on residents, neighboring properties, and the public realm by:
1. Limiting terracing to three (3) tiers;
2.
Providing a terrace width between any two six (6) foot retaining walls
of to a minimum of four (4) feet with a maximum slope of 3:1 to create
pockets for landscaping. Reduced terrace depths may be administratively
approved by the Community Development Director where site constraints limit
the amount of space available to accommodate the minimum required width; and
3. Permanently landscaping or re-vegetating terraces created between retaining walls to screen walls and provide visual interest unless soil conditions are determined by a licensed engineer to be unsuitable due to geologic hazards.
(Figure 4)
iii. Materials: Multi-family
1. Retaining walls shall be stacked natural stone or faced with stone or earth-colored materials, textured and colored Mechanically Stabilized Earth (MSE) blocks, or other material compatible with the primary building materials.
2. Alternative materials and techniques, such as stamped, colored concrete and the use of form liners for poured debris flow walls, may be administratively approved by the Community Development Director to meet more rigorous engineering specifications of walls designed to mitigate potential debris flows.
3. Railroad ties, timber, and gabion-type retaining walls shall be prohibited.
iv. Landscape buffer: Multi-family
1. Where terracing, the use of compatible materials, and other mitigation measures are not feasible due to site size or other constraints, a landscape buffer shall be provided on the downhill side of the wall.
2. Landscape buffer shall be a minimum of ten (10) feet in depth and be comprised of a double row of evergreen trees, a minimum of six (6) feet in height at the time of installation, planted in a triangular pattern. Appropriate spacing shall be dependent upon the species selected; however, spacing shall be such that trees will form a dense screen within three (3) years of planting.
3. Alternative landscape buffer configurations and plantings may be administratively approved by the Community Development Director where insufficient space exists to meet the above landscape buffer standards.
v. Other screening mechanisms: Multi-family
1. The above standards may be waived at the discretion of the Community Development Director if retaining walls will not be visible from neighboring sites, the interior of the proposed structure, and the primary street frontage and the applicant can demonstrate that views of the retaining wall will be fully screened by:
(i) Non-habitable portions (e.g. structured parking) of the primary structure; or
(ii) A free-standing garage structure.
(7) Pedestrian circulation.
a. Intent.
i. To ensure that residential developments incorporate a well-defined network of on-site pedestrian walkways; and
ii. To ensure that residential developments provide connections to existing or planned off-site features and amenities, such as sidewalks, trails, bus stops, parks, and complementary uses on neighboring properties.
b. Design standards.
i. General: Single and multi-family
Sidewalks shall be constructed in accordance with the provisions of Section 070.030.080 and Section 070.030.035 (Uniform Street Standards) of the Municipal Code.
(Figure 5)
ii. On/off-site pedestrian access and connections: Multi-family (Figure 5).
1. An on-site system of pedestrian walkways shall be provided to allow direct access to and between the following:
(i) The primary entrance or entrances to each building;
(ii) Any sidewalks or walkways on adjacent properties that extend to the boundaries shared with the development;
(iii) Any sidewalk system along the perimeter streets neighboring the development;
(iv) Any compatible adjacent land uses;
(v) Adjacent bus stops;
(vi) Any adjacent or on-site public park, trail system, open space area, greenway, or other public or civic use; and
(vii) Any existing or planned multi-use paths.
2. Where on-/off-site constraints require that multiple neighboring driveways be accessed from the primary street, driveway surfaces shall be visually distinguished from sidewalks to increase pedestrian awareness of potential vehicular cross-traffic. This may be accomplished through the use of pavers, stamped concrete, colored concrete, or similar techniques. Painted stripes may not be used to satisfy this requirement.
(8) Lot coverage.
a. Intent. To protect the established character of the city’s single-family neighborhoods with large front and rear yards, while allowing for the natural evolution of the city’s neighborhoods through major renovations and infill and redevelopment.
b. Design standards.
i. Maximum lot coverage (Figure 6).
1. Maximum lot coverage shall be either the sum of the percentage of existing lot coverage on the site plus an additional twenty-five percent (25%) of the total lot area, as illustrated in example A, or fifty percent (50%) of the total lot area, as illustrated in example B, whichever is less.
2. Applicant shall demonstrate compliance with the above standard at the time of submittal.
(Figure 6)
ii. Accessory dwelling unit bonus: Infill (single-family only).
Maximum lot coverage shall be either the sum of the percentage of existing lot coverage on the site plus an additional thirty-five percent (35%) of the total lot area above that of the existing lot coverage or sixty percent (60%) of the total lot area, whichever is less, when an accessory dwelling unit exists or is provided in conjunction with construction of an addition, infill, or redevelopment project. Refer to Section 070.040.090 for accessory dwelling unit requirements.
(9) Solar access.
a. Intent.
i. To ensure that lots in new residential subdivisions are platted to maximize solar access.
ii. To encourage the use of alternative energy sources in new residential development where solar access is sufficient.
b. Design standards.
i. Lot orientation: Single and multi-family.
1. All residential development is strongly encouraged to consider siting to maximize solar access for individual units as well as for parking areas and internal streets.
ii. Lot Orientation: Non-infill.
1. To the maximum extent feasible, a minimum of fifty percent (50%) of the single-family lots in a subdivision shall:
(i) Have a north-south dimension of ninety (90) feet or more; and
(ii) Have a front lot line that is oriented within thirty (30) degrees of a true east-west axis.
(10) Refuse containers.
a. Intent.
i. To ensure refuse containers are maintained in a secure manner so as to minimize refuse spillover and animal tampering.
ii. To ensure dumpster enclosures complement, rather than detract from the overall character of developments.
b. Design standards.
i. General: Single- and multi-family.
1. Refuse containers shall comply with the provisions set forth in Article 100.010 of the Municipal Code.
ii. Design and Materials: Multi-family.
1. Dumpsters and refuse containers shall be located on a non-porous surface and within a four-sided, opaque enclosure that completely screens the dumpster or container and accumulated trash.
2. Enclosures shall be six (6) feet in height and shall have gated access for the collection of waste materials.
3. Dumpster and refuse container enclosures shall incorporate compatible materials, colors, architectural details that are compatible with the primary multi-family buildings.
4. The use of chain link fencing as screening is prohibited.
iii. Location: Multi-family. Enclosures shall be located to minimize visual and impacts and odors on the primary street frontage and neighboring residents to the maximum extent feasible.
(11) Open space.
a. Intent. To ensure that the provision, location, and design of open space are considered within the context of these Residential Design Standards.
b. Design standards.
i. Open space: Multi-family. All multi-family development shall provide open space in accordance with the provisions set forth in Section 070.030.155 of the Municipal Code.
(b) Building design and character.
(1) General intent.
a. To promote variety and visual interest in the character of the city’s residential neighborhoods.
b. To promote context-sensitive infill and redevelopment that complements, rather than detracts from the city’s small-town character.
(2) Architectural character.
a. Intent.
i. To avoid repetitive, “cookie cutter” patterns of residential development that detract from Glenwood Springs’ small-town character.
ii. To reinforce the diversity of architectural styles that exists within Glenwood Springs today.
iii. To accommodate higher-density residential development in a manner that complements the character of the city’s established neighborhoods.
iv. To increase the predictability of infill and redevelopment requirements and resulting development for residents and the development community.
b. Design standards.
i. Architectural styles: Single and multi-family.
A variety of architectural styles exists in Glenwood Springs today and shall be encouraged in future residential development, provided proposed developments comply with these design standards.
ii. Four-sided design: Single and multi-family.
(Figure 7)
1. Architectural detailing shall be incorporated to provide character and visual interest on all sides of a residential building. Blank walls void of architectural details or other variations are prohibited. (Figure 7)
2. For the purposes of satisfying this standard, a minimum of three (3) different architectural features as listed below shall be incorporated into the overall design of the single family residential structure on each side of the building. A minimum of five (5) different architectural features as listed below shall be incorporated into the overall design of the multi-family residential structure on each side of the building.
3. Architectural features appropriate for achieving standard set forth, in paragraph 2 above, may include:
(i) Covered porches;
(ii) Balconies,
(iii) Prominent entry features;
(iv) Windows;
(v) Door openings,
(vi) Distinct variations in color (not a slight variation of a similar hue, such as beige or pastel);
(vii) Variations in materials;
(viii) Variations in building height;
(ix) Variation in roof form;
(x) Dormers;
(xi) Projected or recessed building walls; or
(xii) Another architectural feature as approved by the Community Development Director.
iii. Architectural variety: Single and multi-family
1.
A
continuous row of identical homes or multi-family buildings along a block is
prohibited. Individual structures shall be differentiated through
distinctions in the architectural features required in Section (b)(2)b(3)
above in combination with requirements for varied garage orientation in
Section (b)(4)b(i) of this Article. (Figure 8)
(Figure 8)
2. To the maximum extent feasible, the massing and height of multi-family buildings on sloped properties shall “step down” with the slope. Tall, blocky, and repetitive building forms shall be avoided.
iv. Accessory buildings: Multi-family. Free-standing garages and other accessory structures, including but not limited to grouped mailboxes, storage and maintenance facilities, recreational facilities, picnic shelters, and gazebos, shall incorporate materials, scale, colors, architectural details, and roof slopes that are compatible with the primary multi-family buildings, except that flat and shed roofs are prohibited.
v. Variety of housing types: Single- and multi-family (Figure 9).
1. Development parcels encompassing more than three (3) acres, shall incorporate a minimum of two (2) housing types. Development parcels larger than six (6) acres shall incorporate a minimum of three (3) housing types.
2. The following housing types may be used to satisfy the above building variety standards:
(i) Detached single-family homes;
(ii) Accessory dwelling units;
(iii) Duplexes;
(iv)
Townhomes; or
(v) Stacked multi-family dwellings.
(Figure 9)
(3) Transitions to surrounding homes (bulk/mass/height).
a. Intent.
i. To protect the character of established single-family residential neighborhoods;
ii. To ensure that the massing and height of infill and redevelopment are compatible with neighboring residential development; and
iii. To reduce the impacts of infill development on the solar access of neighboring homes.
b. Design standards.
i. General: Infill.
1. To the maximum extent feasible, infill shall be designed to minimize impacts on existing homes and the privacy of residents by:
(i) Limiting exterior lighting to full-cutoff shielded fixtures and directing lights away from neighboring properties;
(ii) Locating off-street surface parking lots, loading, and service areas away from a shared property line and screening them from neighboring residences; and
(iii) Locating sources of audible noise (e.g., heating and air conditioning units) away from building facades that face lower intensity uses.
2. In addition to the above standard, the following considerations are strongly encouraged:
(i) Placing windows on the new development so as to maintain privacy by avoiding direct lines of sight into neighboring homes; and
(ii) Orienting porches, balconies, and other outdoor living spaces away from neighboring homes.
ii. Relationship to surrounding development: Infill.
(Figure 10)
1. Infill buildings with a height that exceeds that of neighboring existing homes by one (1) story or more, shall provide a transition using at least three (3) of the following techniques (Figure 10):
(i) “Stepping down” building height and mass along the shared property line to meet the height of the existing neighboring home along a minimum of fifty percent (50%) of the building’s length. “Stepped down” portion of the building shall be a minimum of ten (10) feet in width;
(ii) Increasing the side yard setback a minimum of five (5) feet beyond that which is required and providing a landscape buffer along the shared property line;
(iii) Providing variations in the side building wall and roof form so that new structures have a comparable scale as neighboring homes along the shared property line;
(iv) Utilizing a roof pitch and overhang similar to that of the neighboring structures; and
(v) Utilizing dormers and sloping roofs to accommodate upper stories.
iii. Massing and form: Infill (multi-family only).
1. Multi-family infill located on a block face where more than seventy five percent (75%) of existing homes are single family shall employ one or more of the following techniques to help reduce the overall bulk and mass of individual buildings and help maintain a lower-intensity residential character along the street frontage (Figure 11):
(i) Articulating the front façade so that the building appears from the street to be separate homes by “stepping back” the front façade a minimum of ten (10) feet where side yard setback would typically be found between two single family homes;
(ii) Organizing units around a central courtyard that maintains the impression of the traditional side yard setback between units along the street frontage; or
(iii)
Designing the multi-family building so that the massing, arrangement of
architectural elements, and use of exterior materials gives the appearance of
a large single-family home.
(Figure 11)
