Planning Commission, Board of Adjustments & Design …175F1D4C-10BE-47AA-AF3E... · Town of Pagosa Springs Amending Portions of Chapter 21 of the Pagosa Springs Municipal Code,

Planning Commission, Board of Adjustments & Design Review Board Regular Scheduled Meeting Agenda

Tuesday, March 14, 2017 at 5:30PM Town Hall, Council Chambers, 551 Hot Springs Boulevard, Pagosa Springs, Colorado 81147

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I. Call to order / Roll Call

II. Announcements

III. Approval of Minutes

A. Approval of the February 28, 2017 Planning Commission meeting minutes.

IV. Public Comment A. Opportunity for the public to provide comments and to address the Planning Commission on items

not on the Agenda. V. Planning Commission

A. Annual Election of Town Planning Commission Chairperson and Vice Chairperson. B. Annual Establishment of the Annual Town Planning Commission Meeting Schedule, Day, Time and Place. C. Discussion Regarding Establishing Residential District Design Guidelines. D. Planning Commission Meeting procedures and your role as a Planning Commissioner.

VI. Public Comment

A. Opportunity for the public to provide comments and to address the Planning Commission on items not on the Agenda VII. Reports and Comments

A. Staff Report_ Projects, Updates and Upcoming Development Applications B. Planning Commission – Comments, Ideas and Discussion

C. Upcoming Town Meetings Schedule VIII. Adjournment ___________________________ James Dickhoff, Planning Director

Staff Report Board of Adjustments, Design Review Board & Planning Commission Page 1 of 12

Planning Commission, Board of Adjustments, & Design Review Board

Staff Report – Tuesday, March 14, 2017 Regular Scheduled Meeting

I. Call to Order / Roll Call:

II. Announcements:

III. Approval of Minutes:

A. February 28, 2017 Planning Commission Minutes

Approval of

Minutes:

Staff recommends approving Minutes from the February 28, 2017 Planning Commission Public Hearing and/or Meeting, upon finding they are accurate.

IV. Public Comment:

A. Opportunity for the public to provide comments and to address the Planning Commission on items not on the Agenda.

a.

At this time, Public Comment will be accepted for items not included as an agenda item. Interested persons have the opportunity to address the Planning Commission and express your opinions on matters that are not on the agenda or not listed as a public hearing item on the agenda. Public comments on any pending application that is the subject of a public hearing at the current or a future meeting may only be made during such hearing. The total time reserved for Public Comment at each meeting is 20 minutes, unless extended by a majority vote of the Planning Commission and each comment is limited to 2 minutes.



Staff Report – Tuesday, March 14, 2017 Regular Scheduled Meeting V. Planning Commission:

A. Annual Election of Town Planning Commission Chairperson and Vice Chairperson.

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LUDC section 2.5.6.A.1: Election of Chairperson and Vice Chairperson "Annually, at the first regular meeting of the year, each board and commission shall elect, by majority vote, from its membership a Chairman and Vice-Chairman, with each being eligible for re-election, and each serving a one- year term in such capacity. The Chairman of each board or commission shall preside at all meetings and public hearings of such board or commission and shall decide all points of order and procedure. The Vice-Chairman shall assume the duties of the Chairman in the absence of the Chairman and shall act in the capacity of Chairman of all special committees created by the board or commission. Should the Vice-Chairman and the Chairman be absent from a meeting or public hearing, the majority of the board or commission shall appoint a member to be the presiding officer. Any vacancy from the position of Chairman or Vice Chairman shall be filled in the same manner as such positions are established. The Chairman shall transmit reports and recommendations to the Town Council. In the case of the Planning Commission, the Chairman shall also certify plans and plats."

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Staff recommends the Planning Commission Chair ask for discussion and nominations for the annually elected Chairperson and Vice-Chairperson positions. Each nomination should be in the form of a motion, seconded and then voted on, separately for both the PC Chairperson and for the PC Vice Chairperson. Possible motion consideration:

"I motion to nominate ______________ as Planning Commission Chairperson for 2017”

And

"I motion to nominate ______________ as Planning Commission Vice-Chairperson for 2017”




B. Establishment of the Annual Town Planning Commission Meeting Schedule, Day, Time and Place.

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LUDC section 2.5.6.A.2: Establishment of Meeting Schedule "Each board and commission shall also establish a meeting schedule that meets frequently and regularly. All meetings shall be open to the public, and the agenda for each meeting shall be made available in advance. In lieu of a meeting schedule, the Board of Adjustment must convene a meeting within 45 days of receipt by the Director of a completed variance or appeal application."

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Staff recommends that the Planning Commission Chair ask for discussion regarding the best day(s) and time(s) to meet monthly for the current board members. A motion should be made, seconded and voted on to set the 2015 regular scheduled meeting day(s) of month, time and place. Possible motion consideration: "I motion to set the regular 2017 Town Planning Commission meetings for the Second and the Fourth Tuesday of each month, at ________pm to be conducted in the Town Hall Council Chambers in Town Hall, located at 551 Hot Springs Blvd."




C. Discussion Regarding Establishing Residential District Design Guidelines.

The Town Council approved the second reading of Ordinance 853 on February 23rd, “An Ordinance of the Town of Pagosa Springs Amending Portions of Chapter 21 of the Pagosa Springs Municipal Code, Land Use Development Code, Regarding Allowable Dwelling Unit Density in the R-18 District and Minimum Lot Sizes in the R-12 and Newly Created R-22 District.” Town Council also approved a motion “to task the planning staff and the Planning commission to prioritize architectural design standards in residential zoned districts with emphasis on scale and bring back recommendations to Town Council within three months”. This Agenda Item is meant to begin in depth discussions on the matter to accomplish the task set force by Town Council. Residential Design Criteria would apply to the R-6, R-12, R-22(former R-18), RA and RT districts. Our LUDC has “Design Criteria” established for Mixed Use and Commercial districts and for Multi-Family and Townhome developments, however, design criteria have not been adopted for residential districts. To begin this discussion, Staff recommends the PC read section 6.7 and 6.8 of the LUDC. To access the LUDC online: TownOfPagosaSprings.com > Municipal Code and Home Rule Charter > Chapter 21, Land Use and Development Code. Staff believes it will be important to keep residential “design criteria regulations” generally consistent with the current code formatting in LUDC section 6.7 and 6.8. In addition, attached are “Design Criteria” from the following Colorado Town’s for review: Durango, Frisco, Steamboat Springs, Telluride, Breckenridge, Salida, Montrose and Crested Butte. Staff recommends PC members drive the community and identify good and bad examples of architectural design features for examples to discuss at the meeting. Some design criteria considerations could include: Defined main house entrance, modulated facades, broken roof spans, use of multiple materials, wainscoting, garage setback, ect… Preparation prior to the meeting is encouraged to help facilitate the discussion.




D. Review of Planning Commission Projects for 2017

The Planning Commission has recently been working on a number of items. The following items are those that have been identified as topics for discussions and possible recommendations for Town Council’s consideration.

A. Accessory Dwelling Units in the R-6, RT and RA districts. The Housing Task Force is in the process of drafting recommended LUDC revisions for PC’s future consideration.

B. Residential Allowable Dwelling Unit Density in the MU-R, MU-TC and MU-C Districts. Some discussions have occurred during conversations regarding residential lot sizes. Current maximum density in these districts is 16 dwelling units per acre. Smaller dwelling unit sizes could provide a higher density, 18 – 22 / acre for example. Town Terrace is an example, of a property that has many residential units and is currently at the max density. Many of these dwelling units are short term rentals. More Short term rentals in mixed use districts may decrease short term rentals in residential districts.

C. Zoning Map Revision Considerations: The Planning Commission briefly discussed some re-zoning considerations at the December 13, 2016 PC meeting that included the following:

1) R-12 District areas: There have been some suggestions presented by PC member Peter Adams and the Housing Committee, to consider rezoning some R-12 districts to R-18 districts (or R-22 as being proposed to Town Council, February 7th Second Reading of Ordinance 853). Some areas downtown and some areas uptown have been preliminarily identified as potential candidates, including: a. Former Whispering Pines Phase 11, undeveloped property located at NW corner of Park and Eaton

Drive. b. Portions of downtown south of Hwy 160, currently R-12. c. Enclave townhome development in Aspen Village, currently R-12, on Timberline Drive. Property

owner/developer has expressed interest in reinvesting in the project if a higher density could be allowed.

d. Sunridge Villa Site in Aspen Village, currently R-12. e. Hermosa Street, currently R-6, to possibly R-12, or the allowance of Accessory Dwelling Units

(essentially R-12).

2) Goldmine Drive: Development along this roadway has typically been commercial to light industrial in nature. Consideration for possible rezoning entire road to Commercial. Currently, the former Terry Smith Holdings are zoned commercial with the remaining portions of the street zoned Mixed Use Corridor (MU-C). Another consideration is to maintain the MU-C district designation, and not opening up the opportunity to develop addition allowable uses under the commercial zoning category.




3) Trinity Lane: Development at 109, 88 and 52 Trinity Lane has typically been commercial to light industrial in nature. Currently zoned Mixed Use Corridor (MU-C). Consideration for possible rezoning to Commercial. Another consideration is to maintain the MU-C district designation, and not opening up the opportunity to develop addition allowable uses under the commercial zoning category.

D. Other items as determined by the Planning Commission.




D. Planning Commission Meeting procedures and your role as a Planning Commissioner

The Planning Commission also serves as the Board of Adjustment and the Design Review Board. The summary of procedures for these three entities are set forth in LUDC section 2.5.2.A.

“Establishment, duties, and authority. The Planning Commission is established pursuant to the authority of Sections 8.1 and 8.2 of the Charter. The Planning Commission shall have all powers granted and shall perform all the duties imposed by the Charter and statutes of the State of Colorado. The Planning Commission shall have the review and decision-making authorities listed in Table 2.2-1, and in addition shall have the following duties and responsibilities: 1. Develop and recommend to the Town Council new policies, ordinances, administrative

procedures, and other means that allow expansion to be accomplished in a coordinated and efficient manner;

2.Conduct studies and recommend to the Town Council, any other new plans, goals, and objectives relating to growth, development, and redevelopment of the Town;

3. Act in the capacity of the Design Review Board, unless the Board has been otherwise appointed; 4. Act in the capacity of the Board of Adjustment, unless the Board has been otherwise appointed; 5. Adopt rules and regulations governing the procedures and operations of the Planning Commission; and 6. Perform any other duties assigned by the Town Council.”

Please note the following:

1) If you are planning to be absent or are unable to attend a meeting, please contact the PC Chairman and Town Staff.

2) DO NOT discuss any matters with anyone if the matter is scheduled for a public hearing. These matters are considered Quasi-Judicial and information regarding the subject shall only be discussed at the Public Hearing in the presence of and heard by the entire planning commission.

3) Also, PLEASE DO NOT share your opinions on matters that will be considered by the Planning Commission. Sharing your opinions can be perceived that you have already developed a decision and position on the subject prior to the consideration of all the information being presented at a meeting. If your approached by a citizen, listen, however, do not share your opinions on a decision, instead, encourage the citizen to share their thoughts at a meeting or in writing for the entire commission to consider.



Staff Report – Tuesday, March 14, 2017 Regular Scheduled Meeting VI. Public Comment:

A. Opportunity for the public to provide comments and to address the Planning Commission on items not on the Agenda.

a.

At this time, Public Comment will be accepted for items not included as an agenda item. Interested persons have the opportunity to address the Planning Commission and express your opinions on matters that are not on the agenda or not listed as a public hearing item on the agenda. Public comments on any pending application that is the subject of a public hearing at the current or a future meeting may only be made during such hearing. The total time reserved for Public Comment at each meeting is 20 minutes, unless extended by a majority vote of the Planning Commission and each comment is limited to 2 minutes.



Staff Report – Tuesday, March 14, 2017 Regular Scheduled Meeting VII. Reports and Comments:

A. Planning Director Report

ELECTRONIC AGENDAS AND MEETING PACKETS TOPS is establishing an electronic meeting agenda and documentation system. Town Council is currently being set up and implementation for advisory boards will follow soon after. TOWN WEB PAGE AND LUDC ACCESS To access the LUDC online: TownOfPagosaSprings.com > Municipal Code and Home Rule Charter > Chapter 21, Land Use and Development Code. HISTORIC PRESERVATION BOARD (HPB) UPDATE Meeting Minutes from February 22nd and March 8th are attached. Next meetings scheduled for March 22 and April 12 at 5:30pm. MAIN STREET MURAL The mural artwork replacement project contract with Beto Palma has been executed. He has started the artwork project off site and anticipates installation prior to Memorial Day weekend, 2017. HOUSING NEEDS ASSESSMENT STUDY UPDATE PROJECT The BoCC and Town Council awarded the project to Economic Planning Systems (EPS), who also prepared the 2008 report. A Kick Off meeting occurred on February 9 with a follow up meeting scheduled in mid-April. This project and final report are expected to be completed by end of June 2017. Data collection is expected to be completed by the end of April 2017 and will be shared with SE Group for incorporation into the Comprehensive Plan update. Smart Growth America Technical Assistance Grant We have scheduled the Smart Growth America workshops for May 24th – 25th. There will be an evening public presentation on Wednesday, May 24th and a community stakeholder meeting all day Thursday, May 25th. IN ADDITION, we were notified that Smart Growth America has also awarded TOPS a Fiscal Impact Analysis using a separate USDA grant they received at no cost to the Town. Staff is underway collecting the requested data for the fiscal analysis. It is expected their final findings and report will be available by mid-July. The Smart Growth America Technical Assistance Grant was recently awarded to the Town, 1 of 6 municipalities selected out of the roughly 56 total applicants nationwide! Staff is excited to have our Comprehensive Plan consultants, SE Group, involved and incorporate what is learned from the final report into the updated comprehensive plan. PEDESTRIAN CROSSINGS On January 19th, the Planning Director reported on potential Pedestrian Crossing Safety improvements that included; A Pedestrian Flag Program, Center Lane Signs, Upgraded Perimeter Flashing LED Signs, Pedestrian Interpretative Signage at Crossings and Permanent Vehicle Speed Reader Signs. The Planning Department will be working on potential options and expenses to present to Town Council at a future TC meeting.




PAWSD FIRST STREET WATER FILLING STATION AT the Planning Departments request, PAWSD is moving forward with plans to relocate the first Street water filling station to the County Fair Grounds, that will be accessed off of Mill Creek road. The relocation should occur prior to the first week in June and will be available to accommodate the Ride the Rockies Bicycle Tour. COMPREHENSIVE PLAN UPDATE The 13-member Comprehensive Plan Update Steering Committee have met three times and will continue meeting on the first Thursday of each month through June. In addition, staff has or will conduct topic specific public input meetings, outside the consultant’s scope of work, the results of which will be incorporated into the update process. Public input meetings currently scheduled include:

~ River Walk Extension Public Hermosa Street neighborhood meeting conducted on January 5, 2017. Good turnout from neighborhood residents who preferred a Hermosa Street trail alignment versus a Riverwalk along the river. ~ Art and Culture Public meeting conducted on Tuesday, January 17, 2017.

35 in attendance and all shared their visions for art in our community. A very encouraging meeting with a sense of renewed energy to formalize an Artist Organization to advocate for Art in our Community. Briefly discussed potential Art District ranging from Lewis Street to the three areas Uptown/Midtown/Downtown to the entire commercial areas.

~ Comprehensive Plan Update Open House, Tuesday, January 31, 2017. Approximately 75 participants how walk through and provided comments on a number of issues. The results will be incorporated into the initial findings and help structure a community survey to further reach out to receive input.

~ San Juan River Master Plan public meeting on Tuesday, February 21st. ~ Parks and Recreation Public input meeting on Thursday, March 9th. ~ Town to Pagosa Lakes Trail Master Plan Meeting on Wednesday, April 4th in the Community Center. ~ Additional meetings and topics will be considered for future public input meetings.

Since the hope is to incorporate the findings from the Housing Needs Study and Smart Growth America analysis, the final plan will be postponed 30-60 days to ensure incorporation of findings from both reports. Staff will be providing monthly updates to the Planning Commission and Town Council through the department’s monthly reports on the progress and direction the project is taking. RUMBAUGH CREEK BRIDGE UPDATE We only received one bid for the project at $420,000, 105% higher than the estimated and budgeted amount of $207,000. We have been able to work with the sole bidder to change the project method and reduce the bid to $275,000. Staff is researching options with the State Historical Fund Staff and the Project Engineer to identify additional cost savings and a possible phased project. The project has complex logistical issues with the retaining wall and bridge structure, that increased the estimated cost of the project. Staff expects a better understanding of options will be presented to Town Council on March 23rd.



Staff Report – Tuesday, March 14, 2017 Regular Scheduled Meeting WATER WORKS FACILITY

We have received the contract for the $165,000 State Historical Fund (SHF) grant and Town Council approved accepting grant and term dog the SHF grant on February 23rd. There is a 20-year period after the grant is accepted that requires any improvements to the site be approved by the SHF. The Water Works Facility Committee have been discussing potential redevelopment options for the property so that Town Council is fully aware of what might be acceptable to the State Historical Fund if redevelopment would be considered in the future. In addition, the connectivity and interface of the future Riverwalk extension, reuse of the Rumbaugh Creek stone arch bridge and new pedestrian bridge over the San Juan River are being flushed out as well. An RFP for construction services will be drafted and advertised soon. 2017 LPEA 3-PHASE LINE AND POLE REPLACEMENT LPEA is planning a 3-phase line and pole replacement project on Put Hill in 2017. This line is the main feeder to the Mill Creek Road substation from the west. The proposed project would replace poles and lines between Pike Drive east to 10th Street. The current line was originally installed many years ago and currently exists under a prescriptive easement, however, the current line alignment encroaches into the developable portion of a number of properties along this route, as the alignment is not within the typical boundary line utility easement areas that new utilities are placed within. The Planning Department is working with LPEA staff to see what opportunities may exist to realign this section to a more appropriate utility easement location, benefiting numerous properties ability to better utilize their land. This will require all property owners to participate along straight alignments and to pay for service line extensions to the new alignment. This project was a last-minute inclusion in the LPEA 2017 projects, thus, the Planning Department did not receive notice of the project until the engineering and design work was completed. The Planning Department received the project notice from LPEA’s environmental consultant on Oct 16, 2016 and we provided a response on October 17, 2016 identifying the current prescriptive easement alignment concerns. At this time, due to the expense of completed design and engineering, LPEA is only willing to look at the Goldmine Drive property power-line alignment. With that said, this line replacement will provide greater electrical capacity for Downtown and we appreciate the LPEA proposed improvement to better serve the Downtown district and eastern portions of Town and County properties. James Dickhoff has met with LPEA to discuss how we can be provided the opportunity to comment on future projects prior to the design and engineering phase of projects. EAST WELCOME TO PAGOSA SIGN We have experience some damage to the east sign due to winter snow plowing of the very wet and heavy snow we’ve experienced this winter. Staff has received a cost for a fix from Schlosser signs and will work with the Town Manager on funding the proposed $4,000 solution. 2016-2017 DEVELOPMENT ACTIVITY In addition to the many development projects recently approved and those that are now underway, our office continues to experience a high volume of inquiries for developments. 2016 was the busiest development season since late 2007. We are expecting a substantial increase in development activity next year, and those in the local design and engineering professions are expressing the same level of interest and activity.




VII. Reports and Comments: B. Planning Commission

Time for Planning Commission Open Discussion, Ideas and Comments.

VII. Reports and Comments: C. Upcoming Scheduled Town Meetings.

a.

Planning Commission Meetings: ~ Tuesday, March 28, 2017 at 5:30PM in Town Hall, Regular Meeting ~ Tuesday, April 11, 2017 at 5:30PM in Town Hall, Regular Meeting

b.

Comprehensive Plan Update and Other Public Meetings:

~ Wednesday, April 5, 2017 at 5:30 pm Town to Pagosa Lakes Trail Public Meeting at Community Center ~ Tuesday, April 18, 2017 at 5 - 7pm in the Community Center.

c.

Historic Preservation Board meetings:

~ Wednesday, March 22, 2017 at 5:30PM in Town Hall ~ Wednesday, April 12, 2017 at 5:30PM in Town Hall

d.

Town Council Meetings:

~ Thursday, March 23, 2016 at 5:00PM in Town Hall ~ Tuesday, April 4 2017 at 5:00PM in Town Hall

e.

Parks and Recreation Board Meeting:

~ Tuesday, April, 2017 at 5:30PM in the Ross Aragon Community Center ~ Tuesday, March 14, 2017 at 5:30PM in the Ross Aragon Community Center

e.

Pagosa Springs Area Tourism Board

~ Tuesday, March 14, 2017 at 4-6PM in the Visitors Center ~ Tuesday, April 11, 2017 at 4-6PM in the Visitors Center

Planning Commission, Board of Adjustments & Design Review Board Regular Scheduled Meeting Minutes

Tuesday, February 28, 2017 at 5:30 p.m. Town Hall, Council Chambers, 551 Hot Springs Boulevard, Pagosa Springs, Colorado 81147

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I. Call to order / Roll Call: Commission Chair Adams called the meeting to order at 5:37PM. Present

were Commissioner Giles, Commissioner Hurley, Commissioner Frederick and Commissioner Parker by phone. Also present were Planning Director James Dickhoff.

II. Announcements: Town Planner asked for approval of Commissioner Parker to participate by phone and allow Commissioner Frederick to have voting privileges due to Commissioner Jackson’s absence. Commissioner Giles moved to approve Commissioner Parker participate by phone, Commissioner Hurley seconded, unanimously approved. Commissioner Giles moved to allow voting privilege for alternate member Commissioner Frederick, Commissioner Hurley seconded, unanimously approved.

III. Approval of Minutes

A. Approval of the February 14, 2017 Planning Commission meeting minutes: Commissioner Giles moved to approve the minutes, Commissioner Parker seconded, unanimously approved.

IV. Public Comment

A. Opportunity for the public to provide comments and to address the Planning Commission on items not on the Agenda: None

V. Design Review Board: None VI. Planning Commission

1) Re-Zoning Application for the Enclave Townhome Development located on Timberline Drive in Aspen Village. Public Hearing / Quasi-Judicial Matter: The Enclave Townhome development had received original approval for the development under a Planned Unit Development (PUD) Agreement on November 1, 2005. This agreement allowed 12 dwelling units per acre as an overlay in the originally zoned D-4 West Corridor Business District. The entire site is 4.03 acres with the original plan to build 48 dwelling units. Prior to the economic downturn, two buildings with 5 dwelling units each (10 units total) were constructed, and all underground infrastructure was installed on the entire 4 plus acre site to accommodate build out. The completed portions of the development were constructed in compliance with the PUD. On February 2, 2017, the Planning Department received a completed application requesting the re-zoning of the Enclave Townhomes Development property from residential medium density (R-12) to residential high density (R-22), and as suggested by the developer, an additional 17 dwelling units to the previously approved 38 dwelling units for a total of 55 dwelling units with unit sizes ranging between 1250 sq ft and 1350 sq ft in size, plus a two car, 640 sq ft garage. Mr. Emil Wanatka, Manager Aspen Village Ventures, LLC in Durango said this area supports high density housing and the infrastructure is in place to support the increased density. He said the shortage in affordable housing makes this the time to build the homes to support the shortage. He said the building price is $144 per square foot not including land or builders fee, but will need to reduce the cost by spreading the land cost over more units and an efficient floor plan. Phase one of the development is already complete, the remaining 3 acre parcel not yet developed is for consideration for the new zoning

request. The developer will have to return to the Planning Commission for major design review approval and new development improvement agreement. The request by the developer is to rezone the remaining 3 acres from R-12 to R-22 as approved by Town Council Ordinance 853 at the February 23, 2017 meeting. Staff reviewed the six approval criteria required for re-zoning (promote the public health, safety, and general welfare; consistent with the Comp plan and LUDC; consistent with state purpose, facilities and services are available and adequate; not likely to result in significant adverse impacts on the natural environment; and not likely to result in significant adverse impacts on other property in the vicinity) and staff believes the re-zoning application complies with all six approval criteria. Mr. Gary Hall asked about a guarantee to not have an apartment building next door to his Enclave unit. He is in support of townhomes but not apartments. Town Planner Dickhoff said there could be an apartment complex as an allowable use. Mr. Wanatka said he can’t provide a guarantee that there would not be apartments built on the land. He said they are now revisiting the development and are not sure of the new design. Mr. Lindon Anthony said the area where the Walmart is now was supposed to be small boutiques and restaurants. He said none of the original promises are being kept. Mr. Rusty Bevins said he was in support of the regulations as currently zoned, but has concerns with the upkeep of the new development and the type of clientele the lower income will attract. Ms. Debbie Newman said this could be a solution to an economic crisis. She said the footprint will keep the greenspace, she doesn’t want apartments but agrees with Townhomes. Commissioner Giles said the area is zoned to be built up and the area could cater to certain clientele. Commissioner Frederick said this is the wrong location for apartments and any approval would include townhome only, also he said screening and buffering on the east and south side of the development should be required. Commissioner Adams said with the housing needs this type of density issues will continue to come up. He said the Three Springs development in Durango is a great community with all sorts of different types of housing. Commissioner Giles moved to approve a recommendation to Town Council to approve the re-zoning of the Enclave Townhome development from residential medium density to residential high density with the following contingency the limitation of townhomes or single family homes only and redesigned southern and eastern boundaries with additional landscaping for buffering, Commissioner Frederick seconded, unanimously approved.

VII. Public Comment

A. Opportunity for the public to provide comments and to address the Planning Commission on items not on the agenda: None

VIII. Reports and Comments

A. Staff Report: The Adobe building insurance settlement was received but the property owners association is planning to rebid the cleanup due to the high cost of asbestos mitigation. The asbestos concern could prohibit salvaging any historic block the HPB had hoped to collect. The Mural on Main Street artwork is contracted with Beto Palma, the new artwork should be installed prior to Memorial Day weekend. The housing needs assessment by EPS has begun and is expected to be completed at the end of June. A smart growth America workshop will be held May 24th and 25th to the public. The results of the technical grant will be incorporated into the final comprehensive plan. Public meetings are scheduled for the comprehensive plan update including parks and recreation, trails master plan, and additional topics. PAWSD is moving forward with plans to move the 1st Street water filling station to the County Fair Grounds. The Rumbaugh Creek Bridge bids came in higher than budgeted, staff is researching additional options. The Water Works facility grant contract has been accepted. The committee has been discussing the potential redevelopment of the property including connectivity to the future Riverwalk, pedestrian bridge and Stone Arch Bridge. LPEA is planning a 3-phase line and pole replacement project on Putt Hill in 2017. This line is

the main feeder to the Mill Creek Road substation from the west. The proposed project would replace poles and lines between Pike Drive east to 10th Street.

B. Planning Commission Comments, Ideas and Discussion: C. Upcoming Town Meetings: March 14th and 28th X. Adjournment: Upon motion duly made, the meeting adjourned at 8:00 pm. ___________________________ James Dickhoff, Planning Director

Residential Design Guidelines Community Comparison

Pagosa Springs: No residential design guidelines Durango: Chapter 2: General Design Guidelines for Established Neighborhoods 1. Architectural Character Diversity in architectural design is a part of the heritage of the established neighborhoods in Durango. Important to note is the majority of buildings, although diverse in design, are compatible with their neighbors; they share fundamental relationships of building mass and scale, orientation and setback. In the EN-1 and EN-2 established neighborhoods where many buildings are more than a hundred years old, a variety in forms, materials and details reflect this diversity. The same holds true in the EN-3, EN-4 and EN-5 established neighborhoods, where many buildings are more recent; they also reflect changing approaches to style, building form and site planning. It is the intent to promote new designs and additions that are compatible with the traditional character of these neighborhoods, while also accommodating diversity in design. New, creative designs therefore are encouraged, when they also respect basic development patterns of these neighborhoods. Guideline: a. Creative new designs that are compatible with the design traditions of the established neighborhoods are encouraged. • It is not the intent of these guidelines to require that new buildings copy older building styles. Therefore, use traditional building forms and broader similarities of design in order to be compatible with existing buildings in the area that reflect the traditional context. • In the EN-1 and EN-2 neighborhoods using traditional materials in creative new ways also is encouraged. Consider using new detailing techniques to differentiate new construction from old while also maintaining a sense of compatibility. 2. Front Entry Most buildings in the established neighborhoods are oriented to the street. The front wall plane of the building includes a front entry that is visible from the street. In the EN-1 and EN-2 neighborhoods the majority of front entries are composed of a front door that is sheltered by a porch. In the EN-3, EN-4 and EN-5 neighborhoods the front entry can be seen in a variety of arrangements that include: a stoop with a projecting eave, a cantilevered element below the eave, with or without columns, and a one-story recessed entry with a stoop. A primary entry that is clearly visible from the street helps to establish a sense of scale and also helps to convey a sense of connection with the neighborhood. This tradition should be continued. Guideline: a. Clearly identify the front entry to a primary structure. • Aligning the entry to be parallel with the front property line is generally preferred. In the EN-4 and EN-5 neighborhoods where street layouts are curvilinear and parcels are irregularly shaped, however, this orientation may not be as important.

• When an entry will not face the street directly, it should be clearly defined with a walkway and other design elements that help to define its location. For example, in the EN-1 and EN-2 neighborhood, when a door is positioned perpendicular to the street it is still visible and is typically defined by a porch. 3. Building Form A traditional structure’s primary building form is a rectangular volume. This form is generally preferred in the established neighborhoods. In the EN-1 and EN-2 neighborhoods many building forms are rectangular, with the narrower side facing the street. In the EN-4 and EN-5, the broader side often faces the street. In the EN-3 neighborhood both examples are found. These traditions should be continued. However, some variations in building form can still be compatible where the overall mass and scale is similar to that of traditional structures in the neighborhood. Guideline: a. Using building forms that are similar to those seen traditionally in the neighborhood is encouraged. • Using a simple rectangular form, or a combination of them, is encouraged. • Greater variety in form is more appropriate in areas that are less visible, such as behind a primary structure, or when a building is located on a larger lot. • Variation in building form is an appropriate response to special site conditions. For example, “jogging” a building around an existing tree that merits protection, or stepping the form down a sloped site would be appropriate 4. Roof Form Gable roofs predominate in the established neighborhoods. Hip and shed forms also are seen, and some flat roofs are traditional. Typically, roof slopes in an individual neighborhood are relatively similar, and this feature should be continued. In some cases, variation in roof form helps to give a sense of scale to a building. When a roof is divided into smaller segments, with an intersection ridge or a change in ridge line, the effect is to reduce the mass of the building. In some cases, variation occurs along the eave line, where an extension or gable element provides variety. Using roof forms that are similar to those seen traditionally will help a building fit in with the neighborhood context. However, some variety in roof form can still be compatible where the overall mass and scale is similar to that of traditional structures in the neighborhood. It is the intent to encourage roof forms that are compatible with the neighborhood context, while accommodating new design approaches that also respect the neighborhood context. Guideline: a. Using roof forms that are similar to those seen traditionally in the neighborhood is encouraged. • Use sloped roof forms in the EN-1 and EN-2 neighborhoods; these include gable and hip types. • Other roof forms in the EN-3, EN-4 and EN-5 neighborhoods that help to reduce the perceived scale of buildings are also appropriate. • Flat roofs may be appropriate in the neighborhood when the overall mass and scale is compatible with the neighborhood context. b. The roof pitch of a new building should appear similar to that seen traditionally in the neighborhood. • In the EN-1 and EN-2 neighborhoods, for example, the slope is comparatively steep, while in EN-3, EN-4 and EN-5 neighborhoods, the slope is more shallow. These traditions should be respected.

• A proposal that would be allowed an increase in building height, floor area or lot coverage in the EN-1 and EN-2 neighborhoods should especially consider a roof slope that is relatively steep. c. Use variations in eave lines where they are a part of the context. • For example, in the EN-3, EN-4 and EN-5 neighborhood eave lines are often broken with a jog in an overhang or with a small gable element. This breaks up the perceived width of the building front, even when the facade plane itself is of a greater length. 5. Building Height Traditionally, most residential structures in the established neighborhoods were one, one-and-a-half and two stories in height. Full two-story buildings were typically located on larger lots in the EN-1 and EN-2 neighborhoods with significant side yard setbacks. A few two-and-a-half story buildings did exist in the EN-1 neighborhood, but the upper floor typically was tucked into the roof and they were also located on larger lots. It is the intent to discourage construction of full three-story buildings in the established neighborhoods and instead promote buildings that are within the typical height ranges seen traditionally. A key objective is to reduce the perceived scale of new buildings, while accommodating some increase in actual building heights above those seen traditionally in these neighborhoods. This is generally achieved by keeping the height of the building wall relatively low. In some areas including a floor in a sloping roof form is a technique that reduces building height while still providing functional space. That technique is encouraged, especially in areas where a one, one-and-a-half and two-story building height is typical. Guidelines: a. Minimize the visual impacts of taller buildings on adjacent properties • Step down the height of a building near adjacent properties. • Divide the mass into modules that appear smaller in scale. • Use changes in wall plane and building materials to help reduce visual impacts of height. b. Separate taller buildings from adjacent properties with greater side yard setbacks. • Traditionally, taller buildings have occurred on larger lots, where larger side yard setbacks can be used to separate the building mass from adjacent properties. This tradition should continue. When planning a full two-story building, for example, provide larger side yard setbacks. • Minimize the shading effect that a taller mass has on a property. For example, if a large shadow will be cast on an adjacent property, consider stepping the building height down to the adjacent property or consider moving the added height to a portion of the building where it will have less of an impact. c. Consider incorporating a second floor within the roof form. • This building type, termed a “one-and-a-half story” helps to reduce perceived building mass while providing a substantial amount of floor area on the upper level. • Minimize the perceived building mass by incorporating additional floor area under the roof. d. In limited cases, a taller portion of building may be considered. • Maximum building heights are defined in the zoning standards. However, some exceptions may be considered by the Established Neighborhoods Design Review Board when it can be demonstrated that the overall intent of being compatible in scale as defined in these guidelines will be maintained.

• A taller portion on a building may be considered on a large lot, where the building is substantially separated from its neighbors and the additional height will not negatively impact views, solar access and privacy. • Increased height may be considered where a site slopes and the building form should normally terrace down with the topography, but, a taller wall may be acceptable if it will not be visible from the public way or impact adjacent properties. • Increased height may be considered for a portion of a building, such as one wing, a tower (see guideline 6.) or an upper floor that is smaller in footprint than that below it. 6. Tower, Turret or Cupola Element Architectural elements such as towers, turrets or cupolas are traditional features in some of the Established Neighborhoods. These features can help break up the volume of a building’s mass. These may be permitted on larger buildings where they do not negatively impact adjacent properties. The intent is to provide some flexibility for alternative compliance for height limits where the resulting design appears compatible in scale with the neighborhood context. Guideline: a. An architectural feature that projects above the base building height may be considered when it is compatible with the context. • Locate a tall building element, such as a tower, turret or cupola, so that it will help to break up the overall mass of a building while minimizing impacts on neighbors. • Frame taller elements with one-story building elements or locate them in the center of the roof. • The maximum height limit of these elements may be exceeded if they do not negatively affect neighboring properties. 7. One-Story Element Including a one-story element at the front of a taller building will help to reduce its perceived mass. Traditionally, in the EN-1 and EN-2 neighborhoods a one-story porch served this function on many buildings. In the EN-3, EN-4 and EN-5 neighborhoods a variety of one-story elements can be seen, including a front porch. Guideline: a. Incorporate a one-story element at the front of a building to reduce the building’s perceived mass as seen from the street. • This could be a porch or enclosed building space. • A building inset in some cases can also help to reduce the perceived mass. This can be achieved by varying wall planes, limiting the height of the opening to one-story, and sizing it similar to a traditional porch element. • In some cases, a one-story element in front may not be necessary. If, for example, the overall building height is only one and one half stories, and the building appears in scale with its neighbors, then this requirement may be waived by staff review. • See also section 13. Front Yard Setbacks.

8. Mass and Scale Traditionally, larger buildings in the established neighborhoods were designed to appear to be divided into smaller components. Many have a single central mass, with small volumes attached. Others have variations in wall surfaces that contribute to this effect. This tradition should be continued. Guideline: a. Construct a new building or any addition to appear similar in mass and scale to traditional residences seen in the neighborhood. • On larger structures, subdivide the mass into smaller “modules” that are similar in size to single family residences seen in the neighborhood. 9. Front Wall Plane Traditionally, the front wall plane of the house in the EN-1 and EN-2 Districts ranged between 12 and 16 feet in width. In some cases, the wall plane was as much as 24 and 30 feet in width, although this condition was primarily found on one and two-story hipped roof buildings. In the EN-3, EN-4 and EN-5 neighborhoods, the front wall plane traditionally ranged from 30 feet to 40 feet in width on one-story low pitched gable buildings. Several examples extended to 50 feet. In these neighborhoods, the side of the gable typically ran parallel with the street. New buildings should follow this tradition. Guideline: a. Reduce the perceived mass of a building by keeping the front wall plane in scale with those seen traditionally. • Typically, the front wall plane should not exceed 24 feet in width on one and one-and-a-half story buildings or 16 feet in width on two story buildings in the EN-1 and EN-2 neighborhoods; after that, a setback in plane should occur. In some cases, a lesser setback may be sufficient to be effective. Sometimes, a reduced setback, used in conjunction with a change in materials, will achieve the objective. • If a front wall plane is only one-story in height, the variation in setback is less critical. • Where it is demonstrated that the overall mass and scale of a building will be compatible with its context, staff may increase the length of the wall plane that is permitted, or may reduce the amount of the jog in wall segments that is required when the overall intent of these guidelines is met. 10. Side Wall Plane The overall size of side walls of a building, those that are parallel to side property lines, are key considerations in maintaining a traditional scale in the established neighborhoods. This includes consideration of the length and height of an individual wall plane. Side walls that are lower in height, and that appear to be within the lengths of those used traditionally in the area, are preferred. It is the intent to use limits on wall plane length to break up the perceived mass of a building and establish a sense of scale. Traditionally, the length of the side wall plane of the house in the EN-1 and EN-2 neighborhoods ranged between 24 and 30 feet. In the EN-3, EN-4 and EN-5 neighborhoods the length of the side wall was dependent of the building volume orientation. Guideline: a. The side walls of a building should appear similar in scale to those seen traditionally in the neighborhood. • In general, a side wall should not exceed 30 feet in length. If a wall is to be longer than this, provide a setback in the wall plane and/or change in height. • A change in materials or a one-story element may also help to reduce the perceived scale.

• Where a side wall is only one story, then the length may be extended to 40 feet, after which a jog in the side wall should be provided. • Where it is demonstrated that the overall mass and scale of a building will be compatible with its neighborhood context, staff may increase the length of the wall plane that is permitted, or may reduce the amount of the jog in wall segments that is required when the overall intent of these guidelines is met. • Other attachments, such as bay windows and chimneys, can help to break up the mass of a large side wall as well. • See also section 14. Side Yard Setbacks. 11. Windows Windows traditionally give scale to buildings and provide visual interest to the building planes in the established neighborhoods. Consider how the location of windows along front and side wall planes can affect the perceived scale of a building from the street and the privacy of neighboring properties. Guideline: a. Windows should be in scale and be placed in a similar solid-to-void relationship as traditional buildings. • Consider placing windows in a similar arrangement as those seen traditionally in the neighborhood. • Large expanses of glass are discouraged on the front wall plane. • Divide large glass surfaces (picture windows) into smaller windows to reduce their perceived scale. • Double-hung windows are preferred in the EN-1 and EN-2 neighborhoods. b. Arrange windows in side walls to minimize impacts on adjacent properties, when feasible. • When feasible locate new windows away from those on neighboring properties; for example, avoid locating them directly opposite your neighbor’s window. • Consider how the location of windows alongside walls can affect the perceived scale of a building and may affect neighboring properties. 12. Dormers Dormers appear in some buildings in the established neighborhoods as a means of providing light and air to upper floors. They are encouraged because they help to reduce the overall mass of a building. At the same time, a dormer should be in proportion, such that it does not overwhelm the building as seen from adjacent properties. Guideline: a. Dormers shall be in scale with those used traditionally in the neighborhood. • The dormer window to wall proportions should be similar to those found traditionally in the neighborhood. • Consider the size and position of windows in a dormer with respect to its impacts on adjacent properties’ privacy. 13. Front Yard Setbacks It is generally preferred that a new building be in line with adjacent ones to maintain a consistent character to front yards. Where there is a uniform alignment, a new building should match the existing buildings on a block. In other cases, where there is a narrow range of variation in setbacks, then a new building may fit within that established range. There are some cases where exceptions to the setback requirements may be appropriate. For example, it may be better to have a greater setback on a new building where this

would maintain a sense of open space for adjacent properties in the front of the lot and to maintain solar access. Another exception would be the addition of a new front porch on an existing building in any of the established neighborhoods. The addition of a one-story element on an existing building in the EN-4 and EN-5 neighborhood may also be acceptable. In such cases, a different means of complying with the standard may be approved; in making this determination, the overall mass and scale of the building and how it will be perceived from adjacent properties should be considered. Comments from adjacent property owners should be taken into consideration in these situations. Guidelines: a. When constructing a new building, locate it to fit within the range of yard dimensions seen on the block. • Provide a front yard similar in depth to its neighbors. (See Section 10 -1-2 of the Land Use and Development Code.) b. When feasible, place a building where it has less impact on the solar access to adjacent properties. • For example, if the building lot is oriented east and west, consider placing the new building closer to the south property line in order to provide more sun to the northern neighbor. • In most neighborhoods, it is inappropriate to construct the primary building at the back of the lot to allow for solar access. The exception may be in the EN-1 and EN-2 neighborhoods where the lot is less than 25 feet wide and the new building appears in mass and scale to be an accessory unit located off the alley. c. Porches and one-story elements may encroach in the front yard setback if it reduces the mass and scale of the existing building. • The porch or one-story element should reflect the size of traditional porches seen throughout the established neighborhoods 14. Side Yard Setbacks Where the height of a side wall is to be greater than that of adjacent houses, consider increasing the side yard setback when feasible. There may be a case where an exception to the setback requirement may be appropriate. The impact on the adjacent property should be considered. Guideline: a. Provide a greater setback when the height of the new side wall is greater than a neighboring building. • Consider light, air, privacy and snow shedding issues. • For example, if the building lot is oriented east and west, consider placing the new building closer to the south property line in order to provide more sun to the northern neighbor. b. Encroachments in the side yard setback should be minimized. • If an encroachment is necessary, the building should step-down in height near adjacent properties. • Also, consider light, air and privacy issues. 15. Rear Yard Setbacks Backyard open space is a predominate site feature in the established neighborhoods and should be retained. Accessory or secondary structures were historically located at the rear of the property with a

large open space between the structures. There may be a case where an exception to the rear yard setback requirement may be appropriate. The impact on the adjacent property should be considered. Guideline: a. Maintain the backyard open space traditionally found in the neighborhood. • If a new building or addition needs to encroach on the rear yard because it is located on a small lot or in order to preserve a historic building, the portion of the new building that is encroaching on the rear yard should not exceed one-story. Leave as much backyard open space as feasible. • This is particularly important in areas where there is a visual continuity of back yard open space. b. If a secondary building needs to encroach on the backyard due to a sloped site condition at the rear of the property, it may be appropriate for the building to have increased side yard setbacks. • Larger secondary structures should meet the primary building side yard setbacks. • See also section 19. Accessory Structures. 16. Small Lots Lots less than 3000 square feet (SF) are found in several neighborhoods. Building on these lots is appropriate as long as the proposed building reflects a similar character to other buildings found in the neighborhood. Rear yard setbacks may be relaxed for these properties as well. Guideline: a. Where lots are smaller than 3000 SF consider using a similar mass and scale of buildings found traditionally in the neighborhood. • If feasible, use the standards set for the smallest lots in the EN-1 and EN-2 neighborhoods. • If the building square footage using the standards results in a building less than 1200 SF, consider adding additional SF below grade and potentially allowing a raised foundation to allow more light and air into the proposed building. 17. Building Materials Use traditional building materials that reflect the building scale found in the neighborhood. Newer materials can also reflect the traditional scale as well and may be appropriate. Guideline: a. Use building materials that contribute to the traditional sense of scale on the block. • Materials that are made of components that convey a sense of scale are preferred. Examples are lap siding (of wood or synthetic materials), brick and stone. Stucco and plaster, when detailed with scoring joints, changes in surface and other devices, also can convey a sense of scale that is in keeping with traditions. b. Use building materials to reduce the perceived scale of a building. • In some cases, a change in building materials along a wall surface can help to reduce the perceived scale of the building. 18. Parking Traditionally, on-site parking has been a subordinate element to the visual setting in EN-1 and EN-2 neighborhoods. For example, parking is primarily accessed off of an alley. Few properties have driveways accessed from the street or parking in the front setback. This should be continued where feasible. In the

EN-3 neighborhood a variety of parking configurations are provided. Parking is located in the front as well as to the rear of the lot off an alley. In either case, it is the intent of the Guidelines to minimize the visual impacts of automobiles on site. Therefore, locating parking off the alley is preferred. In the EN-4 and EN-5 neighborhoods that developed in the middle of the Twentieth Century, parking was provided in garages that were incorporated in the primary structure and were accessed by a driveway from the street. Even so, the amount of front wall area used for the garage door was relatively small in proportion to the overall area of the front building wall. It is the intent to minimize the visual impacts of automobiles on site while also accommodating them. Guideline: a. Minimize the visual impacts of parking on a site. • On corner, lots consider using the side wall for the garage door in the EN-3, EN-4 and EN-5 neighborhoods. • Garage doors should remain subordinate to the front wall plane in the EN-3, EN-4 and EN-5 neighborhoods. • To minimize the visual impact of the garage, utilize a pair of single doors or utilize offsets in the wall plane. • Consider using a detached building placed at the rear of the lot for a garage in any neighborhood. This is the preferred approach in the EN-1, EN-2 and EN-3 established neighborhoods. 19. Accessory Structures Traditionally, accessory structures such as sheds and garages, were subordinate in scale and character to the primary building and were located at the rear of the lot. They were typically simple shed and gable roof forms. Using an accessory structure to accommodate parking and storage is encouraged, because doing so will help to reduce the perception of the overall mass of building on the site. Guideline: a. Locate an accessory structure to the rear of the lot. • Locate an accessory structure at the rear of the lot and off the alley when feasible. b. In general, an accessory building should appear subordinate in scale to the primary structure on the lot. • There are exceptions, however, where doing so is not practical. For example, in a case where the existing house is small and of historic significance, providing more floor area in an accessory structure may help to minimize the size of a potential addition to the main structure. c. In general, an accessory building should be in character with the primary building and other accessory buildings traditionally seen in the neighborhood. 20. Landscape Preserving significant landscape and maintaining a sense of lawn in the front setback are objectives. In general, a minimum of 60-70% of the required front setback area should be plant material. This may include grasses, ground covers, shrubs, trees and other vegetation. Guideline: a. The use of a traditional lawn is encouraged. • However, alternative plant materials that are drought tolerant and non-invasive may also be considered.

b. Preserve existing significant trees to the extent feasible. • Provide a greater setback or a jog in the wall plane or other measure that could save a significant mature tree that contributes to the tree canopy in the neighborhood. c. Maintain a high percentage of landscaping in the front yard. • A reduction may be appropriate under the following conditions: - If steep slopes require more rock retaining walls. - If an existing building is being preserved that has a setback that is less than the neighborhood pattern. - If a lot is very small (less than the standard lot size). c. Maintain a high percentage of landscaping in the front yard. • A reduction may be appropriate under the following conditions: - If steep slopes require more rock retaining walls. - If an existing building is being preserved that has a setback that is less than the neighborhood pattern. - If a lot is very small (less than the standard lot size). 21. Steep Slopes Areas with steep slopes are found in the Established Neighborhoods, and should be treated with care. It is the intent to minimize impacts on the site itself as well as visual impacts of development as seen from the public way. Locating a building such that it interrupts the natural ridge line, for example should be avoided. Similarly, creating large areas of cut and fill that change the appearance of a steep slope is to be avoided. Where a site has a slope that is 25% or more, work should be planned to protect the assets of the existing topography and minimize the impact on neighboring properties. Minimizing the disturbance to established vegetative materials and the amount of erosion that can occur throughout the life of the building project are objectives as well. Guidelines: a. Respect the natural topography. • Limit building on steep slopes when feasible. • If you must build on a sloped site, step the building foundation and structure with the slope. • Reduce the size of the building to minimize the impact on the slope. b. When feasible, locate a building on the flat part of the site and off of the slope. • Flexibility in required setbacks may be considered in order to avoid altering steep sloped areas. c. Locate a driveway where it least disrupts the site on a steep slope. • For example, locate a garage toward the front of the site so a long drive to the rear, which may require extensive cut and fill, is avoided. • Design a drive so as not to cause excessive erosion. d. Minimize impacts on neighboring properties. • There should not be any site alterations that exceed a one foot elevation change within one foot of any property line. e. Retaining walls should minimize the impacts of cut and fill on a site on steep slopes. • A retaining wall should blend with the natural features of the area as stated in the code.

• An increase in retaining wall height may be allowed if the proposed design minimizes the cut and fill impacts and enhances the existing landscape. 22. Duplex In neighborhoods where duplexes or two separate single-family units on a parcel are allowed, consider reflecting the traditional site configuration of single family lots on adjacent properties. For example, each unit may occupy a separate structure, although one should appear as the primary dwelling and one should appear as an accessory structure. Also, consider the mass and scale of the buildings as well. Allow for two primary buildings on through lots. Guidelines: a. On traditional lots, consider locating a primary building in the front that faces the street with a detached secondary dwelling unit to the rear of the lot. • In this case, each structure can accommodate a building unit, although the secondary unit should remain subordinate and meet accessory structure guidelines and zoning dimensional requirements. Providing two units breaks up the overall building volume on the site and promotes neighborhood compatibility. b. On through lots consider locating two primary buildings on the site. • In this case, each structure can accommodate a building unit that provides a primary building front to each block face it addresses. Providing two units breaks up the overall building volume on the site and promotes neighborhood compatibility. • Each primary building should meet all of the guidelines and zoning dimensional requirements for that established neighborhood. (i.e., front wall plane, window, mass and scale, building entry and one-story elements). • Each front wall plane should meet the front yard setback for the block face it addresses. • A central backyard open space should be retained on the site. 23. Decks Generally, there are three types of decks: decks at grade, second-story decks and roof decks. Care should be taken with their design to make them fit into the traditional character of the neighborhood. Consider privacy impacts on neighboring properties. That is, locate a deck such that it will not infringe on the privacy of adjacent properties, to the extent feasible. Guideline: a. Minimize the appearance of any deck. • Decks should be subordinate in terms of scale and detailing. • Locate a deck to the rear of the building. • Whenever possible, upper-story decks should be incorporated into the roof and mass of the building. • Roof decks are discouraged. • In some cases, a small raised deck may be appropriate on the side of the building if it does not impact neighboring properties. 24. Ridge The ridge length of a building, is a key consideration in maintaining a traditional scale in the established neighborhoods. Ridge lengths that appear to be within the dimensions of those used traditionally in the area are preferred.

Guideline: a. The ridge length of a building should appear similar in scale to those seen traditionally in the neighborhood. • In general, a ridge length should meet the standards. In some cases, certain conditions may allow for a longer ridge. For example, an intersecting ridge may exceed the length. This may be allowed if the overall impact of the mass and scale on neighboring properties is not an issue. 25. Lot Coverage Traditionally, the footprints of all structures on a site occupied a relatively small percentage of the total land area. This resulted in substantial front and rear yards. This traditional relationship should be maintained. There may be occasions, however, when an increased lot coverage may result in a compatible design. For example, when a new building is kept to a one-story height, then extending the lot coverage may be appropriate because the overall mass of the project may remain relatively low. In general, an increase in both lot coverage and floor area ratio should not occur, because this will generally result in a larger mass than would be compatible with the neighborhood context. Guideline: a. Maintain the traditional percentage of lot coverage. • This is particularly important in areas where there is a visual continuity of back yard open space. b. An increase in lot coverage, above the maximum permitted in the zoning dimensional standards, may be considered on small lots when the overall design will be compatible with the context. • An increase in lot coverage may be considered when a historic building is to be preserved. • An increase also may be considered when the overall mass of a building will remain low in scale. Frisco: New structures should be compatible with existing structures, their surroundings and with Frisco’s “small mountain town” character whenever possible. The existing land forms and historic structures on a site should be preserved on-site whenever possible and reinforced by development rather than destroyed or replaced by it. It is not inferred that buildings must look like the existing structures to be compatible. Compatibility can be achieved through proper use of scale, mass, design, proportions, inflection, site planning, landscaping, materials, and colors. Development should be designed in a manner compatible to the “small mountain town” character of Frisco, and in no instance, should development be based on a theme or design character representative of environments or locations other than those generally found in Frisco’s mountain community. This would prohibit designs that are based on Southwestern Adobe, Colonial, Contemporary Suburban, or other designs not generally found in Frisco. Examples of “small mountain town” character include: • Variation in wall planes • Variation in roof lines and roof forms • Grouping of elements to provide balanced façade composition (e.g., windows) • Projecting elements (e.g., decks, bay windows, street facing architectural elements, etc.) Building Mass: Bulk Plane

Buildings should be designed with elements that relieve the feeling of mass where the smaller building elements are located near the street, and the larger building elements are stepped back further away from the street. Buildings should also incorporate architectural details and elements which provide a human scale to the façade and enhance the walking experience in the neighborhood to preserve Frisco’s small mountain town character. Building Mass: Wall Plane Variation Buildings should be designed to provide visual relief and breaks in exterior walls to eliminate the feeling of mass. Changes in building façade plane can be either an indention or projection from the primary geometric plane or building form. Roof Elements Roof elements, including materials and colors, should be of a design that is compatible or complementary to the historic or contributing roofs found in Frisco. Roof designs should provide pitched roof elements, facades with pitched elements, vertical parapets, or provide visual relief and breaks in ridge lines, flat roofs, and large expanses of sloped roof planes. Materials Buildings should be designed in a manner and constructed of materials that are compatible and complementary to the existing historic and surrounding buildings in the area. Building design should provide a mixture of exterior façade materials and natural colors that will blend with the aesthetic, environmental, and climatic conditions found in Frisco such as wood, stone, or brick. Animating Features, Projecting Elements and Architectural Detailing Development should provide a variety of architectural elements that “animate” the building and are features generally found within the Frisco community that help define the appropriate design character for Frisco. Providing animating features, projecting elements and architectural detailing will further preserve and strengthen the small mountain character of Frisco. Color Building colors should be used that are compatible with the existing neighborhood characteristics and that reflect the natural setting in which Frisco is located. Exterior wall colors should be compatible with the site and surrounding buildings. Natural colors (earth tones found within the Frisco area) and stains on wood should be utilized. Darker colors are recommended for roofs. Screening: Landscape Elements and Mechanical Equipment

• Development standards in the Summit Boulevard Corridor Overlay District and Main Street Overlay District have conditions for screening various elements on a property. Where a parking lot abuts any property boundary, a landscaping buffer located between the property line and the paved surface should be provided. Service areas must be screened, including loading or trash areas from any public rights of ways, or customer parking areas. All rooftop equipment must be screened so as not to be visible from public right-of-ways or adjacent properties.

C. Development Application Review and Approval. The Community Development Department shall use the information outlined in each applicable section to determine if the proposal complies with all of the requirements of the Town Code. Additional

information may be required based on staff’s initial review of the submittal. All development of land within the Town of Frisco shall require the owner, developer or lessee of such land to prepare and submit the following applications: 1. Tenant Finish/Remodel (Interior Only). All tenant finishes or interior remodels shall submit the following information. The Community Development Department staff may approve these applications and shall use the information to determine if the proposal complies with all requirements of the Town Code. Additional information may be required based on staff's initial review of the submittal.

a. Present use of the building. b. Proposed use of the building, including complete architectural floor plans. c. If additional bedrooms are being proposed, a site plan showing existing parking must be submitted for review. d. Applications for the installation of solid fuel burning devices must submit evidence that the device has been certified by the Colorado Department of Health.

2. Exterior Finish. Minor changes to the appearance of the outside of a building, including but not limited to window and door replacements, roofing or siding, or painting or repainting may be permitted with Community Development Department approval if the following are not changed: the building footprint, floor area, height, or any substantial change to the building’s appearance. Planning Commission review may be required at staff’s discretion. The following information must be submitted:

a. Present architecture (elevations), colors, material and floor plans of the building. b. Proposed architecture (elevations), colors, materials, and floor plans of the building. c. Written permission from the homeowner’s association is required for any improvements proposed on common area.

3. Small Project Applications. All commercial and residential small projects may be approved by the Community Development Department, but Planning Commission review and approval may be required at staff’s discretion. A small project is any development which disturbs 350 square feet of buildable area or land area or less. Small projects include, but are not limited to: building additions, paving for driveways and parking, flatwork or flagstone for sidewalks or patios, hot tub installations, decks sheds and other similar structures, and changes to the outside of a building that substantially change the building appearance or require structural modifications. The following information must be submitted for any small project:

a. Completed small project application form and payment of all applicable fees. b. Written permission from the homeowner’s association is required for any improvements proposed on common area. c. Three (3) full sets of architectural plans, including elevation drawings and floor plans, if applicable. d. A color and material board with proposed material and color samples, if applicable. e. One (1) site plan. Site plans shall be at a scale of no smaller than one (1) inch equals thirty (30) feet and consist of the following information:

i. Property boundaries and dimensions. ii. Setbacks from property boundaries with dimensions.

iii. Existing and proposed topography of the property shown at 2-foot contour intervals, with reference to mean sea level, prepared by a surveyor or engineer licensed in the State of Colorado, if applicable. iv. Building perimeter, including all eaves and decks, if applicable. v. Location of the driveway and parking area, if applicable. vi. Location of utilities (including sewer cleanouts and water shutoff valves), if applicable. vii. Location of top of stream bank, if applicable. viii. One-hundred-year floodplain boundary, if applicable. ix. Location of wetlands, if applicable.

4. Detached Single-Family. Development applications for detached single-family structures, additions to detached single-family structures, and/or construction of any associated accessory structures require Community Development Department staff approval after review of the following information:

a. A signed application with a completed owner's information section. b. Three (3) full sets of architectural plans, including elevation drawings and floor plans. c. Three (3) site plans. Site plans shall be at a scale of no smaller than one (1) inch equals thirty (30) feet and consist of the following information:

i. Property boundaries with dimensions. ii. Setbacks from property boundaries with dimensions. iii. Existing and proposed topography of the property shown at 2-foot contour intervals with reference to mean sea level, prepared by a surveyor or engineer licensed in the State of Colorado. iv. Building perimeter, including all eaves and decks. v. Location of the driveway and parking area. vi. Location of utilities (including sewer cleanouts and water shutoff valves). vii. Location of top of stream bank (if applicable). viii. One-hundred-year floodplain boundary (if applicable). ix. Location of wetlands (if applicable). x. Construction trailers (if applicable): the number, use, and placement of construction trailers to be used on-site. xi. Location of on-site snow storage areas.

5. Duplexes. Development applications for duplex structures, additions to duplex structures, and/or construction of any associated accessory structures require Community Development Department staff approval after review of the following information:

a. A Frisco building permit sign-off card with a completed owner's information section. b. Three (3) full sets of architectural plans, including elevation drawings and floor plans. c. Three (3) site plans. Site plans shall be at a scale of no smaller than one (1) inch equals thirty (30) feet and consist of the following information:

i. Property boundaries with dimensions. ii. Setbacks from property boundaries with dimensions. iii. Existing and proposed topography of the property shown at 2-foot contour intervals with reference to mean sea level, prepared by a surveyor or engineer licensed in the State of Colorado. iv. Building perimeter, including all eaves and decks.

v. Location of the driveway and parking area. vi. Location of on-site snow storage areas. vii. Location of utilities (including sewer cleanouts and water shutoff valves). viii. Location of top of stream bank (if applicable). ix. One-hundred-year floodplain boundary (if applicable). x. Location of wetlands (if applicable). xi. Construction trailers (if applicable): the number, use, and placement of construction trailers to be used on-site.

6. Multifamily Residential and Commercial Projects. Development applications for multifamily residential projects, commercial projects and any associated accessory structures, and modifications to multifamily residential projects and commercial projects which do not meet the small project criteria require Planning Commission approval after review of the following information:

a. Preapplication Conference. i. The applicant shall attend a preapplication conference with the planning staff for information about development application procedures and regulations. At the time of the informal consultation, should a problem arise which directly concerns another agency; it shall be the responsibility of the applicant to obtain that agency's opinion. ii. The purpose of the preapplication conference is to define the scope of the project, alert the applicant and the town to any particular circumstances concerning the proposed development and in general to provide a preliminary review of the proposed development prior to detailed project design. iii. An informal sketch shall be submitted at the preapplication conference, with a brief nonlegal description of the existing land use of the site and of the proposed land use change, including number of living units. The sketch should show total acreage, land owners, land uses, streets, highways, utilities, major physical features (including drainages) and the location of natural hazards.

b. Sketch Plans. All applications for commercial development projects, and residential development projects consisting of three or more units, shall be required to present an informal sketch plan of the development before a regularly scheduled meeting of the Planning Commission. The applicant shall notify Community Development Department staff in writing at least 14 calendar days prior to the Planning Commission meeting at which the sketch plan is desired to be presented. At that time, 10 copies of the presentation materials must be submitted. The Planning Department has two (2) business days after the sketch plan submittal to review the application to ensure that the minimum submittal requirements have been met. If the Planning Department determines that the minimum submittal requirements have not been met, then all of the materials will be returned to the applicant and the sketch plan will not be scheduled for the desired meeting. Materials to be presented in support of the development must be of sufficient nature to allow the Planning Commission and Community Development Department staff to provide informed feedback on the project. At a minimum, the applicant must submit the following information:

i. A written project description; this description shall include a clear, concise written synopsis of the proposal and how the project will meet the principles of the Master Plan, see application form;

ii. A site plan showing the location of the building(s); north arrow, streets and rights-of way, designations of areas as public or privates spaces, existing structures, easements and utility lines, wetlands, lot dimensions, and trails; iii. Existing and proposed topography; iv. Parking and traffic circulation; including non-vehicular (e.g. bike and pedestrian) access; v. Proposed landscaping. and snow storage; vi. Scaled and labeled drawings of all building elevations; vii. Samples of all colors and materials proposed; and viii. An overview of sustainability components anticipated for the project, including but not limited to day lighting, energy efficiency and east/west axis of the structure or structures.

An existing conditions plan and artist renderings, conceptual plans and sketches are strongly encouraged to be presented to help staff and the Planning Commission envision the project clearly. If necessary, the Planning Commission may require an applicant to return for additional sketch plan presentations if sufficient information is not received or if substantial changes to a proposal are recommended. The consideration of, and comment on the sketch plan by the Planning Commission does not bind the Planning Commission or Town Council to approve a preliminary plan or plat, nor does it confer on the applicant any vested rights. Notwithstanding the foregoing requirements, if an applicant has alternative conceptual site plans for the same general project that they would like to review with the Planning Commission, then the submission of the items set forth in subparts i through viii above are not required with respect to such alternative plans. At the time that the applicant makes a choice from among its alternative plans, the applicant shall make a submission for a sketch plan review by the Planning Commission that contains each of the items set forth in subparts i through viii above. At no time, shall the applicant proceed to the development application process with only having had alternative conceptual site plans reviewed by the Planning Commission.

c. Development Application Process and Content. The applicant must furnish the Community Development Department with the information listed in this subsection not less than fifty-two (52) days prior to an upcoming Planning Commission meeting. Within this time frame, the Community Development Department shall have two working days to determine if the application has the items necessary for review, based upon checklist(s) available. The applicant shall, within two working days, supply the Department with any items noted as missing from the submittal. If the necessary information has been provided within this period, the application is considered complete. If the information and materials requested are not received within sixty (60) days, the Town will consider the application withdrawn and will return all submitted materials. In order to proceed, the applicant will be required to submit a new application, including all applicable fees and materials. All complete applications will be placed on a Planning Commission agenda on a first come, first served basis. The scheduling of applications is subject to change if an application is determined to be deficient on the basis of the review contained in the preliminary staff report. Planning

Commission agendas will be determined by the Community Development Director, based on a roughly four-hour meeting length. Complete applications processed for an upcoming Planning Commission agenda will be referred to the representatives of various departments and review agencies, as appropriate. Within fifteen (15) working days, following the determination that an application is complete, the Community Development department shall compile written comments into a preliminary staff report. If, as noted in the preliminary staff report, any deficiencies in the application warrant additional work by the applicant or require further discussion by staff and the developer, or if additional information from the developer is received too late to be adequately processed and reviewed, the Community Development Director may defer sending the matter to the Planning Commission until the applicant has adequately addressed all issues, and the staff and the review agencies have adequately reviewed new information. If the information and materials requested in the preliminary staff report are not received within sixty (60) days of the date of the preliminary staff report, the Town will consider the application withdrawn and will return all submitted materials. In order to proceed, the applicant will be required to submit a new application, including all applicable fees and materials. Once all necessary information has been received and reviewed and the Department is satisfied that sufficient information has been submitted to demonstrate whether the applicable standards of the Frisco Town Code have been met, the application will be placed on the next available Planning Commission meeting. At a minimum, the following information shall be submitted and reviewed:

i. A development application form, available from the Town Hall, showing: the name and addresses of owners, street name or general location of the property, area in square feet of the property, legal description, present zoning, existing use of the property, proposed use for the property, date of submission and nature of request. ii. All application fees including payment of noticing costs and the establishment of a development review account (please see Section 180-46D.(4), Schedule of fees for publication, legal and engineering fees). iii. A vicinity sketch map showing location of the site to be developed in relation to surrounding properties. iv. Fifteen (15) copies of the site plan and other documentation with the following information displayed at a scale no less than one (1) inch equals thirty (30) feet:

1) A boundary survey, prepared by a surveyor or engineer licensed in the State of Colorado. 2) Topography at two-foot contour intervals with reference to mean sea level, prepared by a surveyor or engineer licensed in the State of Colorado. 3) Location and dimensions of all existing streets, alleys, easements, drainage areas, floodplains, floodways, wetlands, steep slopes and other significant features within or adjacent to the site. 4) Location of all existing trees with a diameter of six (6) inches or more measured one (1) foot above grade. If the site is heavily wooded, a photograph or graphic.

indication on the site plan illustrating the density of the trees will suffice. Please refer to §180-20.1 (Landscaping and Revegetation Requirements). 5) Location and size of all existing and proposed utilities within or adjacent to the site. 6) Location, dimensions and setbacks to the exterior wall of the foundation and to the outermost edge of the structure, including roof eaves, decks and other projections. 7) Traffic circulation and parking plan, including points of entrance and exit and delivery areas. 8) Non-vehicular circulation including size and type (including surface material) of pathway and points of connection. Refer to §180-20 for Access Requirements. 9) Location, type, size and height of fencing, retaining walls and screen planting where required under provisions of the Town Code. Please refer to § 180-24 (Fences, Hedges and Walls) and §180-25 (Outdoor Storage Areas). 10) All other site improvements, including but not limited to the following:

a) Snow storage area. Refer to Section 180-23, Parking and Loading Regulations for specific requirements. b) Location of dumpster enclosures. c) Location of streetlights, parking lot lighting and/or outside lighting. Refer to Section 180-20.2, Outdoor Lighting, for specific requirements. d) Location of all signs. e) Proposed open spaces with an indication as to use and ultimate ownership.

v. Architectural plans. Fifteen (15) complete sets that include the following information: 1) Floor plans with gross square footage, including a breakdown of gross floor area by use, if applicable. 2) All building elevations. 3) Building materials: type and color. 4) Dumpster enclosure plans. 5) Location, type and intensity of building illumination. 6) Roof materials: type and color.

vi. Construction trailers: The number, use and location of construction trailers to be used on site must be indicated. vii. Drainage plans [three (3) complete sets], prepared by an engineer registered in the State of Colorado, that meet the requirements set forth in §180-20E (Drainage Plans). Drainage plans shall address conditions both during and after construction. viii. Landscaping and revegetation plans [fifteen (15) complete sets] which meet the requirements set forth in §180-20.1 (Landscaping and Revegetation Requirements). ix. Three-dimensional representation. The Community Development Department, the Planning Commission or, in the case of an appeal, the Town Council, may require the applicant to prepare an accurate three-dimensional scale model, three-dimensional computer simulation or other similar graphical representation of the project. Conditions that may cause the requirement for a three-dimensional scale model, computer simulation or other similar graphical representation of the project include, but are not

limited to: the project’s location within the Central Core zoning district; the project’s location in a highly visible place; the project’s location in a transition area where two different zoning districts meet; or a project’s location on a site that has unique topography such as steep slopes or wetlands. If required to prepare a three-dimensional scale model, three-dimensional computer simulation or other similar graphical representation of the project, the applicant shall:

1) Prior to preparing the model, simulation or representation, confer with the Community Development Department to determine whether and the degree to which the model, simulation or representation will also show topography and existing buildings or properties adjacent to the subject property to provide neighborhood context for the proposed development. 2) Provide the model, simulation or representation to the Community

Development Department a minimum of two weeks prior to the meeting at which the application will be reviewed. x. The Community Development Department, the Planning Commission, or the Town Council may request additional information if they feel it is necessary or desirable to make a complete and thorough evaluation of a development application. The information shall be prepared by a professional in the applicable field and includes the following:

1) Geological stability data. 2) Detailed soils information. 3) Fiscal impact analysis. 4) Any other special studies or information necessary or desirable for the Community Development Department, Planning Commission, or Town Council to make an informed decision.

xi. Traffic Studies are required for the following: 1) Conditional use or rezoning applications. 2) Locations adjacent to either Main Street or Summit Boulevard. 3) Locations containing only one point of access. 4) Locations containing an access point off a road with a service level of D or F as defined by the Transportation Research Board, Department of Transportation. 5) Residential projects with five (5) or more dwelling units. 6) When required by Town staff or the Planning Commission in their reasonable discretion. The area to be included in a traffic study shall be determined by Town staff. Elements of a traffic study shall include, but not be limited to, the following:

1) Existing traffic flow conditions within the defined study area, considering the peak hours and average daily traffic 2) Future conditions due to the traffic impacts from the proposed development within the defined study area. 3) Pedestrian circulation within the study area accessing the proposed development.

4) Recommendations to relieve impacts to traffic due to the proposed development, including but not limited to, pedestrian access, intersections, current roadway sections, noise, signage and safety.

D. Review Period for Small Projects, Detached Single Family, and Duplex Applications. Small projects (as noted in Section 180-20.T), detached single family and duplex applications shall be noticed in accordance with §180-46.F. Staff shall wait 10 calendar days from the date of notice for the return of public comments on the application. If public objections are received, the objection application will be scheduled for the next available Planning Commission meeting. Additionally, at its discretion, the Community Development Department may refer any small project, detached single family or duplex application to the Planning Commission for approval, subject to the noticing procedures outlined in §180-46.E. A one-time administrative fee and a one-time noticing fee, the costs of which are referenced in the Fee Schedule established by the Community Development Director, shall be charged to the applicant making the objection at the time the objection application is filed. A Development Review Account (DRA) (as described in Section 180.46 D (4)) will be required to be established by both the objector and the project proponent if the Planning Commission finds that legal, engineering, or other similar technical review or consultation is necessary or desirable to resolve any outstanding issues. After a final determination by the Planning Commission concerning the objection application, the fees associated with legal, engineering, or other similar technical review or consultation will be deducted from the DRA established by the party that does not prevail with respect to the objection application. The DRA established by the party that prevails with respect to the objection application shall not be charged for items related to the objection application. E. Conditional Use Application. Conditional use approval shall be required for those uses listed as conditional uses in the zoning district regulations. An application for conditional use approval is required and shall be submitted at the same time as the development application. The specific requirements of a conditional use application are listed in § 180-30. F. Variance Applications. A variance application is required when a waiver or modification of the specific requirements of the zoning requirements is requested by the applicant. An application for a variance must be submitted and approved by the Planning Commission prior to the submittal of a development application. The specific requirements of a variance application are listed in § 180-48. G. Resubdivision and Planned Unit Developments. If the project includes subdivision, resubdivision, condominiumization or planned unit development, an application and all required materials for these requests must be submitted at the same time as the development application. H. Frisco’s Overlay Districts. Development applications within the Main Street Overlay District (MO), Granite Street and Galena Street Overlay District (GGO), Residential Overlay District (RO), Historic Overlay District (HO) or Summit Boulevard Corridor Overlay District (SBCO) shall meet all zoning district regulations with regard to the

underlying zoning requirements. In addition, said development application must also meet the development regulations specific to each overlay district (see the Town of Frisco Zoning District Map). I. Modifications to the Approved Development Application. Such documentation, constituting a development application, shall be reviewed by the Planning Commission. Once the development application has been approved, no substantial variation of the plan shall be permitted without the approval of the Community Development Department. Modifications to approved development applications may be brought to Planning Commission for review at the discretion of the Community Development Department. J. Expiration of the Development Application Approval. If construction of the project has not begun within three (3) years or been completed within four (4) years from the date of the final development plan approval or if the owner has failed otherwise to comply with the approved development plan, the Planning Commission shall revoke development plan approval. Notwithstanding the above, the Planning Commission may reconfirm and extend the time period for compliance or approve modification to such development plan, upon good cause shown by the owner. Such reconfirmation, extension or modification shall be at the discretion of the Planning Commission. K. Building Permit Procedure. After final site plan approval by the town, the developer may apply to obtain a foundation-only permit from the Building Department. An improvement location certificate survey (ILC), certified to the town, showing the location of all foundations for structures approved on the site plan; the USGS elevation at the top of the foundation walls; the elevation of any adjacent paved street(s) as measured at the edge of adjacent asphalt or alley right-of-way; and the location of all sewer cleanouts and water curb stops, with a bearing and distance reference to two points on a foundation wall shall be submitted to the Community Development Department before a full building permit will be issued allowing construction beyond that specified on the foundation-only permit. Such survey may be performed at any time after the foundation forms or the foundation itself is in place. The survey shall be certified by a land surveyor licensed in the State of Colorado.

1. If the survey shows the foundation form or completed foundation is located as required by the approved site plan, the developer will be permitted to proceed with construction. If the survey shows that the foundation form or completed foundation is not located as required by the approved site plan, the developer will not be permitted to proceed with construction until a resurvey shows that the foundation form or completed foundation is properly located. 2. The completed structure shall comply with the approved site plan with respect to building height, and setbacks for the roof eaves, decks and other projections. The completed structure shall not extend into a required setback yard.

If the improvement location certificate is prepared prior to the installation of the sewer cleanouts and water curb stops, and amended ILC showing the location of the sewer cleanouts and water curb stops with a bearing and distance reference to two points on a foundation wall must be submitted to the Community Development Department prior to the issuance of a certificate of occupancy.

Steamboat Springs: Sec. 26-133. - Building and architectural design standards (a) Purpose. These standards are intended to define the desired scale and character of development within the city, while not dictating any particular architectural style. The application of these standards shall focus on building mass, character, building coverage relationships, placement of new additions, and infill within existing neighborhoods and the commercial core. (b) Applicability. These standards shall apply to new construction, additions, remodels, and repair to all commercial, industrial, multi-family, and mixed-use structures. In addition, these standards apply to all structures, both principal and accessory, regardless of the use, in the G-1 and G-2 zone districts. These standards apply to all structures in the RR-1 and RR-2 zone districts except for single-family structures. (c) Exemptions. Interior remodels, developments that are vested pursuant to section 26-74, and single-family and duplex homes are not subject to these standards except as indicated above. (d) Standards for all zone districts. (1) Architectural materials and function. The intent of these standards is to promote construction of high quality buildings and designs that will maintain their quality over time, and that are functional and respectful of local climatic conditions. To achieve this goal, the following standards shall be applied:

a. Durable construction materials and treatments shall be used. b. High quality vinyl siding is a permitted material on renovation projects but is not permitted on new construction projects, except if approved by the architectural review commission. Single-family units and duplex units are exempt from this provision. c. Roofs shall be designed to minimize hazards such as snow or ice falling onto pedestrian walkways, entrances, decks, driveways, parking areas or other areas of public access. d. Roof overhangs, projections, reveals, and awnings shall contribute to the character of the building and create shadow patterns while aiding in protection of the structure and pedestrians. e. Roof style shall balance compatibility with the character of the area and snowshed considerations. Where pitched roofs are used, steeper roof pitches are preferred, but flatter pitches are permitted. The choice of roof pitch shall include consideration if and where the roof will hold or release snow. f. Building design shall avoid shadowing on driveways, pedestrian walkways, public areas and adjoining properties if possible within the locational constraints of the site and with the desire to encourage higher density development downtown and at the ski base. g. Building design and materials shall address energy conservation through consideration of solar exposure, insulation and other measures. h. Building design shall provide for ease of pedestrian access.

(2) Context and orientation. The intent of these standards is to promote new construction that is compatible with the visual characteristics of the area and the streetscape, and does not overwhelm or contradict its surroundings. To achieve this goal, the following standards shall be applied:

a. New construction shall be visually harmonious with their surroundings, by reflecting or acknowledging the scale and proportions of adjacent structures, particularly historically significant structures.

b. Buildings shall be designed to complement the natural landform and landscape, particularly those buildings in less urban settings. c. Buildings shall be sited to take advantage of natural features such as scenic resources, rivers and drainages, as well as pedestrian linkages. d. Buildings and their related parking shall be oriented so that the primary presence along the street frontage is the building, not the parking lot. e. While the architectural treatment of buildings may vary, unified design elements shall be incorporated to help define characteristics of the area (such as the downtown, the ski base, and the curve) and indicate to pedestrians their location. These elements may include streetlights, sidewalks, tree decorations, benches, and decorative paving. f. In retail areas such as downtown, the mountain base, and mixed-use developments, buildings shall encourage pedestrian activity by providing retail/shopper-oriented uses on the street level of buildings. Office and residential uses are more appropriate above the first story.

(3) Mass, scale and articulation/modulation. The intent of these standards is to help create an attractive facade by reducing the mass of large buildings, while recognizing that buildings for certain uses may not be able to meet these goals. In such instances, increased and irrigated landscaping and proper siting may be utilized to mitigate the perceived mass and visual impacts of the large building.

a. Building design shall avoid blank walls and large unbroken expanses of wall exposed to public view. b. Building design shall mitigate the visual impacts of a large building mass through offsets, projections, and recesses in the facade. c. The appearance of massive roofs shall be avoided by variation in rooflines and height. Dormers, balconies, deep eaves, overhangs and chimneys may help create visual interest. d. Decorative roof elements shall not appear to be "tacked on," but shall be combined with other roof or wall elements to create an attractive facade from all sides of the building exposed to public areas. e. Building elevations shall be articulated to provide a reasonable amount of visual interest by varying the shape or pattern of windows, building materials, textures, and colors. Building elements such as decks, balconies, rails, or incorporation of vertical elements may also be used.

(4) Rooftop equipment. All ventilation and mechanical equipment attached to the building shall be located away from public view or shall be concealed behind architectural elements of the building. (5) Service areas. Service areas, trash disposal and other utility facilities not attached to the building shall be located away from public view or concealed with a treatment that uses one of the predominant materials and colors used on the primary building. (6) Accessory structures and additions. Design of accessory structures and additions shall use building materials and styles used on the primary buildings; or they may be designed to blend in with the landscape and be hidden to the greatest degree possible. (7) Building design. Building design shall not be recognizable by its architecture as a standard trademark design used throughout the state or that has similarly designed buildings in several communities.

(8) Visual impacts. Buildings shall be located to minimize negative visual impacts to the community, for example by minimizing visibility above skylined ridges. Buildings shall respect views of significant community features from public vantage points. (9) Conversions. Conversions of residential structures to commercial uses shall maintain character compatible with the area by incorporating roof styles, building scale, height, orientation, and lot coverage on nearby residential structures. (e) Zone district specific standards. (1) OR open space and recreation zone district.

a. With the exception of playground equipment, park benches, bike racks and other similar equipment, all principal and accessory structures are subject to the standards within subsection 26-132(b).

(2) RR-1 residential resort one zone district. All development in the RR-1 zone district is subject to the approval of a development plan and/or final development plan, and shall comply with the mountain base area design standards. (3) RR-2 residential resort two zone district. All development in the RR-2 zone district is subject to the approval of a development plan and/or final development plan, and shall comply with the mountain base area design standards. (4) RO residential Old Town zone district. For the purposes of the RO zone district only, the following are guidelines and not standards:

a. Not more than two (2) one-car garage doors, or one double car garage door should be visible from an adjacent public street when viewed from any point along the front lot line. b. Minimum roof pitch should be six (6) feet of rise per twelve (12) feet of run. c. The primary entrance of the principal structure should face the street. d. Principal structures are encouraged, but not required, to have a front porch not less than six (6) feet by six (6) feet. The front porch may encroach into front setback up to six (6) feet.

(5) G-1 Gondola one zone district. All development in the G-1 zone district is subject to the approval of a development plan and/or final development plan and shall comply with the Mountain Base Area Design Standards. (6) G-2 Gondola two zone district. All development in the G-2 zone district is subject to the approval of a development plan and/or final development plan and shall comply with the Mountain Base Area Design Standards. (7) CY Yampa Street commercial zone district.

a. The primary entrance of the structure shall face Yampa Street. b. Lots with frontage along the Yampa River shall have an additional entrance/access to the riverfront. This entrance/access does not need to be open to the general public but rather should serve as an amenity for the users of the development.

Telluride: The Design Guidelines and Standards for Building in Telluride represents the shared core values and policies of the Telluride community for design of the built environment. They are based on a commitment to preserving historic resources, enhancing livability and the overall design character of the town. Of the less than 2,500NationalHistoric Landmarks, Telluride is one of only 113 National Historic Landmark Districts (NHLDs) in the country and is one of the largest of the 7 NHLDs in the State of Colorado. This document further provides the Town, as administered by (HARC), with a basis for making informed, consistent decisions about proposed new construction and alterations to buildings and sites in the community in its formal permitting processes. A major goal for Telluride is to preserve the town’s historic character. This is accomplished by giving special attention to landmarks and other primary and secondary buildings with historic significance. Preservation of these resources helps maintain the Telluride Historic Landmark District and its designation. 1. Historic Preservation A sense of history is an important part of community identity in Telluride. The historic buildings serve as reminders of the people who first settled and worked in the valley, and they offer suggestions of the historic lifestyles of these early citizens. In this sense, the buildings are a physical link to the cultural and social heritage of Telluride. The buildings also serve as records of building technologies and styles of earlier periods. As such, they contribute to the unique visual character of Telluride. This visual character helps provide a sense of identity to residents and adds to its attraction for visitors. Preservation of this connection with history is a high priority of most citizens in the community. In general, there are three types of historic buildings that are valued in Telluride. First, there are several major buildings that stand out because of their size, unique design or special function. These are designated by ordinance as local landmarks, and include structures such as Town Hall, the Depot, Telluride Elementary School, Miner’s Union Hospital and others. Most buildings in this category are public structures, although some are privately owned. Secondly, there are vast numbers of primary buildings that combine in groups to form parts of the overall historic scene. These are identified in surveys of historic structures, in various categories of significance. Third, there are secondary structures, such as barns and sheds, which contribute to the historic character of the town. Planning for each of these categories is important. 2. Urban Design A defined policy of urban design principles can help achieve the community’s goals for quality development. Residents value good design that enhances the attractiveness and functionality for the town as a whole. A significant portion of the elements that affect the design of the urban environment are already embodied in the historic buildings and site features within the THLD. However, urban design concepts extend beyond this boundary, both geographically and conceptually, and a defined policy of urban design principles can help citizens achieve these goals for quality of design in general. The Design Guidelines and Standards for Building in Telluride also incorporate principles set out in the Secretary of the Interior’s Standards for Treatment of Historic Properties, a widely accepted set of basic

preservation design standards. It is the intent of this document to be compatible with the Secretary of the Interior’s Standards, while expanding on those basic preservation principles. Maintaining visual continuity while celebrating special features across town is one of Telluride’s established urban design principles. This is enhanced by pedestrian-oriented environments that respect the town’s traditional historic scale and character. Views to the valley’s east end and the river are especially important. Types of Work Reviewed:

• Rehabilitation & Alterations to Historic Buildings & Alteration to Existing Non-Contributing Buildings with or Without Qualification as Designated in the 2013 THAS

• Site Work: Includes landscaping of grounds as well as new grading and construction of driveways and hardscape such as patios and decks.

• New Construction: Includes any new, freestanding structure, either as primary or secondary building. The relevant treatment area Design Guidelines and Standards, the River Park Corridor Overlay and other Special Standards may be applicable.

• Sign Work: Installation of a new sign or alteration of an existing one is subject to review. • General: Maintenance and repair is generally not reviewed by HARC. However, if the maintenance

and repair activity changes the physical appearance of the building or involves the removal and replacement of significant materials and components on a historic structure, HARC approval may be required.

The review process depends on the scope of work: 1. Insubstantial activities - Staff Approval 2. Minor activities-HARC Chairperson review and approval 3. Small-scale projects - full HARC Commission review and approval 4. Large-scale projects - Preliminary and Final Reviews full HARC Commission review and approval Submission Requirements These vary depending upon the type of request, but generally these requirements include: 1. Drawings and/or photos of the site and site features 2. Site plan with proposed site improvements 3. A street profile or elevation showing the development in context of the block 4. Elevation drawings 5. Floor plans 6. An impact statement. Design Principles The Design Guidelines and Standards apply to all projects in the Town of Telluride, including alterations to existing structures as well as the construction of new buildings. Taking on a project in a historic community can, at its outset, appear quite challenging. One of the purposes of this document is to help clarify the goals and objectives that Telluride has for enhancing its natural and historic sense of place. To assist in this endeavor, consider the following four precepts as you consider any potential project.

Design Precepts 1. Keep it simple. The image of Telluride is that of a simpler time. Much of the built environment is composed of simple forms that reflect the climate, a western attitude, and the town’s remoteness as well as the limitations of early transportation systems. 2. Keep it in scale. Another aspect of Telluride is its sense of scale. Much of the town is perceived from a variety of breathtaking viewpoints. This overall scale is reflected in the street layout and in the buildings, that enhance a pedestrian environment. 3. Respect Historic Resources. Telluride’s historic resources are vast. While the mineral resources have been mostly extracted, the sense of history is evident through the integrity of the town’s many historic buildings. Typically, old buildings should significantly outnumber new structures in an intact historic district. The sense of time and place on the street is also important. One should be able to perceive the character of the neighborhood as it was historically. 4. Make all new design compatible with the existing context. While the historic resources are extensive, they must be balanced with a new project that reflects the dynamics of changing times. That is, while historic, the town was not frozen in time. For this reason, new construction within Telluride should be compatible with the town’s historic resources, drawing upon the design elements of the historic buildings, yet they should not directly imitate historic structures in their entirety. Regarding the concept of what is compatible with the historic context of Telluride, consider the following as a general standard: New interpretations of traditional building styles are encouraged such that they are seen as products of their own time yet compatible with their historic neighbors.

• Historic details that were not found in Telluride are inappropriate. • Historic details that are authentic to Telluride are also discouraged, to maintain a distinction between a new project and the historic building.

• Historic proportions of height, width and depth are very important to be compatible with the historic mass and scale of Telluride.

Breckenridge: 9-5-1: TITLE This chapter shall be known and may be cited as the BRECKENRIDGE DESIGN STANDARDS. (Ord. 7, Series 1992) 9-5-2: PURPOSE: The purpose of this chapter is to regulate the use and development of real property located within the town's historic and conservation districts; to help ensure the continuation of the town's historic district as a national historic district; to reinforce the character of the town's historic and conservation districts; to protect the visual elements of the town; to make the town's standards for development within the historic and conservation districts a more useful and usable source of information for designers and their clients; to help improve the quality of growth and development within the town's historic and conservation districts; and to generally protect and enhance the value of public and private investment within the town which might otherwise be threatened by poorly managed growth within the town's historic and conservation districts and to thereby protect the public health, safety and welfare. (Ord. 7, Series 1992) 9-5-3: DESIGN STANDARDS ADOPTED: A. The "Handbook of Design Standards for The Historic and Conservation Districts", dated February 1992, is adopted by reference, including the specific design standards for character areas no. 1 (east side residential), no. 2 (north end residential), no. 3 (south end residential), no. 4 (north Main Street residential), no. 5 (Main Street residential/commercial), no. 6 (Main Street core commercial) and no. 7 (south Main Street residential). B. The "Handbook of Design Standards for The Transition Character Areas of The Conservation District, Breckenridge, Colorado", dated March 2012, is adopted by reference. C. The subject matter of the adopted standards includes comprehensive provisions and standards which govern the development of real property within the town's historic and conservation districts as defined in such standards. D. When used in this code, unless the context clearly requires otherwise, the term "handbook of design standards" includes both the standards adopted in subsection A of this section, and the standards adopted in subsection B of this section. (Ord. 13, Series 2012) 9-5-3-1: ADDITIONS OR MODIFICATIONS: The following additions or modifications are hereby made to the "handbook of design standards": (Ord. 24, Series 2001) A. The third unnumbered paragraph of section 4.2 of the "Handbook of Design Standards for The Historic and Conservation Districts" is amended so as to read in its entirety as follows: (Ord. 13, Series 2012) These design standards apply specifically to any town-designated landmark or federally designated landmark as defined in chapter 11 of title 9 of this code. In addition, the standards may be used for buildings that are listed as "supporting" and as "non-contributing" under applicable federal landmarking regulations. In those cases, the standards for new construction also apply. If a building is not "historic",

design alterations will still need to be compatible with nearby historic neighbors. (Ord. 24, Series 2001) B. The "Handbook of Design Standards for The Historic and Conservation Districts" is amended by the

addition of a new priority policy 80C, which shall read in its entirety as follows: (Ord. 13, Series 2012) Priority Policy 80C. This priority policy shall apply only within the Main street residential/commercial character area. Connection of two primary historic buildings: *Expand an existing connector between two already-connected primary historic buildings. Connection of primary and secondary historic buildings: *Use a new connector to link a secondary historic building(s) to a primary historic building(s), so long as the primary and secondary building(s) to be connected do not share the same primary façade. No secondary historic building may be connected to another secondary historic building under this policy. *Secondary historic buildings include barns or burro barns, sheds, garages. *A connection shall only be allowed if the buildings to be connected are located on the same lot, tract or unsubdivided parcel of land, and are under common ownership. *A connection shall not be allowed if the buildings to be connected are on an adjacent lot, tract or unsubdivided parcel of land, or if the buildings are not under common ownership. Special consideration will be given if the buildings to be connected straddle a common property line between lots, tracts or unsubdivided parcels. *A connection shall only be allowed if each of the buildings proposed to be connected has been designated as a "landmark" or "landmark site" under title 9, chapter 11 of the town code; and has been rehabilitated, restored and/or preserved in a manner acceptable to the town, and consistent with the "Handbook of Design Standards for The Historic and Conservation Districts". *A connection shall be allowed only if approved by the planning commission before the connector is constructed. *Except as may be required by the town's building code, the rehabilitation of the secondary building shall not include the addition of any door or window that is not in the original framing of the building. *The rehabilitation of the secondary building may require the restoration of the original framed window and door openings of the secondary building; however, the original door and window framing shall be preserved. *If the exterior materials of the secondary building are beyond repair or reasonable restoration, then replica replacement materials may be allowed.

*The connector shall be as small as possible, and the width of the connector shall not exceed two-thirds of the façade to be connected of the primary or secondary building surface, whichever is smaller. *The width of the connector shall be limited to only what is necessary for commercial circulation. *The wall planes of the connector shall be set back from the corners of the secondary building by a minimum of 2 feet on any side. *The height of the connector should be at least 2 feet lower than the height of the secondary building, or only as high as is necessary for minimum head room, but no more than an 8 foot plate height, and the ridge line of the connector should be similar to that of the secondary building, but not on the same plane as the secondary building. *The connector shall be constructed of materials that are distinguishable from the historic building elements, while also remaining visually compatible with the historic building elements. The material and architecture of the connector shall be similar to those from the era of the original building(s). *The distance between the original building and the secondary building to be connected cannot exceed 16 feet. *The connector shall be used to provide pedestrian circulation between the two buildings which are to be connected. *The connector shall provide protection against the elements for both of the buildings which are to be connected. *The connector shall not be used for any commercial use. Note: The Design Standards for Additions to Existing Buildings, Policies 36 _ 41, also apply. (Ord. 28, Series 2003)

C. The portion of section 5.2 of the "Breckenridge Design Standards" entitled "Building Scale", and design standard priority policy 80 of the "Breckenridge Design Standards", are amended so as to read in their entirety as follows: Building Scale Policy: New buildings should be similar in scale with the historic context of the respective character area.

Design Standard: 80. Respect the perceived building scale established by historic structures within the relevant character area. * An abrupt change in scale within the historic district is inappropriate, especially where a new, larger structure would directly abut smaller historic buildings.

* Locating some space below grade is encouraged to minimize the scale of new buildings. * Historically, secondary structures at the rear of the property were generally subordinate in scale to the primary building facade. This relationship should be continued with new development.

D. The portion of section 5.2 of the "Breckenridge Design Standards" entitled "Building Height", and design standard priority policy 81 of the "Breckenridge Design Standards", are amended so as to read in their entirety as follows: Building Height Important Note: When considering building heights, also refer to the town's height ordinance, which sets limits on construction heights; note that the height limit is a maximum which cannot be exceeded but may theoretically be achieved under certain combinations of development concepts. It is not a guaranteed, standard building height. Each project must still respect its context, and the relationship of the height of the proposed project to that of historic buildings must be considered. Policy: Similarity with historic building heights is an important factor that contributes to the visual continuity of the district in general and to the individual character areas specifically. New buildings should not overwhelm historic structures in terms of building height, but rather should be within the range of heights historically found along the block. For instance, most outbuildings were shorter than primary buildings on site. In addition to creating visual continuity, the consistent small size of most historic buildings in Breckenridge helps to establish a sense of human scale that encourages walking and contributes to the sense of community that the town enjoys. This pedestrian-friendly character is a key to the well-being of the town's residents and contributes to the economic health of the area; therefore, it should be emphasized in new buildings. Design Standard: P 81. Build to heights that are similar to those found historically. * This is an important standard which should be met in all projects. * Primary facades should be one or two stories high, no more. * Secondary structures must be subordinate in height to the primary building. * The purpose of this standard is to help preserve the historic scale of the block and of the character area. * Note that the typical historic building height will vary for each character area.

E. The portion of section 5.2 of the "Breckenridge Design Standards" entitled "Building Setbacks", and design standard priority policy 89 of the "Breckenridge Design Standards", are amended so as to read in their entirety as follows: Building Setbacks

Policy: Front and side yard setbacks for new buildings should be similar to those of historic buildings in the area. Design Standard: P 89. Maintain the established historic set-back dimensions in new construction. * In some areas, the setbacks will be uniform and buildings will be perceived to align along the block. In such cases, this alignment should be reinforced with new development. * In other areas, historic setbacks may vary within an established range. In these cases, new building setbacks should also fit within this range. * When constructing new buildings on a site with an existing primary structure, new structures are recommended to be setback from other structures by one third the length of the shortest wall of the existing or proposed building or not less than five feet (5') whichever is greater.

F. The portion of section 5.2 of the "Breckenridge Design Standards" entitled "Building Materials", and design standard priority policy 90 of the "Breckenridge Design Standards", are amended so as to read in their entirety as follows: Building Materials Policy: The major building materials for new structures should appear to be similar to those of historic structures in the area. The most common material on primary structures was painted lap siding with a dimension of roughly 4"-41/2". Secondary structures such as barns and sheds were typically unpainted wood (horizontal lap or vertical board and batten) or corrugated metal sheet siding. Design Standard: P 90. Use materials that appear to be the same as those used historically. * New materials that appear to be the same in scale, texture and finish as those used historically may be considered. * Imitation materials that do not successfully repeat these historic material characteristics are inappropriate. * For secondary structures, stain or paint in appearance similar to natural wood is appropriate. Materials such as stone, brick or masonry wainscoting is inappropriate.

G. The policy portion of section 5.2 of the "Breckenridge Design Standards" entitled "Architectural Details", and design standards policies 91, 92 and 93 of the "Breckenridge Design Standards", are amended so as to read in their entirety as follows: Architectural Details Design Standard: 91. Use building components that are similar in size and shape to those found historically along

the street. * These include windows, doors and porches. * Building components on secondary structures should be similar to those on historic secondary structures. Policy: If ornamental details are to be used that are similar to those used historically, they should appear to be functional in the same manner in which they originally occurred. Ornamental details should appear to perform an obvious function. Traditionally, decorative brackets were used to support overhanging cornices, for example. Today, when such details are applied, they should be used in similar ways. Design Standard: 92. Ornamental elements, such as brackets and porches, should be in scale with similar historic features. * Thin, fake brackets and strap work applied to the surface of a building are inappropriate uses of these traditional details. * Brackets, porches, long eaves, and other ornamental details or embellishments are inappropriate on secondary structures. Policy: Non-historic, small scale ornamentation should relate to the visual characteristics of neighboring historic buildings. They should be simple in their design. Design Standard: 93. Avoid the use of non-functional or ornamental bric-a-brac that is out of character with the area and secondary structures.

H. Priority policy 95 of the "Breckenridge Design Standards" is amended so as to read in its entirety as follows: Design Standard: P 95. The proportions of window and door openings should be similar to historic buildings in the area. * This is an important design standard. * These details strongly influence the compatibility of a building within its context. * Large expanses of glass, either vertical or horizontal, are generally inappropriate on commercial or residential buildings. Oversized doors that would create a "grand entry" are also inappropriate. * Smaller windows with simple window frames are recommended for secondary structures. (Ord. 32, Series 2010)

9-5-4: COPIES ON FILE: At least one copy of the "Handbook of Design Standards", and the specific design standards for the various character areas, as adopted pursuant to section 9-5-3 of this chapter, certified to be a true copy, has been and is now on file in the office of the town clerk and may be inspected by any interested person between the hours of eight o'clock (8:00) A.M. and five o'clock (5:00) P.M., Monday through Friday, holidays excepted. The standards as finally adopted shall be available for sale to the public through the office of the town clerk at a moderate price. (Ord. 7, Series 1992) 9-5-5: PENALTIES: Every person convicted of a violation of any provisions of the "Handbook of Design Standards" or this chapter shall be punished as provided in section 1-4-1 of this code. In addition to other remedies available to the town, the town may commence an action pursuant to section 1-8-10 of this code to enjoin the alleged violation of any provision of this chapter. (Ord. 7, Series 2001) Salida: ARTICLE VIII. - DESIGN STANDARDS

Sec. 16-8-10. - Purpose and applicability.

The purpose of this Article is to establish site development standards applicable to all development within the City requiring a development permit. All development shall comply with the standards of this Article and with the City of Salida Construction Standards and Specifications. Except as provided in Article VII the requirements and provisions of this Article shall apply to every development permit. Appropriate provisions shall also apply to subdivisions without development plans.

(Ord. No. 2014-05, 5-6-2014)

Sec. 16-8-20. - Road, driveway and sidewalk standards.

(a) Access to Roads. All lots and developments shall have direct access to a public street.

(b) Standards. All public roadways shall be paved, engineered and constructed to comply with the City of Salida Construction Standards and Specifications.

(c) City Maintenance. Upon acceptance by the City, all public roadways shall be maintained by the City.

(d) Emergency Vehicle Access. The City may require greater widths of roads when needed for movement of emergency and utility vehicles. Such streets shall be clearly identified, and shall be constructed and maintained to allow free movement of emergency and service vehicles at all times.

(e) Driveway Standards.

(1) Access to Single-Family. Only one (1) access will be allowed to single-family residences.

(i) Exception: A single-family corner lot having frontage to local streets on two sides and alley access, may have driveway access from a detached accessory structure from the street closest to the alley provided there is a maximum ten (10) feet rear setback from the rear lot line.

(2) Driveway access must be located from the alley where alley access is available.

(3) Width of Driveways. Driveway width is measured within City right-of-way from the right-of-way line to the edge of pavement, with an allowable three-foot angled or radial taper. The width of

any driveway connecting an off-street parking area with a public street or highway shall fall within the ranges as shown below, as measured within the City right-of-way:

Single-Family homes

9 feet minimum, 12 feet maximum

Duplexes or Multi-Family Units

9 feet minimum, 12 feet maximum (one way), 24 feet maximum (two-

way)

Commercial and Business

12 feet (one way), 24 feet (two-way)

(4) Driveway Spacing. No two (2) driveways connecting to a public street, alley or highway shall be within thirty (30) feet of one another measured from edge of driveway to edge of driveway within the City right-of-way.

(5) Angle of Intersection. All driveways shall intersect the access street at ninety (90) degrees.

(6) Grade. Driveways may be up to eight percent (8%) in grade.

(7) Exemption and Conformity. Driveways which are to be repaved (existing paved driveways) can be done to the previous width. Existing gravel driveways which are to be paved shall conform to these requirements.

(8) Temporary Dead-End. Where a street will eventually be extended beyond the development, but is temporarily dead-ended, an interim turnaround should be provided.

(9) Street Names. All street naming shall be subject to approval by the City.

(i) Duplicate names. No street name shall be used which will duplicate or be confused with the name of any existing street or development in the City or the County.

(ii) Street extensions. Streets that are extensions of, or obviously in alignment with, existing streets shall bear the same names as the existing streets.

(iii) Street name signs. Street name signs which comply with City specifications shall be furnished and installed at the developer's cost.

(10) Street Improvements, Widths and Grades. Streets shall have such curbs, gutters, sidewalks, culverts and lights as required by the City. These improvements shall be constructed by the developer to comply with the City of Salida Construction Standards and Specifications. Maximum and minimum street widths and grades shall comply with the design standards specified in the City of Salida Construction Standards and Specifications.

(11) Access to Adjacent Lands. When a development abuts and controls access to public lands or existing streets, access shall be provided in the manner requested by the City. When a development abuts private lands, the City may require the developer to provide access thereto when said access is in conformance with the City's streets plan or is the only reasonable and logical access to the private property.

(12) Street Lights. In new subdivisions and for development along arterial streets street lights shall be provided at a minimum of one (1) light every three hundred (300) feet of street length.

(13) Sidewalks.

(i) Local streets. A detached sidewalk of at least five (5) feet wide, with a thickness of at least four (4) inches of concrete, shall be installed along both sides of all local streets in a limited impact review or major impact review development. Sidewalks along local streets shall be separated by a distance of at least five and one-half (5½) feet from the curb or street pavement edge. Street sidewalk systems shall connect to open space walks, trails and adjacent walks in appropriate places.

(ii) Collector and arterial streets. Sidewalks shall be a minimum of six (6) feet wide along collector streets shall be separated from the curb or street pavement by a distance of at least five and one-half (5½) feet and arterial streets shall be separated by a distance of at least seven and one-half (7½) feet from the curb or street pavement edge.

(iii) Parkway. Where such separated sidewalks are required, the parkway shall be landscaped and maintained by the abutting property owners. Landscaping shall normally be limited to sodding or seeding, except that trees, shrubs or other plant materials may be used, subject to City approval of the location and species of planting materials to be installed in accordance with the Tree Board's A Guide to Salida Trees. Within the Hwy. 50 Corridor Overlay, parkways shall be finished with stamped concrete in accordance with the color and pattern detailed in the Highway Corridor Improvement Plan or as approved by the Administrator.

(f) Design Variance. A design variance from the Road and Sidewalk Standards may be granted by the Administrator or requested during the development permit process in accordance with Article III or in accordance with Article VII, considering the development's proposed traffic generation, its functional street classification and provisions for pedestrian safety and emergency vehicle access, and the design of its off-street parking and public improvements, including but not limited to water supply, sewage treatment, electricity, irrigation water, solid waste disposal and storm drainage.

(Ord. No. 2014-05, 5-6-2014)

Sec. 16-8-30. - Survey monuments.

(a) Street Intersection. Two (2) concrete survey monuments, at least thirty-six (36) inches in length and four (4) inches square, with a suitable center point, shall be set into the ground at each street intersection on the street right-of-way line.

(b) Boundary Lines. Iron pin survey monuments five-eighths (5/8 ) inch in diameter and twenty-four (24) inches long shall be placed in the ground at all points on a property boundary line where there is a change in direction, and at all lot corners, before a permit is issued for development.

(Ord. No. 2014-05, 5-6-2014)

Sec. 16-8-40. - Street tree standards.

Design and Standards. Trees will be located within the parkway. At a minimum, there shall be an average of at least one (1) tree planted for every fifty (50) feet on each side of the street. Species selection and placement are subject to approval by the Administrator.

(Ord. No. 2014-05, 5-6-2014)

Sec. 16-8-50. - Undergrounding of utilities.

(a) Service Lines Underground. The developer shall install service lines for local utilities underground to the maximum extent feasible, including those for telephone, electricity, natural gas and cable television. If such lines are placed in a street or alley, they shall be in place prior to surfacing.

(b) Extend Full Length of Property. Utility lines, water and sewer lines and storm drainage facilities shall extend the full length of the property.

(c) Easements. Utility easements shall be dedicated at the time of development approval as a condition of obtaining service. Utility easements shall be at least twenty (20) feet wide in public right-of-way. Widths of utility easements on private property shall be determined by the utility provider.

(Ord. No. 2014-05, 5-6-2014)

Sec. 16-8-60. - Stormwater management standards.

(a) Applicability. Stormwater management standards shall apply to nonresidential and mixed-use developments, multi-family units of five (5) or more and major subdivisions.

(b) Drainage Study. A drainage study for a site which is to be developed shall be prepared and the site's drainage system shall be designed by a registered professional engineer, according to generally accepted storm drainage practices. The plan shall be reviewed and approved by the City Engineer.

(c) Runoff Control Structures. The developer shall provide storm sewers, culverts, bridges and other flood and runoff control structures, as determined necessary by the drainage study, which comply with the City of Salida Construction Standards and Specifications.

(d) Historic Runoff. The drainage system shall be designed and constructed so that only historic runoff, not including historic irrigation, shall be released from the site. Drainage flows in excess of this amount shall be retained, detained or handled in a storm sewer system. The design storm is for the twenty-five year, twenty-four-hour rainfall. All costs associated with handling runoff generated by a development shall be paid by the developer.

(e) Floodplain. Land located within an adopted 100-year floodplain shall not be used for occupancy, unless the hazards from flooding are mitigated in conformance with the City's floodplain regulations.

(Ord. No. 2014-05, 5-6-2014)

Sec. 16-8-70. - Grading and erosion control.

(a) Applicability. Grading and erosion control standards shall apply to nonresidential and mixed-use developments, multi-family units of five (5) or more and major subdivisions.

(b) Grading Plan. The applicant shall submit a grading plan which illustrates the extent of the land disturbance which is to occur on the property. The grading plan shall illustrate existing site features and shall depict existing and proposed contours, using a contour interval of two (2) feet.

(c) Plan Preparation. Preparation of an effective grading plan and execution of proper grading involve certain basic steps pertaining to street layout, block grading and lot grading. The objective is to

establish the street grades, floor elevations and lot grades in proper relation to each other and to existing topography, considering property protection, appeal and use. The basic steps are as follows:

(1) Fit to Topography. If the street layout is still subject to design or adjustment, fit it to the topography to obtain the most favorable types of block and lot grading which are compatible with other objectives.

(2) Block and Lot Grading. Determine type of block grading for each block or portion of a block and, if possible, indicate the general lot grading for each lot by drainage arrows.

(3) Easements. Determine any easements and other provisions needed for adequate block drainage and erosion control.

(4) General Limitations. Determine general lot grading limitations for local conditions, such as minimum gradients for grass swales and slopes and maximum for walks and drives.

(5) Specific Limitations. For each type of house and lot, determine the specific lot grading limitations along a typical lot grading control line from the street to the house and determine the minimum street-to-floor rise.

(6) Street Profiles. If the street profiles are to be designed or adjusted, establish them so as to facilitate the provision of good drainage for both the lots and the streets, giving due consideration to existing topography and lot limitations.

(7) Elevations. For each property, determine proposed elevations for key points on the lot and for the building floor, giving due consideration to street elevations, existing topography and lot grading limitations.

(Ord. No. 2014-05, 5-6-2014)

Sec. 16-8-80. - Off-street parking standards.

This Section establishes parking standards for land uses in the City. The standards are intended to lessen congestion on the streets and to ensure an adequate supply of parking spaces within a reasonable distance of uses. The standards of this Section shall apply to all development in the City requiring a development permit or change of the use of land or structures.

(a) Off-Street Parking Required. All uses shall be required to meet the standards set forth in Table 16-J, Off-Street Parking Standards by Use, except for uses in the Central Business District (C-2), which do not expand the footprint of the existing structure. New structures or additions shall meet the requirements of this section.

(1) Multiple Uses. If two (2) or more principal uses occupy a single parcel or structure, the standard for off-street parking shall be the additive total for each principal use of the parcel or structure.

(2) Shared Parking. When it can be shown that the peak use period for required parking for one (1) land use will not overlap with the peak use period for required parking for another land use located on the same or adjoining site, the Administrator may reduce the required number of off-street parking spaces by up to twenty-five percent (25%) of the total required. Written approval by the property owner for use of property is required. The shared parking area may not be across a street unless the adjoining property is separated by a local or collector street. A change in land use will require evaluation by the Administrator and additional spaces may be required.

(3) Alternative Standards. Alternative off-street parking standards to those required below may be considered if the applicant demonstrates that such standards better reflect local conditions. The applicant must demonstrate provision for a sufficient number of spaces for the highest expected volume of users. Such determination may be based upon the following standards:

(i) Capacity. The designed capacity of such facilities.

(ii) Plan. An overall plan for concentrations of parking with appropriate consideration of designed landscaping and relation to surroundings.

(b) Required Fractional Spaces. When any calculation of off-street parking results in a required fractional space, such fraction shall be rounded up if five-tenths (0.5) or greater.

(c) Location of Required Spaces. Required off-street parking spaces shall be located:

(1) On Same Lot. On the same lot as the structure the spaces are intended to serve; or

(2) Within Common Parking Area. Within a parking area commonly owned by individuals who also own living or commercial units adjacent to the area which the parking spaces are intended to serve.

(d) Prohibited Uses of Required Spaces. Off-street parking spaces shall be available for the parking of operable automobiles of the residents, customers and employees of the use for which they are required. Prohibited uses of required spaces shall be as follows:

(1) Storage. The storage of inoperable vehicles or materials.

(2) Delivery Vehicles. The parking of delivery vehicles for the business.

(3) Vehicles for Sale. The display of vehicles for sale in commercial or industrial parking areas, except for the casual display of vehicles by owners who are employees or customers using the premises.

(4) Repair Work. Repair work that renders a vehicle inoperable for periods of more than twenty-four (24) hours in a parking area required for a commercial use.

(5) Snow Storage. Parking lot snow storage shall not be provided by using required spaces.

TABLE 16-J Off-Street Parking Standards by Use

Use Parking Standard

Residential Uses—1 space per unit unless specified below

Single-family, Duplex, ADU 1 space per unit

Multi-family dwelling unit 1 space per first unit, plus 1.5 spaces per additional unit

Rooming or boarding house 1 space per bed

Mobile home and recreational vehicle parks

1 space per unit plus an additional 0.25 spaces per unit

Residential Business Uses

Bed and breakfast inn ½ space per guest room, plus 1 space for owner/manager's unit

Day care, small and large 1 off-street parking space per nonresident employee, plus those spaces

required for the dwelling unit. Large day care centers shall provide 1 designated off-street loading/unloading space per 4 children/adult

Home business or home occupation

1 additional space

Public and Institutional Uses—1 space per 500 s.f. unless specified below

Church, parish home and religious education building

1 space per every 6 seats in the main sanctuary, plus 1 space for the parish home

Clubs, recreation buildings and areas operated by and

for their members

1 space per every 4 persons allowed within the maximum rated occupancy established by local fire, building or health codes

Community buildings; government administrative

facilities, services and buildings

1 space per 400 s.f.

Group home 1 space per employee, plus 1 visitor space per 4 beds

Nursing home 1 space per employee, plus 1 visitor space per 3 beds

Schools 1 space per employee, plus 1 per 4 enrolled students

Hospital 1 space per 2 beds and 1 space per employee

Recreation facilities 1 space per 1,000 s.f.

Commercial Uses, Personal Service, and Office Uses—1 space per 300 s.f. unless specified below

Commercial lodging

1 space per guest room (in a suite, each bedroom shall constitute a separate guest room), plus 1 space per 150 s.f. of group assembly area

(such as conference/meeting rooms), plus 1 space per 500 s.f. of accessory commercial space, plus 1 space for the manager/front desk

person

Eating and drinking establishment

1 space per 200 s.f.; if a drive-in facility is offered, a minimum of 3 queuing spaces shall also be provided at each station

Outdoor amusement establishment

1 space per 500 s.f. of outdoor area use for amusement proposes

Medical marijuana centers 1 space per 250 s.f.

Professional office—general

1 space per 400 s.f.

Campground 1 space per camp site, plus 2 spaces for office

Retail sales establishment 1 space per 250 s.f.

General Services—1 space per 500 s.f. unless specified below

Automobile service and repair

2 spaces per service bay (service bay is not a parking space), plus 1 space per employee

Gasoline service stations 1 space per 300 s.f., spaces for gas pumps do not count towards this

requirement

Mobile home and recreational vehicle sales

and service 1 space per employee plus 1 space per 500 s.f.

Industrial Uses—1 space per 750 s.f. unless specified below

Light industrial—general 1 space per 500 s.f.

Warehouse 1 space per 1,000 s.f. or 1 space per employee, whichever is greater, plus

1 space for each company vehicle stored on the premises

General industrial 1 space per employee of the business plus 1 space per company vehicle, or as established by the Planning Commission if a conditional use review

is required

Notes: Where the use is identified as "general," it means all those uses in the commercial/industrial use schedule for that category which are not specifically listed in this parking table. Existing structures in the CBD are not required to meet off-street parking requirements. New structures and additions shall meet off-street parking requirements. Floor area shall be measured as gross floor area within a building, exclusive of mechanical rooms,

closets or storage areas and kitchen spaces, unless specifically stated otherwise. Where parking requirement is on a per-employee basis, employment shall reflect the maximum number on any single shift. For uses not listed, parking requirements shall be determined by the Administrator based upon the parking requirements of a land use in this table that is most similar to the use not identified in this table, or using other professional sources.

(e) Design Standards for Parking Areas.

(1) Parking Surface. Off-street parking areas, aisles and access drives shall be paved and striped, except for parking areas and access drives for single-family and duplex dwelling units or when the parking requirement is for five (5) or less spaces, which may be gravel and need not be paved. Unpaved parking shall provide some form of curb stop to identify each parking space. Paved parking areas shall be paved with concrete, paving blocks, asphalt, pavers, or other durable all-weather surface. The surface shall be graded and drained to permit drainage of surface water without damage to public or private land or improvements.

(2) Dimensions. The minimum dimensions for parking spaces, rows and aisles are:

(i) Thirty (30) degree to ninety (90) degree—The minimum size for their type of parking shall accommodate an eighteen and one half (18.5) feet by nine (9) feet rectangle within the stall.

(ii) Parallel spaces—Shall be twenty-two (22) feet as measured along the street and eight (8) feet wide.

(iii) Aisle widths shall be a minimum of ten (10) feet wide for each direction of traffic.

(3) Existing nonconforming off-street parking shall be allowed to continue and be credited towards required off-street parking when the spaces are located within the subject property and the existing spaces meet the minimum standards of City of Salida Construction Standards and Specifications. Modification of the existing parking shall require compliance with the current Parking Design Standards.

(4) Backing on to Roads Prohibited. All parking areas shall be designed so that vehicles exiting from a parking space shall not back on to the right-of-way of public streets, but may back on to the right-of-way of alleys adjacent to the property. Vehicles exiting from a parking space for a single-family or duplex dwelling unit may back onto a residential street.

(5) Tandem Parking. Tandem parking (one (1) vehicle parking directly behind another) shall not be permitted and shall not be credited toward meeting any off-street parking requirement for this Article, except for single-family or duplex residential uses; provided that the tandem spaces are assigned to the same dwelling unit.

(6) Unobstructed Access. Each required parking space shall have unobstructed access from a road or alley, or from an aisle or drive connecting with a road or alley, except for approved residential tandem parking.

(7) Compact Car Spaces. In parking areas containing more than ten (10) spaces, up to twenty percent (20%) of the spaces over and above the first ten (10) may be designed for compact cars;

provided that any such spaces are designated for exclusive use by compact cars with painted identification. The standard colors shall be white on green.

(8) Parking for Handicapped. Any use requiring handicapped access, as defined in the adopted building code, shall provide spaces for use only by physically handicapped persons as outlined in the adopted building code.

(i) Size. Shall be a minimum eight (8) feet wide by eighteen and one half (18.5) feet long, with a five-foot accessibility lane or eight-foot accessibility lane for vans. Handicap stalls placed on an angle shall accommodate an eight (8) feet wide by eighteen and one half (18.5) feet long rectangle within the stall and accessibility lane as measured perpendicular to the stall.

(ii) Signage. All spaces designated as being for the handicapped shall have painted identification. The standard colors shall be white on blue.

(9) Parking Area Landscaping and Illumination. Landscaping and illumination for parking areas shall comply with the standards of 16-8-90 below.

(10) Drainage. Development Standards for drainage retention are outlined in Section 16-8-60 of this Chapter.

(Ord. No. 2014-05, 5-6-2014)

Sec. 16-8-90. - Landscaping standards.

The purpose of this Section is to provide standards for landscaping of all development within the City so as to maintain the character of residential neighborhoods, commercial centers and industrial areas. This is accomplished by requiring minimum planting, buffering and screening around and within residential and nonresidential development and their associated parking areas, and by requiring long-term maintenance of landscaped areas.

(a) Applicability. The standards of this Section shall apply to all development within the City, except as follows:

(1) Central Business District (C-2). Development in the Central Business District (C-2) zone district shall be exempt from the landscaping standards of this Article if the primary structure on the lot has a zero-foot setback from the property line. If a property does not utilize the zero-foot setback allowance, the minimum landscape area shall be ten percent (10%) and shall be located in both the front and side yard, where applicable.

(2) Single-Family or Duplex Dwelling. The construction, reconstruction, modification, conversion, structural alteration, relocation or enlargement of a single-family or duplex dwelling shall only be required to meet the landscape standards of Table 16-F and provide the minimum number of trees as required in Table 16-K.

(3) Alteration or Repair. An alteration or repair which does not change the existing use of the property or does not expand the use of the property shall be exempt from the landscaping standards of this Article.

(b) Landscape plan. A landscape plan shall be submitted for review as part of an application for any development within the City, except that development specifically exempted in Subsections 16-8-90(a)(1) — (3) above. The landscape plan shall contain the following materials:

(1) Drawing. A drawing identifying all existing deciduous trees and coniferous trees of four (4) inches in caliper or greater and illustrating the location, size and type of all proposed landscaping. The drawing shall identify all existing vegetation which is to be preserved and demonstrate how irrigation is to be provided. The drawing shall be to scale and shall contain a legend.

(2) Calculations. A written summary of all calculations used to determine the landscaping required for the site.

(3) Cost Estimate. An estimate of the cost of supplying and installing the materials depicted in the landscape plan.

(4) Erosion Control. A description of how erosion will be controlled on-site, during construction and following completion of development.

(5) Maintenance Program. A description of the proposed program to maintain the landscaping after it has been installed.

(c) Landscaping standards applicable to all development:

(1) Plants Compatible with Local Conditions. All plants depicted on the landscape plan shall be of a variety which is compatible with local climate and the soils, drainage and water conditions of the site.

(2) Save Existing Vegetation. The landscape plan shall be designed to save all existing healthy trees and shrubs whenever possible. Existing trees and shrubs which are preserved shall count toward the landscaping standards of this Article.

(3) Living Cover. A minimum of sixty percent (60%) of the required landscape area shall be live ground cover. Expected mature shrub coverage will count towards this requirement; a tree's canopy shall not.

(4) Obstructions Prohibited.

(i) Fire hydrants and utilities. Landscaping shall be located so as not to obstruct fire hydrants or utility boxes and so it will not grow into any overhead utility lines.

(ii) Curb cuts and intersections. No plant material greater than two (2) feet in height shall be located within the clear sight triangle as defined by this Chapter, or so as to otherwise cause visibility obstructions or blind corners at intersections.

(5) Minimum Size. Trees and shrubs depicted on the landscape plan shall be of the following minimum size at the time of their planting:

(i) Deciduous trees. Deciduous trees shall be a minimum of one and one-half (1½) inches in caliper, measured six (6) inches above the ground.

(ii) Coniferous trees. Coniferous trees shall be a minimum of six (6) feet in height.

(iii) Shrubs. Shrubs shall be a minimum two-gallon container.

(6) Minimum Number. The following minimum number of trees shall be provided per required landscaped area in various zone districts:

Table 16-K

Zone District Number of Trees Per Required Landscape

Area

Single-Family Residential (R-1) 1 per 800 s.f.

Medium Density Residential (R-2) 1 per 800 s.f.

High Density Residential (R-3) 1 per 800 s.f.

Manufactured Housing Residential (R-4)

1 per 800 s.f.

Residential Mixed Use (RMU) 1 per 500 s.f.

Commercial (C-1) 1 per 300 s.f.

Commercial (C-2) 1 per 600 s.f.

Industrial (I) 1 per 1,000 s.f.

(7) Parking and Storage Prohibited. The required landscape area shall not be used for parking or open storage.

(8) Trash Receptacles. Screening shall be provided for all trash receptacles of two (2) cubic yards in volume or greater, and shall consist of landscaping or a structural visual barrier, such as a fence, to block the view of the trash receptacle and to keep trash contained. One (1) side of the screening shall be designed for easy access for trash removal. Any landscaping so provided shall count toward the landscaping standards of this Article.

(d) Landscaping Standards Applicable to Parking Areas.

(1) Buffer Strip. A landscaped buffer strip composed of trees, shrubs, berms, hedges and/or planters shall be provided between the parking area and any adjoining public street right-of-way. This strip shall be of sufficient width to contain plant materials and be credited toward the landscaping required for the zone district.

(2) Outdoor Sales Lots. Sales lots for mobile home, recreational vehicle, heavy equipment and automobiles shall be landscaped along all lot lines. This landscaping shall be credited toward the landscaping required for the zone district.

(3) Interior Landscaping. Any parking area containing more than thirty (30) parking spaces or four thousand five hundred (4,500) square feet of area shall provide six (6) plants, which may be trees or shrubs, for each fifteen (15) parking spaces. A minimum of one (1) of the six (6) plants

shall be a tree, which shall be located around the perimeter of the lot and in landscaped islands within the lot. These planted areas shall count toward the minimum landscape area standard of the underlying zone district.

(i) Curbs for area definition. The landscaped islands shall have curbs which may be used to define parking lot entrances, the ends of parking aisles and the location and pattern of primary internal access ways or any combination thereof.

(ii) Dispersed. The landscaped islands shall be dispersed throughout the parking area and in the parking area in such a way as to provide visual relief, particularly of parking aisles, by using flowering ornamental plantings, and to provide physical relief by using seasonal shade trees.

(iii) Area. The area contained within the landscape islands shall be a minimum of seven (7) square feet for each required parking space.

(e) Installation and maintenance requirements.

(1) Security. Prior to the issuance of a development permit, the Administrator may require the applicant to submit to the City a surety or cash bond, letter of credit or other collateral found to be suitable by the City Attorney to guarantee the installation of the required landscaping. The security shall be in an amount equal to one hundred twenty-five percent (125%) of the cost of supplying and installing the materials depicted in the approved landscape plan, based on estimates provided by the applicant and approved by the City.

(2) Certification and Release. Following installation of the required landscaping, the applicant shall certify that the landscaping has been installed in conformance with the approved plan. One hundred percent (100%) of the performance guarantee shall be released within seven (7) calendar days following receipt of the certification and inspection by the City. The remaining twenty-five percent (25%) of the performance guarantee shall be released after two (2) growing seasons after required landscaping is installed and successfully maintained.

(3) City Use of Security. In the event the landscaping is not installed, or is installed in a manner which does not conform with the approved plan, the City may draw upon the security to bring the landscaping into conformance with the approved plan or, if development was initiated but never carried through to completion, to return the site to its predevelopment condition.

(4) Required Time for Completion—Date of Occupancy. Landscaping required for all uses shall be installed within six (6) months of its initial date of occupancy, excluding the months of October through April.

(5) Irrigation for Live Cover. That portion of the landscaped area which is live cover shall be provided with an adequate means of irrigation for the type of plants installed.

(6) Maintenance. All vegetation shall be healthy at the time of its installation and shall remain alive, or shall be replaced.

(i) Landowner responsible. Maintenance of landscaped areas shall be the responsibility of the landowner.

(ii) Replacement. Landscaping which does not survive shall be replaced within three (3) months, or during the next planting season. The replacement vegetation shall be similar in size and type to the vegetation which did not survive, so the integrity of the approved landscape plan is preserved.

(Ord. No. 2014-05, 5-6-2014)

Sec. 16-8-100. - Illumination standards.

This Section establishes standards for controlling light and glare. Outdoor illumination levels should provide for safety, security and energy efficiency. Illumination standards should prevent excessive lighting which would create a glare, detract from the use or enjoyment of adjoining property or cause traffic hazards to motorists. Neighbors, motorists and the night sky should be protected from nuisance glare and stray light from poorly aimed, placed, applied, maintained or shielded light sources. The following standards shall apply to all exterior lighting on private property within the City:

(1) Required Lighting. With the exception of subdivision lighting, lighting is not required. Unless otherwise approved through a planned development, this regulation shall apply to all lighting for subdivisions, land uses, developments, buildings and new or replaced fixtures. In addition, any site modification that requires a reuse application will necessitate compliance for all existing and proposed lighting on the site.

(2) Fully Shielded. Lighting fixtures must be constructed in such a manner that all light emitted by the fixture, either directly from the lamp or diffusing element, or indirectly by reflection or refraction from any part of the luminaire, is projected below the horizontal.

(3) After Hours. Except for residential lights, subdivision lighting and security lighting, all lighting shall be turned off between 11:00 p.m. and 6:00 a.m. Exceptions shall be granted to those businesses which operate during these hours; such lighting may remain illuminated only while the establishment is actually open for business.

(4) Maximum Foot-candles. All outdoor lighting shall be designed and located such that the maximum illumination measured in foot-candles at the property line shall not exceed 0.3 onto adjacent residential properties and 1.0 onto commercial properties and public rights-of-way.

(5) Façade Lighting. Floodlights, spotlights or any other similar lighting shall not be used to illuminate buildings or other site features with the exception of directional fixtures used to illuminate flagpoles (State, United States).

(6) Light Poles. Light poles shall be set back from adjacent property zoned for or used for residential purposes a distance equal to the height of the pole. The maximum height of any light pole (excluding road lights and traffic safety lights) shall be twenty-five (25) feet; however, poles of a lower height which are more compatible in scale with pedestrians are encouraged.

(7) Canopy Lighting. Lighting fixtures mounted under canopies used for vehicular shelter shall be aimed downward and installed such that the bottom of the light fixture or its lens, whichever is lower, is recessed or mounted flush with the bottom surface of the canopy. All light emitted by an under-canopy fixture shall be substantially confined to the ground surface directly beneath the perimeter of the canopy.

(8) Parking Lot Lighting. Parking lot lighting shall not exceed light levels necessary for safety and locating vehicles at night. The lighting plan shall be designed so that the parking lot is lit from the outside perimeter inward, and/or incorporate design features with the intent of reducing off-site light pollution. The average illumination on the surface of the lot shall not exceed three (3) foot-candles. Applications that include freestanding parking lot fixtures shall submit for approval a preliminary lighting plan which includes the following:

(i) Site plan with location of all light fixtures and a numerical grid of lighting levels (in foot-candles) that the fixtures will produce on the ground (photometric report).

(ii) Calculation of average foot-candles in the subject area.

(iii) Area of illumination.

(iv) Lamp type and wattage.

(v) Mounting height of all fixtures.

(9) Exemptions.

(i) Holiday Lighting. Seasonal lighting for holidays, which may use bare, low-watt bulbs (equivalent of a 10-watt incandescent bulb or less).

(ii) Sports and Athletic Field Lighting. Lighting for sports and athletic fields may need to exceed illumination standards for general recreational needs in order to meet higher standards required for play. The Administrator may approve relaxations of these lighting standards, provided that the following minimum standards are met:

a. Fixture height shall be that necessary to provide adequate light while minimizing the number of poles in excess of fifty (50) feet in height.

b. If floodlights are used, they shall not be aimed above sixty-two (62) degrees and should use internal louvers and external shields to help minimize light pollution.

c. Fixtures shall be designed and aimed so that their beams fall within the primary playing area and the immediate surroundings, so that off-site direct illumination is significantly restricted (spillover levels at the property line shall not exceed three tenths (0.3) foot-candles).

d. Lighting shall be extinguished no later than one (1) hour after the event ends.

(iii) Historic City Lamps. Historic lamps located in the Central Business (C-2) zone district.

(10) Nonconforming light fixtures

(i) Authority to Continue. Any outdoor light fixture in existence on the effective date of this Land Use Code which does not conform with any provisions of this Land Use Code shall be allowed to remain and to be maintained in good repair.

(ii) Discontinuance. In the event an outdoor light fixture is destroyed or damaged by fifty percent (50%) or more, or if the nonconforming light fixture is taken out of service for any period of time as a result of either an intentional act of the owner (other than for maintenance which shall not exceed two (2) weeks), an unintentional act of another or an act of nature, the replacement fixture shall be constructed in conformance with the provisions of this Land Use Code.

(Ord. No. 2014-05, 5-6-2014)

Sec. 16-8-110. - Fences.

(a) General Applicability. A fence, wall or any similar type of screen, including hedges, may be erected on any lot including within a setback, subject to the following standards.

(b) Standards.

(1) Fence Height. Fences or walls shall be no more than four (4) feet high between the face of a building or structure and the front property line. Fences shall not exceed six (6) feet along the side and rear yard. Fences shall not exceed the aforementioned heights when measured from the existing natural grade at the base to the highest point of fence or wall. No fence or wall may be artificially elevated by means of a berm or other method for purposes of height calculation. A written request may be made to the Administrator for a fence of greater height for a demonstrated unique security purpose. If granted, the fence shall require a building permit and be subject to the adopted building code.

(2) Location. Fences may be allowed on the property line. Fences along alleys, when on the property line, shall contain an offset section or some provision for trash containers to be located on the property so as to be convenient for trash collection. It is the responsibility of the property owner to locate all property lines. No fence may extend beyond or across a property line.

(3) Obstruction of Visibility. When fences are on a corner lot, the height and material used along the streets shall be such that it will not impair visibility of intersecting traffic and/or pedestrians. Any fence located within the clear sight triangle shall have opacity of not more than fifty percent (50%) and shall not be higher than four (4) feet.

(Ord. No. 2014-05, 5-6-2014)

Sec. 16-8-120. - Large scale commercial design guidelines.

(a) Purpose. The purpose of these standards and guidelines is to augment existing criteria with more specific interpretations that apply to the design of large retail stores and commercial centers. The architectural design of large retail and commercial buildings must consider and accommodate the overall desire of the City to create and enhance community image. The City's identity and livability will be strengthened through thoughtful design and development. The identification and application of architectural design requirements will assist the City in achieving a strong community image. It is further the intent to provide for the reuse of large retail stores. The following standards and guidelines are intended to be used as design aid by developers proposing large commercial developments.

(b) Applicability. These standards and guidelines apply to all projects for retail or commercial establishments of twenty thousand (20,000) square feet or greater as a use by right or any retail or commercial center in which the overall square footage of the entire development equals or exceeds twenty thousand (20,000) square feet. This standard does not apply to industrial structures in industrial zones.

(c) Façades and Exterior Walls. Façades should be articulated to reduce the massive scale and the uniform, impersonal appearances of large retail buildings and provide visual interest that will be consistent with the community's identity, character and scale. The intent is to encourage a more human scale that the City's residents will be able to identify with their community.

(1) Articulation. Façades greater than one hundred (100) feet in length, measured horizontally, shall incorporate wall projections or recesses having a depth of at least three percent (3%) of the length of the façade and extending at least twenty percent (20%) of the length of the façade. No uninterrupted length of any façade shall exceed one hundred (100) horizontal feet.

(2) "360 Degree" Architecture. All sides of all buildings are to be treated with the same architectural style, use of materials and details as the front elevation of the building. Rear and side

articulation, unless on a corner lot, may be reduced by fifty percent (50%). Six-foot tall fences constructed of natural materials such as wood, stone or river rock may be installed to screen the rear elevation in lieu of articulation on that elevation. Said fence must screen the entire rear yard and shall be constructed finished side out, which shall be defined as not having its supporting members significantly visible, and erected such that the finished elevation of the fence is exposed to the adjacent property.

(3) Cohesive Design. A single building or development or multiple buildings within a development must maintain a consistent style/architectural theme. Architectural design, building materials, colors, forms, roof style and detailing must all work together to express a harmonious and consistent design, yet shall avoid uniformity of design. This includes all "pads" within a retail development, as well as gasoline pump canopies or other accessory structures.

(4) Façade Treatments.

(i) Pattern. Building façades must include a repeating pattern that shall include no less than three (3) of the elements listed below. At least one (1) of these elements shall repeat horizontally. All elements shall repeat at intervals of no more than thirty (30) feet, either horizontally or vertically.

a. Color change.

b. Texture change.

c. Material module change.

d. Expression of architectural or structural bay through a change in plane no less than twelve (12) inches in width, such as an offset, reveal or projecting rib.

e. Brick.

f. Wood.

g. Sandstone.

h. Other native stone.

i. Tinted, textured, concrete masonry units.

(ii) Colors. Façade colors shall be low reflectance, subtle, neutral or earth-tone colors. The use of high intensity colors, metallic colors, black or fluorescent colors is prohibited. Building trim and accent areas may feature brighter colors, including primary colors, but neon tubing shall not be an acceptable feature for building trim or accent areas.

(d) Outdoor Display. Big box retail developments may offer for direct sale to the public merchandise which is displayed outdoors, but the area occupied by such outdoor sales and storage, exclusive of warehouses, shall not exceed twenty-five percent (25%) of the total square footage of the retail buildings. Sales of recreational vehicles, autos, agricultural implements (i.e., tractors, cultivator, balers, etc.) and plant nurseries are excluded from limitations of outdoor display and storage. Outdoor displays may not occupy required parking spaces.

(e) Adaptability for Reuse/Compartmentalization. The building design shall include specific elements for adaptation for multi-tenant reuse. Such elements may include but are not limited to compartmentalized construction, including plumbing, electrical service, heating, ventilation and air conditioning. The building design shall also allow for:

(1) The interior subdivision of the structure into separate tenancies.

(2) Façades that readily adapt to multiple entrances.

(3) Landscaping schemes that complement the multiple entrance design.

(4) Other elements of design which facilitate the multi-tenant reuse of the building and site.

(f) Pedestrian Design. Walkways shall be designed to provide safe and functional pedestrian connections from the parking lot and adjacent properties, and must be integrated into the site design. All interior pedestrian walkways shall be distinguished from driving surfaces through the use of durable, low-maintenance surface materials such as pavers, bricks or scored concrete.

(Ord. No. 2014-05, 5-6-2014)

Sec. 16-8-130. - Eaves, architectural projections, at-grade structures and covered porches.

(a) Building eaves and architectural projections. Building eaves and architectural projections may project eighteen (18) inches into a setback, provided that they are in compliance with the City's Building Code.

(1) Architectural Projection. A nonfunctional or ornamental building feature.

(b) At-grade Structures. Uncovered porches, slabs, patios, decks, walks and steps which do not exceed thirty (30) inches above or below grade may project into a setback. Projections may exceed thirty (30) inches below grade if required by the Building Official for window or other building egress.

(c) Covered Porches. Covered porches which are unenclosed may encroach into the front yard setback by twenty-five percent (25%).

(Ord. No. 2014-05, 5-6-2014)

Montrose: Before creating a design for a building project in downtown Montrose, it is important to determine what changes to an existing building will preserve or restore its historic character, or how a new building can fit into the character of the historic area. Existing Buildings - to design appropriate changes to a historic building, take note of:

• the form of the existing building, the roof, and any additions that have been made over time;

• architectural details of the existing building;

• the materials of the existing building and how they are used. Turn-of-the-century and early twentieth century commercial architecture, which is the architecture of much of down town Montrose, was based on a rational design process. Certain architectural elements were used in specific types or styles. For this reason, just because an architectural feature can be found on a historic building in downtown Montrose, does not necessarily make it appropriate for another historic building in the same area. The condition of the existing building should be carefully examined, including building materials, structure, wiring, heating and plumbing. Consult experts whenever possible. This can save many times the

amount it costs. When the entire scope of the project is known, costs can be estimated. If costs exceed the budget, priorities can be determined, generally with structural stabilization and weatherproofing being the most important. Alterations should be constructed of good materials with good workmanship. This will be important to the appearance, as well as the durability of the improvement. The use of inexpensive products or poorly executed work on such elements as the roof, plumbing or wiring can cause damage that is more expensive to repair than the original work. New Buildings To design a new building that fits into the historic character of downtown Montrose is more complicated than making an alteration compatible with an existing building. To make a new building compatible with its surroundings, evaluate the buildings in the vicinity to determine: • Are the buildings commercial, residential, or civic in nature? • How far back from the street are they placed? • What is the spacing between buildings? • How high are the buildings? • What are the proportions of height to width? • What are the predominant roof forms? • How are door and window openings arranged? • What kinds of doors and windows are most common? • How are trim and other details used? • What building materials are most common? In downtown Montrose, there are areas where the character of the buildings is very similar, and conforming with this character will be very important. There are other areas where only a few historic buildings remain, which may allow for more variation in the design of a new building. Historic buildings of a type similar to the new building to be constructed can provide import ant information regarding the appropriate placemen t, size, height, entries and location of detail of a compatible new building. These design guidelines apply to projects affecting buildings located in a local historic district to be designated in the downtown area, or in another designated overlay zone. This area is generally bounded by the alley between North First and North Second on the north, Mesa on the east, the alley between South First and South Second on the south, and the railroad tracks on the west.

DESIGN GUIDELINES FOR EXISTING DOWNTOWN BUILDINGS

1. Setback Commercial buildings in the historic downtown are built at the front property line without any setback, and extend from side property line to side property line, with common walls between buildings. This creates a solid building face along the sidewalk, with few breaks in the wall. Breaks occur where an original building is missing, or in a few cases, where there is a different building type, for example a civic building or a service station. New buildings have replaced old ones in various locations of the historic downtown; however, with a few exceptions, the new buildings have followed the historic pattern of building at the front property line. This is one of the strongest visual characteristics of the downtown and should be carefully preserved.

Guidelines A. High Priority Preserve the existing pattern created by building at the front property line with no

setback. B. High Priority Preserve the existing pattern created by building from side property line to side property

line. C. Where there are gaps in this pattern because buildings are missing, some landscape treatment or

masonry wall might be added to continue the visual pattern. This might also be considered where a new building has been set back from the property line or there is parking in the vacant area. An exception to this treatment might be at the small parks and plazas that have been created on vacant lots. Leaving the street frontage open is more welcoming of visitors and is an important community benefit. There are public buildings in the historic downtown, such as the County Courthouse, the U.S. Post Office and the Montrose City Hall. These buildings are set back from their property lines and are generally in the center of the lot. This sets these buildings apart from the more prevalent commercial buildings, giving them an importance that is appropriate to their special use. This is an important visual characteristic and should be carefully preserved. D. High Priority Preserve the existing siting of public buildings generally in the center of their lots. If

additions are required, make every attempt to place the addition at the rear of the building.

2. Building Height There is a mix of one- and two-story buildings in downtown Montrose. Historic photographs of the area show the same pattern, with a predominance of two- story buildings. Corner buildings were almost always two-stories, a pattern that continues today. Historically, both one-story and two-story buildings were taller than today's buildings, since the first floors had much greater floor-to-ceiling heights to allow light in to the rear of the long and narrow spaces. Also, the parapet height above the roof was greater to allow for the elaborate cornice that detailed most of Montrose’s historic buildings. At the present time, there are only two downtown buildings that exceed two stories. No evidence of buildings with more than two stories is revealed by historic photographs of the downtown. The one- and two-story building heights are an important aspect of the pedestrian scale of the downtown and is important to preserve.

Guidelines A. High Priority Preserve the existing height when making changes to historic buildings. B. Adding height to historic buildings will change the character of the building and should be avoided.

If this is the only feasible option for adding space, the extra height should be set back from the face of the building.

C. It will be very difficult to add height to a historic corner building without significantly altering the historic character of the building. Limit this change to locations where there is a one-story corner building that is not historically significant. In such a case, consider creating a two-story building with simplified elements of historic two-story buildings, rather than setting the additional stories back from the facade.

D. Carefully preserve the existing cornice and its detailing in any alteration of the height of a historic building.

E. When adding height to non-historic buildings in the downtown area is necessary, the design of the extra height should conform to the characteristics of nearby historic two story buildings. Important characteristics to match:

a. Overall building height b. Height of second floor windows c. Height of parapet above the roof d. Size and spacing of second floor windows

F. A third story will almost always be inappropriate, even if set back from the building face.

3. Horizontal Alignment of Building Elements The architectural elements of historic buildings are similar in size and arrangement from building to building. For example, one-story buildings are usually very similar in overall height. This is also true of two-story buildings. The transparent display windows and entries are almost identical in size, height and arrangement. The upper floor windows are very similar in size and in height from the ground floor. The same type of window is almost always used. This similarity of architectural elements creates strong horizontal bands of alignment along the street. This is an important visual characteristic of historic downtown Montrose and should be preserved when making changes to existing buildings. Guidelines

A. High Priority The architectural elements that create the bands of horizontal alignment should be preserved. These include:

a. First floor storefronts with transparent display windows b. Sign bands above the storefront c. Second floor windows d. Cornices at the top of the front façade

B. High Priority The second-floor windows and window openings are very important. Window openings should not be filled in, or blocked down to fit smaller windows.

C. High Priority The storefront is very important visual characteristic and should not be made less transparent by filling in windows or blocking down the opening.

4. Width of Building Facades

Since historically, commercial buildings were built from side property line to side property line, the width of the building facades reflected the width of the lots, which were typically 25 feet. Frequently, commercial building blocks occupied two lots, but the predominant facade width repeats itself along the street, and is a very strong visual characteristic of historic downtowns.

Guidelines

A. High Priority Preserve the existing pattern of repetitive 25-foot facade widths. B. High Priority The facades of wider historic building blocks should be preserved, even if the space

within is divided. C. High Priority If multiple buildings are assembled for redevelopment, the individuality of each

building should be preserved. D. The architectural elements that characterize the individual building facades should be preserved.

This can include such things as material, color, masonry detailing, storefronts, and window size and spacing at the second floor.

5. Roof Form

Historic commercial buildings of most types had flat roofs that were hidden behind masonry or frame parapets, with detailed cornices. Historic buildings in downtown Montrose, as well as more-recently constructed ones, have flat roofs and this is one of the strongest visual element s in the area. There are some non-- commercial buildings that do not fit the prevalent pattern of flat roofs, such as residences, churches and civic buildings. While the original uses of these building s were different, some of them are in commercial use today. Most residential buildings and churches are distinguished from commercial buildings by their pitched roof forms, and this distinction should be preserved. Downtown Montrose has very few residential buildings or churches in commercial use, but the original roof forms should be preserved. Guidelines

A. Preserve the existing flat roofs and parapets, including the cornice, of the commercial buildings. In the event that a floor is added, a flat roof with a parapet will be most appropriate.

B. Th e roof form of non-commercial historic buildings that do not fit the prevalent pattern of the downtown should be preserved.

6. Storefronts

Storefronts are the architectural element of the first floor of historic commercial buildings, and are of a standard design. The design accommodated both the display of goods for sale in the establishment, and allowed daylight to reach the deep interiors of the long, narrow buildings. The height of the storefront is the height of the first floor, which is usually about 15 feet. The 15-foot height of the storefronts is a very important visual element of historic downtown Montrose. The framing of a storefront can be wood, masonry or cast metal. The entry is recessed and is usually in the center, but can also to be to one side or the other. Glass clerestory windows top the display windows, and there is frequently a solid masonry or wood band above the glass for the business sign. There is a solid base beneath the windows, called a kick plate, that is usually 18 inches to 24 inches in height. Historically, awnings were suspended from the sign band above the clerestory windows. Storefronts are one of the most important visual elements of historic downtowns. Many of the storefronts of downtown Montrose's historic buildings have been altered, which has changed the character of the area. Preserving the remaining storefronts is very important, and restoring altered storefronts would be a worthy goal. Guidelines

A. High Priority Preserve all elements of historic storefronts. B. High Priority Restore or recreate storefronts that have been altered. Historic photographs of

downtown may document the original appearance. Without such documentation, recreation of the essential elements in the simplest design is most appropriate.

C. Wood frame is usually the most appropriate material for recreating a storefront. Brick or stone masonry will only be appropriate if there is evidence that that was the original material. Cast metal was also used for storefronts of more important buildings; however, historic photos show that many of the original storefronts in Montrose were made of wood.

D. Awnings can add color and interest to a building, and can provide a good location for a business sign. Awnings should be of durable fabric, which is more appropriate than metal or plastic. They should hang from the sign band of the storefront, or from a similar height if the storefront has been altered.

7. Secondary Facades of Comer Buildings

In historic commercial buildings, the masonry wa11s bear the weight of the walls, floors, roof and contents. The structural framing usually spans the interior from sidewall to sidewall. This allows the front wall to be glass, but usually restricts the number and placement of openings in the sidewalls where build-ings are located on a corner and have a secondary facade. Some corner buildings have a section of storefront at the secondary facade. Some have angled entries at the corner. Other than these details, secondary facades usually have few openings in the masonry, and have very simple detailing, if there is any at all. There are several historic buildings in downtown Montrose that are wonderful exceptions to this pattern. The historic pattern of openings and detail of secondary facades is an important characteristic of downtown Montrose and should be preserved. Guidelines

A. High Priority Preserve original storefronts, window openings and details of secondary facades. B. If alteration of the secondary facade of a historic building is considered, limit the amount of new

storefront and additional second floor windows. Additional windows should repeat the size, type and spacing of typical downtown second floor windows.

C. If alteration of the secondary facade of a non-historic corner building is considered, repeat the patterns of historic buildings in a simple manner.

D. Where a sidewall is exposed because the adjacent lot has no building, additional openings in the masonry must be approved by the City of Montrose, since it is possible that a new building could be constructed on the vacant lot.

8. Windows and Doors

The pattern created by the size and placement of window and door openings is an important characteristic of historic building s' in downtown Montrose. Windows are located at the second floor, are generously sized to allow light into deep, narrow buildings, double hung in type, with wood sash and frame. Doors are located at entries to ground floor commercial spaces, usually centered in the storefront or placed to one side, and are also located at entries to second floor spaces. Original doors were typically of wood frame with a large glass area. Many of downtown Montrose's original door and window openings, as well as the doors and windows themselves, have been altered. The impact of these alterations on the historic character of the buildings illustrates how important it is to preserve these elements. Guidelines

A. High Priority Preserve all original window and door openings. Openings should not be closed up, made smaller or enlarged.

B. High Priority Preserve all original windows and doors. If possible, repair deteriorated jambs, sashes, glazing, and frames.

C. High Priority If origin al windows and doors cannot be repaired, replace them with contemporary products that match the type and design of the originals. Wood frames or vinyl clad wood or metal frames will be most appropriate for replacements.

D. Restoring original window and door openings, repairing original windows and doors, and replacing inappropriate wind ow s and doors with appropriate ones should be encouraged in any project proposed for a historic downtown Montrose building.

9. Building Materials

The earliest commercial buildings in Montrose were constructed of wood frame and siding, as was typical of most western towns. As Montrose developed, brick became the predominant building material, with brick supplied by a local brick manufacturer. The brick used in many downtown buildings is light tan in color, and this is much more common than red brick that is more common in other downtowns. Many of the downtown historic buildings are painted, so there is a great deal of variety in the color of building material. Some of the detailing, particularly of cornices is metal; however, the most common detailing is done with the brick itself, either in relief patterns, or in patterns created with contrasting colored brick. The unit size of historic masonry, along with the thickness of the joint and the detailing of the joint all create a characteristic texture to historic buildings. Contemporary masonry units are larger in size and are laid with wider joints. This creates a very different appearance. The same is true of wood siding and shingles used in historic residential construction, with width of siding and the exposure of shingles narrower than most contemporary versions. Preserving the historic unit size of the material, and the joint size and detail is very important. Some original storefronts are constructed of wood frame and some are of cast metal. There have been additions to the front facades, generally constructed of wood and metal, and metal awnings. There is some stone, but its use is very limited. Notable buildings with stone as a building material are the Courthouse and Post Office. New buildings have been constructed of masonry, almost all of which is brick. Guidelines

A. High Priority Original historic building materials should be carefully matched when altering historic buildings.

B. When altering non-historic buildings, using historic building materials and construction techniques and a simple design will help these buildings to better fit into the historic character of the area.

C. While stone, wood and metal may have common historic building materials in other locations, these materials were not common in Montrose' s development, and should be used only sparingly on historic or contemporary downtown Montrose buildings.

D. Masonry that is unpainted should be left unpainted. Sealing the surface with pain t traps moisture may cause spalling of the masonry face; however, if masonry is already painted, removing the paint may damage the surface more than repainting. Consulting a preservation expert would be helpful in this situation.

E. The use of wood should generally be limited to storefront framing and windows and doors. Wood should be finished with paint, since unfinished wood is not appropriate to the historic character of downtown Montrose.

10. Architectural Details While relatively few of downtown Montrose's more elaborate historic buildings remain, there are buildings with unusual details that provide distinction within the pattern of similarity. These details include cornices and second floor windows. It is likely that some storefronts also had unusual details, but most of such detailing has been covered by facade alterations over time. Guidelines

A. Preserve architectural details that give a historic building individuality and uniqueness. B. When renovating historic buildings, consider exposing details that may have been covered over

in earlier alterations. If there is photographic documentation of the original details that have been destroyed consider restoring them. Without documentation, consider recreating the details in a simplified design.

C. Some alterations to historic buildings may have become historically significant themselves over time. To determine if this is the case for a specific building, consult the Montrose Planning Department.

11. Other Building Types

A. Residences There are a few residential buildings in the downtown commercial area, and they have a different setback, scale and roof form. These elements should be preserved, and any additions should be located to the rear of the original building, be of a scale that is not overpowering, and allow the original building to remain visible. B. Churches Historic churches usually have a specific church-like character that is hard to change appropriately through renovation. In general, it is most appropriate to preserve the original building, making necessary additions to the rear using similar roof forms and materials. C. Civic Buildings The fact that Montrose has its most important civic buildings located in the historic downtown has contributed greatly to the life and activity of the area, and keeping these buildings downtown is very important to its vitality. Requirements of government change over time, and in some cases this means more space is needed. Creative ways to add space to existing civic buildings should be encouraged in order to keep these uses in the downtown. In general, adding space to the rear of the building will most effectively preserve the original historic building. Additions should incorporate similar roof forms, materials, window and door openings, and simplified de tailing. DESIGN GUIDELINES FOR NEW DOWNTOWN BUILDINGS These guidelines will apply to new buildings proposed to be built on vacant lots in the historic downtown. The intent of design guidelines for new buildings is not to recreate or mimic historic buildings, but to incorporate the aspects of historic building design that give the downtown its character. Observing the same setbacks, one- and two-story building height, alignment of horizontal elements, storefront s, upper floor window patterns, and building materials will go a long way toward creating compatible new buildings. Simplicity of detail is also an important aspect of new building design because it allows new construction to fit in with old, while being recognizable as a product of its own time.

1. Setback In general, new buildings should be constructed at the front property line, and should extend from side property line to side property line. On the edges of the historic area, the setback pattern may vary from the established pattern of Main Street commercial buildings. If a new building is to be constructed where there is a different pattern, the setback of adjacent buildings should be used.

2. Building Height There are only two buildings in the historic area that are more than two stories in height. All other buildings are one or two stories in height, and new buildings should be limited to two stories. The approximately 15-foot floor-to-ceiling height of the first floor of historic buildings should be incorporated into new building design, as should the typical height of the second floor and parapet.

3. Horizontal Alignment of Building Elements The horizontal elements of new buildings, such as storefronts, upper floor window openings, and cornices, should generally align with those of adjacent historic buildings. If adjacent structures are non-contributing buildings, locate horizontal elements so they are similar to those of historic buildings in the downtown. Matching the height of the first floor is particularly important, as is matching the size and proportion of upper floor windows and creating a parapet with cornice. Contemporary building construction treats these elements very differently than was done historically, and the contemporary treatment is visually incompatible with the historic character of the area.

4. Width of Building Facades The width of the front building facade should reflect the width of the lot. Historically, buildings occupied one or two lots, and the facade was designed for one lot, or as a larger building block two lots wide. If more than one lot is assembled, the architectural design should create a two-lot facade, or create multiple one-lot facades.

5. Roof Form New commercial buildings should have flat roofs with a parapet. Pitched roofs or Mansard-type roofs are not appropriate treatments.

6. Storefronts

Incorporating the historic storefront pattern in new commercial buildings is important. Typical contemporary metal storefront treatments will be inappropriate, but vinyl-clad metal frames could be used to construct a storefront of the historic pattern.

7. Secondary Facades of Corner Buildings

Secondary facades should generally be less detailed than the front facade of a new building. There are a few examples in d own town Montrose where the secondary facade of a historic building is as elaborate as the front, and with care, a more elaborate secondary facade might be designed for a new building. Usually, a limited amount of store front, fewer upper floor windows and plain cornice treatment will be an appropriate treatment for a secondary facade.

8. Building Materials

In general, new buildings in the downtown area should be constructed of brick. The light tan colored brick will be more appropriate than red, and the brick size, and joint size and detail of historic masonry should be matched as closely as possible. Storefronts should be of painted wood or vinyl-dad metal, and upper floor windows should wood or vinyl-dad metal. Detailing with the brick itself will be most appropriate. Plastic and metal detailing is generally inappropriate; however, some companies produce historic building details in plastic and metal that may be compatible with the historic character of the area.

9. Architectural Details New buildings should not mimic historic buildings by copying historic details. Contemporary expressions of historic detailing are encouraged, but in general, simplicity achieves the best result.

10. Other Building Types Residential: There are few residential building types in the downtown area. Those that exist should be preserved; however, new residential-type buildings in the downtown wi11 not be appropriate. Churches: There are few churches in the downtown area, although there are several in the residential areas surrounding the downtown. New church buildings in the downtown will not generally be appropriate. Gasoline and Convenience Stores: This is a contemporary building type that has no real historic counterpart. There are gas stations that date from the 1930's and 40's, making them historic; however, they are infrequently in use as gas stations today. Today's gas pumps, canopies and convenience store are incompatible with the historic downtown in setbacks, materials, and detailing. Development of this building type should be undertaken outside the historic downtown area. Crested Butte: Goals for design review in Crested Butte In general, the intended result of design review is to preserve the historic resources of the community and have new construction that stays in character with the existing forms in both scale and appearance. With increasing development pressure, caused in part by the positive attributes of the historic district, it is especially important to curb the desire to attempt to build out a property to its theoretical maximum capacity, as this would be detrimental to the overall community character and function. Therefore, the Town holds these goals for design: Goal A: To preserve the integrity of individual historic structures found throughout the Town. Goal B: To protect the sense of time and place conveyed by the collection of historic buildings in the historic district. Goal C: To enhance livability. Goal D: To protect property values and investments. Goal E: To retain a small-town image and atmosphere. Goal F: To minimize negative impacts on adjacent properties from drainage and snow shedding. Goal G: To encourage pedestrian activity. Goal H: To convey a sense of human scale. Goal I: To protect significant views. Goal J: To protect the existing sense of community.

Design Guidelines for All Projects These Guidelines apply to all projects, including alterations to historic buildings, new construction and site improvements. ACCESSIBILITY Places of public accommodation are required to provide access to their services and programs under provisions of the Americans with Disabilities Act. In the case of historic buildings, some provision for using alternative measures exists. None of the provisions of these Guidelines are intended to conflict with meeting the accessibility requirements. However, any alterations to historic buildings that would affect their integrity should be minimized. The “Company Store” building is a good example of providing ADA accessibility. Congress nationalized the interest in preserving significant properties and established alternative requirements for buildings and facilities that cannot be made physically accessible without threatening or destroying their significance. Qualified historic properties include properties listed in or eligible for listing in the National Register of Historic Places, and those designated under State or local law. Owners of historic buildings undertaking rehabilitation or restoration work should not use the alternative minimum requirements without first consulting the appropriate State Historic Preservation Officer (SHPO). If it is determined by the SHPO that compliance with the full accessibility requirements would “threaten or destroy” the significance of a building or facility, then alternative minimum requirements may be used. 2.1 Alterations to historic properties that are designed to improve access for persons with disabilities should create minimal negative effect on the historic character or materials. (Note that alternative measures for providing access to activities and services may be considered in some cases.) COLOR Traditionally, color schemes on buildings in Crested Butte were simple in character and the colors themselves were muted. Most primary structures and some secondary structures were painted: continuing that tradition should be encouraged. If color is included in a project requiring a building permit, the color scheme will be reviewed. Please note that color schemes should be considered at the outset of a project. HISTORIC COLOR SCHEME When renovating a historic building, first consider returning to the original color scheme, which can be discovered by carefully cutting back paint layers. To accurately determine the original color scheme requires professional help, but you can get a general idea of the colors that were used by scraping back paint layers with a pen knife. Since the paint will be faded, moisten it slightly to get a better idea of the original hue. However, it isn’t necessary to use the original color schemes of the building. An alternative is to create a new color scheme using colors in ways that were typical of the period. With respect to the treatment of color on individual historic buildings, colors that represent the appropriate period of history are preferred, but not necessarily required. Color does not damage the historic materials or alter significant details and can always be changed in the future, thus its application is not as critical as some other design options. However, some inappropriate applications of color may hinder one’s ability to perceive the character of the architecture. For example, if a building with jig-saw brackets and moldings is painted one color with

no contrast between the background and the details, and little opportunity for expression of shadows, the perception of the character of the building may be diminished. Conversely, in Crested Butte, details should not be highlighted with excessively contrasting colors. This concern for perception of character is more relevant in the management of a historic district where the assemblage of buildings on the street is important to one’s perception of the character of the streetscape. In this sense, one building that stands out from the rest with an inappropriate color scheme will impede one’s perception of continuity in the district. For this reason, the BOZAR may discuss the use of color as a part of its consideration of other design issues. In general, bright colors used on large surfaces are discouraged. In all cases, the following Guidelines for the use of color shall apply. *2.2 Colors should be muted.

a. Traditional colors that match those found in nature are preferred over colors with intense chromas. b. Roof colors also should be muted. c. Brown and gray were the dominant roof colors in the past because of the materials used – wood shingles and sheet metal. That tradition remains today and should be respected. d. Reserve the use of bright colors for accents, such as on ornamentation and entrances. e. In most cases, only one or two accent colors should be used in addition to the base color. f. Doors may be painted an accent color or they may be left a natural wood finish. Historically, some doors simply had a stain applied. g. Window sashes are also an excellent opportunity for accent color. h. Brilliant luminescent or “day-glow” colors are inappropriate. i. Garage doors should be painted or stained the same colors as the areas around them.

2.3 Use colors to create a coordinated color scheme for the building.

a. Choose a muted base color that will link the entire building face together. 2.4 Primary structures are encouraged to be painted or color stained.

a. Historically, most primary structures were painted. This tradition is encouraged to be continued in both rehabilitation and new construction.

2.5 Accessory structures may remain unpainted. a. In the historic core of Town, unpainted secondary structures are preferred. b. However, secondary structures may be painted in all districts.

2.6 Leave natural masonry or colored stucco finishes unpainted when feasible.

a. For other parts of the building that do require painting, select colors that will complement through similar tones those of the natural materials.

DRAINAGE / SNOW SHEDDING Crested Butte’s alpine environment means a relatively wet climate for the west, with high accumulations of snow in the winter and rain in the summer. Precipitation must be adequately addressed in the design of buildings and site work.

*2.7 Provide snow storage on site. a. Generally, snow storage areas should be one third the size of all areas to be plowed. b. Snow should not shed or be stored on adjacent properties.

2.8 Minimize drainage onto adjacent properties.

a. To prevent moisture damage, drain away from structures. b. Avoid increasing runoff onto adjacent properties.

ENERGY CONSERVATION The use of solar applications and alternative energy measures within the Town is encouraged. Crested Butte experiences an extreme winter climate. The burden of the cost of heating can be lessened through good design that takes into account energy conservation measures and alternative sources of energy. Individual solar devices and their placement should be analyzed to assure that they are effective in this climate and can withstand snow load and shed issues. The Town has energy and resource conservation requirements that are administered through the Building Department. 2.9 Panels and devices should not be placed in locations that detract from the appearance of historic resources.

a. Care should be taken when choosing and placing solar collectors to avoid an incongruent looking element within the historic core district. The use of roof glass and solar panels on historic buildings is a particularly sensitive issue and will be subject to higher levels of review.

*2.10 Solar devices and panels should be placed to minimize their visibility. a. Roof glass and solar collectors that are flush with the roof plane are strongly preferred. b. Solar collectors should be parallel with the angle of the roof on pitched roof structures. They should not be placed on racks or roof appendages that are at angles other than the roof pitch to which the panels are attached. c. Roof color should be selected to be complementary to the color of the solar array. d. The minimum number of solar panels should be utilized to accomplish the energy objectives of the property. e. In historic zones, do not locate solar panels and skylights on principle roof elements of primary structures with street frontage. Locate the elements on secondary roofs not visible from the street. f. Solar panels and roof glass are preferable on roofs that face the rear yard and side yards that are not street frontages or visible from the street. They are acceptable on other elevations in new development zones if they adhere to the other guidelines in this section. g. Place landscaping to minimize the visibility of panels from public ways, particularly on corner lots. i. The placement of panels on accessory buildings is permitted if the rest of the pertinent issues in this section are addressed.

2.11 Solar Panels may be mounted on flat roofs so long as they adhere to the following guidelines. a. The top of the solar panels may not protrude more than six feet above the roof deck, parapet or the highest structure on the side of the building. b. Solar panels on flat roofs may not be more than six feet above the maximum building height on flat roofed buildings. c. The top of solar panels should not protrude above a plane drawn 40 degrees above horizontal from the highest structure on the side of the building.

d. On the primary street frontage, the solar panels should not be mounted in such a manner that they are visible from a point six feet above the curb opposite the primary street frontage.

2.12 Freestanding or wall mounted units are acceptable if no other reasonable solutions are available and if they adhere to this section.

a. Freestanding units may not be placed in front yards or on side yards adjacent to streets. b. Freestanding units may not be placed to exceed 16 feet in total height above grade. c. Minimize the impact of freestanding units with landscaping, such as trees behind or low-level shrubs in front of the panel. d. Wall mounted units may be considered on accessory structures. They should not be placed on street front elevations of primary structures. e. Wall mounted units should not be tilted more than 10 degrees from vertical. f. Awnings that incorporate solar panels on the roof can be considered.

2.13 Minimize the visual impacts of expansive areas of glass that may be associated with sun spaces. a. In Crested Butte, the amount of glass needed for solar gain is less than some people may assume. It is important to follow the guidelines for solid to void ratio. Refer to the appendix for additional information on passive solar design. b. Design fenestration patterns to be similar to those of traditional windows. c. Use smaller glass panes in frames, rather than a large plate of glass. d. Large expanses of glass are inappropriate, except on first floor storefronts. e. The construction of a sun space should not alter the character of a historic building. f. Glass should not continue to the edge of a wall. Corners of buildings should be solid materials, not glass.

2.14 Do not utilize more glass than is necessary in passive solar applications.

a. In Crested Butte, the amount of glass needed for solar gain is less than some may assume. It is important to follow the guidelines for solid to void ratio on street elevations. Too much south glass may make a space uncomfortably hot. Glass should be coupled with mass for heat storage and thermal curtains to be effective. b. Adhere to window guidelines in other sections. c. The addition of a sun space should not alter the character of a historic home. On historic homes, the glass on porches was traditionally mounted higher off the floor.

LANDSCAPING The Crested Butte townscape should complement the Town’s historic character and reflect the indigenous landscape of the surrounding countryside. Landscape elements should include: tree-lined streets, ground cover plantings to control dust, erosion and noxious weeds, a minimum of unplanted, hard surface areas and tree, shrub and wildflower plantings of indigenous species to help define “a sense of place” for this unique community. In addition, a goal is to increase the amount of “green” in Crested Butte. In recent years, the number of hard surfaces, including roofs, streets, drives, decks and parking areas has increased dramatically and the amount of green space has declined. This trend should be reversed. Instead, Crested Butte should become more “green.” Therefore, a high degree of compliance with these landscape Guidelines is expected. In all cases, the preference is to preserve mature, existing landscaping.

2.15 Include substantial amounts of landscaping in all projects. a. All unpaved surfaces that are not part of plant beds and other landscape features should be seeded with a mixture of short growing native grasses. b. Non-vegetative ground covers, such as crushed rock, gravel, decorative bark and rock are discouraged as landscape materials in non-parking areas. c. Bluegrass lawns are strongly discouraged. d. Trees, shrubs, wildflowers, ground covers and grasses should be species that are indigenous (native) to the area surrounding Crested Butte in order to develop a sense of belonging to the surrounding natural landscape. e. Pervious materials such as gravel or grass-crete are preferred for driveways and parking areas, as opposed to non-pervious materials such as concrete or asphalt. This allows percolation into the soil and reduces run-off. f. All plantings should be well-maintained. g. Provide a convenient source of watering for all plantings, such as well-placed hose bibs.

2.16 Arrange landscape elements in a manner similar to those seen traditionally.

a. Plants that are not indigenous should be kept to a minimum. If exotic annuals and perennials are used in floral displays, they should be confined to small, well-defined areas such as flower beds, rock gardens or planter boxes. b. Landscape plantings also should reflect the form, color and texture of the surrounding landscape. c. Aspens appear more natural when planted in clusters. d. Designs should use a mix of deciduous and evergreen trees.

*2.17 Preserve existing mature trees and other established vegetation. a. This is especially important along property lines or within required setback areas. b. Existing plantings that are in the way of proposed construction should be relocated on site whenever practical, or replaced with an equal number of the same species as the space allows. c. When historic structures are preserved on site the immediately adjacent plantings should also be preserved.

2.18 Planting of a minimum of two trees per 50 feet of street frontage is encouraged. a. Trees are to be planted behind the property line and within the required set-back area. b. Recommended trees are Cottonwood, Aspen, Pine and Spruce, and shall have a minimum height of 4 feet at the time of planting. c. Cottonwood trees are recommended as street trees along the front of properties. d. Mature trees vary in size depending upon their microclimate and species, however trees a minimum of 8 feet tall give an illusion of mature as people must look up to see the entire tree. When planting aspens, use three small aspen trees to replace a mature one. e. Consider the impact of snow plows when locating trees next to the street or driveways. f. Consider using deciduous trees in the south side of structures to maximize solar gain in the winter and conifers on the north side to shield structures from the prevailing winds. g. Consider your neighbors solar access when planting trees.

2.19 The use of native plant materials is strongly encouraged. a. Use plantings of native shrubs and wildflowers to screen building foundations. b. Use plantings of native trees, shrubs and wildflowers to define property lines and other boarders.

c. Enhance large open spaces with native plants. d. Accent plantings within open space are encouraged that are compatible with the space and snow storage requirements. e. Wildflower meadow plantings of native species are encouraged within larger open space areas.

MAINTENANCE 2.20 Provide an adequate water supply to meet the needs of vegetation if non-xeriscape plants are selected.

a. Use natural site drainage to provide water to vegetation. b. Where necessary, provide an irrigation system.

2.21 Plan for the replacement of mature trees that are near the end of their lifespan.

a. If plants die that are part of an approved landscape, replace them with a similar plant. NATURAL FEATURES Steep slopes, rivers, rock out-croppings and stands of mature trees are examples of natural features that should be preserved on site when feasible. 2.22 Protect natural features.

a. When feasible, locate structures to avoid negative effects on natural features. HISTORIC FENCES The general character of historic fences should be retained. In Crested Butte neighborhoods, these were traditionally wood picket or wire fences. 2.23 Consider using fences to define yard edges.

a. In front yards, fences should enhance a pedestrian environment. b. A fence should not exceed 3 to 3 ½ feet in height in the front yard. c. Tall privacy fences are discouraged.

2.24 Preserve original fences when feasible. a. Replace only those portions that are deteriorated.

2.25 For replacement fences use materials similar to the original. a. Avoid using solid fences with no spacing between boards. b. Simple iron or wire fences may be considered. c. Wood picket fences also are appropriate. d. Chain link is not an appropriate material. e. Wrought Iron fences were not prevalent in historic Crested Butte.

PARKING AREAS Cars were not a part of the historic character of Crested Butte and their presence can radically alter one’s perception of the district today. In all cases, the visual impacts of the automobile should be minimized.

2.26 Minimize the visual impacts of parking. Parking spaces should be easily recognizable and accessible.

a. Parking should not dominate the street frontage of a property. b. Locate parking to the rear when feasible. See also the relevant Guidelines for individual zone districts.

c. Screen parking from adjacent properties with plantings and fences when feasible. Provide detail in the screening that gives a sense of scale and interest. d. Minimize the extent of paved surfaces in parking areas. e. Where feasible, use materials other than asphalt, especially porous materials.

2.27 Minimize the visual impacts of a garage. a. A garage shall appear subordinate to the primary structure and should be detached. b. Vehicles should not dominate the site. c. For parking located on site in residential areas, it is preferred to locate a detached garage at the rear of the property. d. In general, no more than 40% of the street frontage of a lot may be used for driveways and parking areas in single family residential zones. e. Painting garage doors the same color as the areas around them is strongly encouraged to minimize the garage door’s visual impact.

ACCESSORY STRUCTURES *2.28 The use of accessory structures is encouraged to reduce the overall mass on a site.

a. Accessory structures should be subordinate in scale to the primary structure and may not exceed a height to width ratio of 1:1 as measured on the street-facing façade. b. The height of an accessory structure may not exceed the width as measured from the street or alley facing facade c. They should be simple in character and materials may be rustic. d. In residential areas, a detached garage set to the rear of the property is strongly encouraged. e. Dormers on accessory dwellings may break the eve-line of the roof if the dwelling ridge height is 3 or more feet lower than the allowable maximum height from grade. f. Also, provision of long-term affordable housing in accessory structures is strongly encouraged.

2.29 Greenhouses are freestanding structures designed for the growing of plants, not for storage, and are at least 80% transparent or translucent. They should abide by the rules and guidelines for accessory buildings unless otherwise stated. Greenhouses may be approved within the Town if they meet the following guidelines:

a. Cold frames or structures that are less than 30 inches above the ground are exempt from review and these guideline provisions. b. Greenhouses shall not be subject to the typical solid to void ratios or guidelines related to window placement and type. c. Greenhouses shall not be larger than 96 square feet or taller than 7 feet at the eve. d. Bowed or curved roof forms are not allowed. Roof pitches as low at 4:12 may be considered. e. Greenhouses can be located in the rear half of the property and are encouraged to be located in the rear yard where feasible. f. One greenhouse is allowed per property and must be associated with a dwelling unit. g. Greenhouses must remain in usable and kept in good condition while located on a property.

SERVICE AREAS *2.30 Minimize the visual impacts of trash storage and service areas.

a. Screen dumpsters from view as seen from the public way, when feasible. b. Locate service areas away from primary facades. c. Use landscaping to buffer service areas that abut residential uses. d. Also provide space for snow storage when planning service areas.

e. Coordinate the location of trash storage and pickup with the collection agency or company, but screening is a priority concern.

TOWN GRID 2.31 Respect the town grid in all new development.

a. Orient building walls parallel to the lot lines. b. Use simple, rectangular building forms to reflect the Town grid. c. If lots are subdivided, they should reflect the Town grid. New lot lines should reflect the traditional rectilinear platting. d. The historic street plan should not be altered within the Town limits.

VIEWS One of the attractive features of the Crested Butte setting is the interesting views to the mountains abound and, in some cases a vista to a landmark structure exists. As new buildings and additions are constructed, opportunities will exist to preserve these views by thoughtful massing and sighting. 2.32 Site buildings to maintain established views where feasible.

a. For example, set a mass to one side of the lot to allow a view along the other side. b. Also consider how roofs and dormers may be designed to preserve views.

2.33 Consider protecting views from public ways to the mountains, Coal Creek and to historic landmarks, when feasible.

a. For example, site new buildings to maintain established views from key points in the public way. LIGHTING 2.34 All exterior lighting or illumination on any lot should be so located, placed, shielded and designed to be architecturally and aesthetically in keeping with the buildings and surroundings.

a. Only full cut-off shielded fixtures may be utilized as exterior lighting on all structures. 2.35 All exterior lighting should have minimum visual pollution or impact on any other lot. 2.36 The lighting of landscaping features is discouraged. 2.37 Use the minimum amount of outdoor lighting necessary to address building code and safety concerns. Design Guidelines for All New Commercial Construction These design principles apply to all new commercial construction projects in the Town of Crested Butte. They are general design policies that apply in addition to the guidelines for individual neighborhoods or districts, where more detailed guidance is provided. New construction within Crested Butte should be compatible with the town’s historic resources, drawing upon the design elements of the historic buildings, yet they should not directly imitate historic structures in their entirety. Such design expression allows the historical evolution of the area to be evident, not projecting a false sense of history. Thus, creativity in new design that also is compatible with the design goals of the community is especially encouraged. This philosophy is based on strongly-established, accepted preservation theory, and, in particular, is espoused by the National Park Service, the federal

agency responsible for administering programs established by the National Historic Preservation Act, including the National Register of Historic Places. SITE PLAN *4.1. Develop the site for a new building in a manner similar to that used historically.

a. Orient new building parallel to lot lines, similar to historic building orientation. b. Maintain the typical building spacing pattern found on the block. c. Where uniform setbacks are characteristic, maintain the alignment of uniformly setback facades. d. Use architectural features such as fences and hedges, to define property boundaries

BUILDING ORIENTATION 4.2 Orient the building containing the primary use toward the street. 4.3 Clearly define primary entrances.

a. For example, provide a recessed entryway on a commercial building. *4.1. Develop the site for a new building in a manner similar to that used historically.

a. Orient new building parallel to lot lines, similar to historic building orientation. b. Maintain the typical building spacing pattern found on the block. c. Where uniform setbacks are characteristic, maintain the alignment of uniformly setback facades. d. Use architectural features such as fences and hedges, to define property boundaries.

MASS AND SCALE *4.4 New construction should appear similar in scale to historic structures found traditionally in the neighborhood. *4.5 If a larger building is divided into multiple “modules,” these should be expressed three-dimensionally, by having significant architectural changes, throughout the entire building. MATERIALS A general philosophy to use when selecting new materials is that they should have a simple finish. *4.6 Traditional materials are preferred, primarily wood clapboard.

a. New materials may be considered, but they should appear similar in character to those used traditionally in Crested Butte for the relevant building type.

4.7New Materials must have a demonstrated durability and ability to be repaired.

a. Materials such as aluminum and vinyl may look similar when installed but tend to dent over time.

4.8 Materials should be used in a manner similar to those used traditionally.

a. Diagonal wood siding is inappropriate. b. Logs may be considered, but should have a whole log, hand-hewn appearance. Machine milled logs are inappropriate. c. Wood clapboard and board and batten are appropriate materials. d. Rock, stone, plywood and brick are not appropriate as primary materials.

e. Dry-vit and panelized stucco are also inappropriate materials. f. Indigenous rock is an appropriate foundation material. g. Corrugated metal siding may be appropriate for commercial buildings. h. Mixing primary materials on a building is inappropriate.

4.9 Wood should be painted, or it should have a pigmented stain.

a. Metal, wood and asphalt shingles, in muted colors, are appropriate for roofs. ARCHITECTURAL CHARACTER *4.10 The exact replication of older historic structures is discouraged.

a. One should not replicate historic structures, because this blurs the distinction between old and new buildings, as well as making it more difficult to visually interpret the architectural evolution of the district.

*4.11 Interpretations of older historic styles may be considered if they are distinguishable as new. 4.12 Contemporary interpretations of traditional details are encouraged.

a. Decorative window shutters are inappropriate.

WINDOWS AND DOORS 4.13 Windows with vertical emphasis are encouraged. A general rule is that the height is twice the dimension of the width.

a. Double-hung windows with traditional depth and trim are preferred. b. Sliding-glass doors are not appropriate.

4.14 Windows and doors should be trimmed with wood; this trim should have a dimension similar to that used historically. 4.15 Primary street front entrance doors should be wood or be indistinguishable from wood. They historically featured significant glass. 4.16 Keep windows simple in shape.

a. Odd shapes, such as triangles and trapezoids, are discouraged. WINDOW TO WALL RATIO (VOID-TO-SOLID) 4.17 The window-to-wall ratio should be similar to those seen on comparable historic buildings. ROOFS *4.18 Roofs should be similar in form to those used historically.

a. Gable roofs are appropriate for commercial and residential structures. b. Gable roofs should be symmetrical in design. c. Exotic roof forms are inappropriate. Examples are geodesic domes or A-frames that end near the ground. d. Gambrel and mansard roofs are inappropriate. e. Roof ridges must be parallel with floor planes. f. Hip roofs may be appropriate.

4.19 Roofs should be similar in scale to those used historically on comparable buildings.

a. The length of a roof ridge should not exceed those seen historically on comparable buildings.

4.20 Shed roofs are appropriate on secondary structures and on subordinate appendages to other buildings.

a. Clear stories are inappropriate. 4.21 Flat roof may be considered on commercial structures.

a. Flat-roofed commercial structures should have a false front and tall side parapets. Front parapets of false fronts should be taller than side parapets. Construction of these types of roofs should be correlated with zoning districts.

Design Guidelines for All New Residential Construction The design principles outlined in this chapter apply to all new residential construction within the Town of Crested Butte. Primarily they address new structures, but the Guidelines also apply to additions and alterations to existing structures. New construction in the historic core zones and directly abutting the core zone needs to be very sympathetic to the historic resources and traditional design without exactly imitating the historic structures. Construction in the new construction zones should utilize the basic forms and elements of historic design and draw inspiration from the historic architecture. More variation is allowed in the new construction zones to provide a sense of evolution to the Town’s architecture. Street front facades and those elevations highly visible from the street are more sensitive than rear facades or those less visible, and a higher standard may be applied. The Guidelines should be read carefully. Certain Guidelines will apply more specifically to the core residential zones or to the new development zones. The new development zones are R1, R1A, R1B, R1D, R1E, R2, R2A and R4 zones. The core residential zones are R1C and R2C, as well as parts of the R3C and B3 zones that contain historic residential structures. Those structures directly abutting the R1C and R2C zones, yet in the R1 and R2 zones, should also review Guidelines specific to the core zone and attempt to utilize those Guidelines as well in order to affect a sympathetic transition between the historic zones and the new construction zones. The Guidelines reflect the dominant building patterns and materials used historically in Crested Butte. Variations exist historically and may be permitted on a case-by-case basis, given that some precedent is proven on more than one non-altered historic property or with historic pictorial evidence. The variations will not be allowed in excess to the proportions that they occurred historically. The Guidelines serve two purposes: The first is educational. It is not realistic to expect that those unfamiliar with Crested Butte architecture can readily discern those patterns and elements that make the architecture of Crested Butte unique. It is expected that the Guidelines will be reviewed and used as a learning tool to create designs sympathetic to historic Crested Butte. The second purpose is to act as a

standard against which a proposal may be evaluated by the BOZAR. Those Guidelines which are starred are weighted more heavily than those which are not. Different Guidelines may be weighted differently from project to project to achieve a successful product. The goal is to construct designs that blend and provide architectural continuity. It is always a challenge to achieve the balance between sympathetic coherent infill and architectural diversity. CONTEXT *4.22 Structures should not be excessively similar to other structures in a neighborhood. It is in the interest of diversity to have structures vary somewhat in form, materials, color and detailing in an immediate neighborhood, as was the case historically in Town. a. Whereas a proposed structure may meet all Guideline requirements, if a proposal appears excessively similar to structures within 400 feet or one block of the proposal, changes may be required. *4.23 A structure should not be excessively dissimilar from other structures of like use in its neighborhood, zone or the Town.

a. The Design Guidelines are to be used to aid in the design process to keep structures from becoming excessively dissimilar from the Town’s historic context.

SITE PLAN *4.24 Develop the site in a manner similar to that seen historically. 4.25 The landscape plan should be similar to that seen traditionally in the Town.

a. Use architectural and landscape features, such as fences or landscaping, to define property boundaries. b. The height and openness of a fence should be similar to that found traditionally in the neighborhood. c. The use of large deciduous trees, such as cottonwoods, situated as traditional “street trees” in the first ten feet of the front yard setback is required unless prohibited by site constraints. Two trees minimum per 50-foot street frontage are recommended. d. Landscaping, as opposed to tall fences, should be used to provide screening for less traditional features or for privacy. e. Consult the zoning code book for fence requirements.

4.26 Parking should be accessed from the alley when feasible.

a. If parking is accessed from the street or avenue, limit the access to 10 linear feet of the street or avenue. In new development zones, up to 20 feet of street frontage may be utilized when alley access is not practical or the stacking of parking spots is not feasible. Multi-unit buildings (more than 2 residential units per building) may utilize up to 50% of lot frontage on a street or avenue to access parking if approved by the BOZAR. b. Consider stacking parking, one car behind another, for each individual residential unit rather than utilizing side-by-side parking. c. When parking is provided from an alley, enough space should be provided to allow an adequate turning radius into the space, particularly off of a 16-foot alley. A minimum of an additional 5 feet

of depth with an unobstructed turning radius is required in these circumstances. The front of the parking space should be a minimum of 23 feet into the site in these circumstances. d. Screen parking from the street with landscaping if possible.

4.27 Consider how much snow is to be plowed, shed and stored on the property. Snow storage should be delineated on the site plan.

a. Allow unobstructed space for snow storage adjacent to plowed areas. b. Do not place vulnerable landscaping where it is likely to be damaged by snow shed off of roofs. Consider low-level shrubs in these areas.

4.28 Buildings should be oriented to the street and each other in a manner similar to historic structures. a. The largest building containing the primary use should be closest to the street. b. The front plane of a structure should be parallel to the street. c. Where uniform front setbacks are characteristic, maintain the traditional alignment, particularly in the core zones. Front yard setbacks in other neighborhoods should not vary more than 10 feet from each other. d. Maintain the typical spacing between buildings found on the block. e. Accessory structures should be placed to the rear of the site.

Where uniform setbacks are characteristic, maintain the alignment of uniformly setback facades. MASS, SCALE AND FORM *4.29 New construction should relate to the predominant scale and apparent scale of existing structures of similar use and like zoning on the streetscape and in the neighborhood.

a. The apparent size and scale of a structure as viewed from the street is the most critical view. The street appearance should be kept as small as possible to relate to the historic scale of the Town. It should be noted that in the core zones the front street module would typically be the largest of the modules. b. Proposals for square footages greater than the matter of right square footage allowed in a zone need to pay particular attention to the neighborhood context and how the scale is perceived from the street. It is preferable to increase the length of the footprint to gain square footage rather than the height or width.

4.30 A diversity of form and size is encouraged in new development zones. Effort should be taken to keep structures from becoming excessively similar. *4.31 New construction should be massed or have forms similar to historic structures of like use. Historic structures should be used for inspiration to keep new structures from becoming excessively dissimilar from the historic building patterns.

a. The structure should be a series of rectangular modules. b. There should be a discernable primary module, preferably the module closest to the street. In new development zones the module second closest to the street may also be considered to be the primary module. The primary module is typically the largest enclosed module in terms of height and width. c. Subsequent rectangular modules should be smaller than the primary modules and step down toward the sides or preferably the rear. d. When subordinate modules are attached to other modules there should be an offset, preferably a smaller, narrower or shorter module, from the wall or roof planes of the larger module. If enclosed portions of buildings step down toward the lot boundaries, the step down should appear as an addition on the side of the structure and not occupy the entire elevation. e. Consider utilizing the mix of traditional residential building shapes found in Crested Butte.

Rectangular T-Shaped L-Shaped Hip-Roofed Combo

Not preferred massing Preferred Massing

Not Preferred Preferred

Traditionally additions were made in room size components. In the historic core zones, with the exception of dormers and bay windows, modules should be three dimensional and large enough to appear as usable space.

DESIGN AND STYLE *4.32 Interpretations of older historic styles are encouraged if they are distinguishable as new. 4.33 The exact replication of older structures is not appropriate. New structures should utilize traditional forms and massing, yet incorporate subtle differences to make them distinguishable as contemporary. It is important to be able to distinguish historic structures from new structures so as to not dilute the historic residence. 4.34 Contemporary interpretations of traditional details are encouraged.

a. The simplification of historic details is encouraged. b. Consider a minor variation in the size of elements from the historic norm. More variation is allowed in the new development zones than in the historic core. For example, a typical historic fascia board would be 3.5 to 4 inches wide. Therefore, consider a fascia of 5.5 to 6 inches in the core zones. Smaller fascia is encouraged, but up to 9.5 inches in the new development zones may be allowed.

4.35 The mixing of architectural styles on a structure is inappropriate. For example, a whole log supporting a porch roof on a clapboard sided Victorian style house is inappropriate. 4.36 Duplexes should be designed so as to appear to be single family houses.

a. Side-by-side mirror image duplexes are discouraged. b. The street frontage should have one dominant entry door facing the street. c. In new development zones, multi-family structures are not held to as strict a standard with regard to the single-family appearance. However, large structures are encouraged to emulate single family massing and details or be divided into more distinct modules.

ROOFS *4.37 Roofs should be similar in form to those used historically.

a. Gable roofs are appropriate for residential structures. b. Gable roofs should be symmetrical and balanced in design. c. Exotic roof forms are inappropriate. Examples are geodesic domes or A-frames that end near the ground. d. Flat and mansard roofs are not allowed.

e. Roof ridges must be parallel with floor planes. f. Hip roofs and Dutch hips may be appropriate. g. Clear stories, roof structures where one roof element is higher than the adjacent one on a vertical plane near the peak of the structure, are not allowed. h. Cruciform roof forms which are not reflected in the footprint are discouraged in the core zones.

The roof shape should be similar in form to those used historically.

4.38 Shed roofs are appropriate on smaller accessory buildings and on subordinate appendages to primary modules, but not as the dominant roof form on a primary structure. 4.39 It is appropriate to mix roof styles on different modules of one structure. For example, a shed roof covering a secondary module may be attached to a primary module with a gable roof. 4.40 Roofs should be similar in scale to those used historically on comparable buildings.

a. The length of a roof ridge should not exceed those seen historically on comparable buildings. On longer structures, step the roof ridge down a minimum of 12 inches on at least the rear third of the structure to provide a more traditional look.

*4.41 Roof pitches should be similar to those used historically on comparable buildings and elements.

a. The desired pitch on a primary module of a residence is between 10:12 (40 degrees) and 12:12 (45 degrees) in the core zones. Roofs that are shallower or steeper, between 8:12 (34 degrees) and 14:12 (49 degrees) may be considered in new development zones. b. The pitch on secondary modules of a residence should be between a 4:12 (19 degrees) and 14:12 (49 degrees). c. Different roof pitches are allowed on separate modules or elements of the same structure. In the core zone, special attention should be given to blending with the primary module and the neighborhood context.

DORMERS AND SKYLITES 4.42 Dormers may be used on new construction.

a. Gable dormers are the traditional form. b. Shed and hip roofed dormers may be considered but should not become the dominant form in a neighborhood. c. Dormer types should not be mixed on a module in locations where the difference may be observed from one location on the street.

4.43 Dormers may not be the dominant roof feature. Dormers should appear to be a subordinate element on a roof.

a. Dormers, whether gable or shed, on any one side of a module should not occupy more than 30% of the roof. b. Dormers should fit within the primary roof plane. They should be lower than the primary ridgeline in the core zones. The preferred dormer detail is to have a section of continuous roof beneath the dormer to make it appear as a more subordinate element. This is required for third story dormers and dormers in the core zones. This reduces the appearance of mass without appreciably affecting the livable space in the dormer.

Not Preferred Preferred

c. If a dormer is allowed in a roof module where the siding treatment below the dormer on the structure wall continues unbroken by a roof section onto the vertical dormer face the 30% rule above still applies. The 30% is measured by assuming a continuous fascia or roof detail exists at the level it would normally appear and then measuring the vertical face above it for the dormer area. d. Typically shed dormers that occur in the middle 70% of a roof form are more acceptable. e. The vertical wall of shed dormers should not exceed 4 feet in height.

4.44 The use of skylights is allowed in locations that are not highly visible from the street. This applies to both front and side facades. A higher standard is applied in the core zones and on historic buildings.

a. Skylights may not be used on roof pitches of modules that face the street or where highly visible from the street once the adjacent properties are built out. Skylights are discouraged on side facades facing the street on a corner lot. b. Skylights should be as flat to the roof plane as possible. Bubble skylights are not allowed. c. If used, skylights should be relatively small in size and number and sit at least one foot below the ridgeline. d. If used, skylights should be vertically oriented and not wider than they are tall.

PORCHES AND BALCONIES *4.45 Covered porches that shield the primary entrance door on the ground level are strongly encouraged in residential structures. a. A sloping roof should cover primary entrance porches. b. Gable, hipped and shed roofs are appropriate. 4.46 A mix of porch sizes is appropriate in a neighborhood. In general, most porches should be large enough to be functional for sitting. Some may only be large enough to serve as an entry landing. 4.47 Roofed porches on the sides or rear of structures should be simpler than porches shielding the primary entrance. For example, a hipped roof porch on the front of a structure and a shed roof structure in the rear is acceptable.

a. Small simple gable or shed roofs supported from the wall of the structure are acceptable on secondary entrances.

4.48 Second and third story decks are not appropriate on the front of houses. These decks are acceptable on the rear of structures and may be considered on the sides of structures if unobtrusive and not highly visible from the street.

a. Second story decks should be screened by structure or substantial landscaping if approved on the sides of structures or in the core zones. b. The area below second story decks may be hard surfaced at ground level without being considered as a covered porch. If the improved surface is above the adjacent grade level it will be counted as a covered porch for floor area ratio purposes.

WINDOWS 4.49 The window to wall ratio should be similar to that seen on comparable historic buildings.

a. On facades, highly visible from the street in the historic core zones there should be more glass on the first floor than on the second floor. In new development zones the primary street frontage should adhere to this policy.

*4.50 Windows with vertical emphasis are encouraged. A general rule is that the height is twice the dimension of the width. The Board may require that window specifications be provided to insure the compatibility with the Guidelines.

a. Double-hung windows with traditional depth and trim are strongly encouraged. In new development zones casement windows, may be approved if they have a traditional look. Casements should have divided lights or the appearance of double-hung. b. Windows with significant relief should be used. Relief or reveal is the distance from the face of the window frame to the glass or glazing. Windows which appear flat with the wall plane or window frame shall not be used. c. A limited number of small square windows may be acceptable. d. Horizontal windows and large fixed panes are not allowed. Where more glass is desired, divide the area into multiple windows. e. Smaller full length or ¾ length flanker windows bracketing a larger window or door are inappropriate.

*4.51 Keep windows simple in shape.

a. Triangle and trapezoids are not allowed. b. Half rounds and round windows may be considered on a limited basis in new development zones.

4.52 While wood windows are preferred, clad windows are acceptable in the new development zones.

4.53 Fenestration patterns (where windows are located in walls) should be similar to historic placement patterns.

a. Windows should not crowd corners of structures. There should be at least 12 inches between the corner of a structure and the outside of the window trim. b. Windows may not be placed so as to split floor levels.

4.54 Groupings of more than 2 windows in the core zones and 3 windows in the new development zones on a façade facing or highly visible from the street are not allowed. Individual windows within a grouping should be of historic proportions.

a. In the core zones at least 3.5 inches must separate windows in a pair. In new development zones 2 windows may be mulled together: If 3 are grouped together there must be at least 3.5 inches between each unit. b. Sunspaces on the front of houses in subordinate modules done in a traditional fenestration pattern with additional glass may deviate from the above rules and be considered.

*4.55 Windows and doors should be trimmed. This trim should have a dimension similar to that used historically.

4.56 Divided lights should be formed from smaller muntins integral to the window.

a. Pop-in muntins and muntins not on the exterior glass are unacceptable. 4.57 The use of bay or bow windows should be confined to the ground floor.

a. There should be sufficient structure beneath the glass of these windows to reach the ground or give the appearance of reaching the ground.

4.58 The use of exterior window wells or exterior staircases to access below-grade doors may be considered if the following conditions are met.

a. Window and door wells are not allowed on the primary street frontage of structures. b. Window and door wells should not be larger than necessary to allow legal egress. c. When possible, window and door wells should be screened from public view by landscaping. d. Snow can heavily impact window and door wells. They must meet the building department’s requirements for being covered to assure year-round accessibility if they are required to be used for egress or could be required to be utilized for egress in the future.

DOORS 4.59 The primary entrance door should face the street on the front of the primary residence on a site.

4.60 The primary entrance door should be made of wood and be of a standard size. Doors made of materials indistinguishable from wood may be considered. The preferred form is a half-light door.

a. A full light door may be considered if it has true divided lights. b. Doors with oval glass may be considered. c. Sliding glass doors are not appropriate. d. Fan light doors are not appropriate in the core zones.

4.61 Secondary doors should be similar to those seen historically.

a. Sliding glass doors are not appropriate. b. French doors may be considered if not on the primary street façade or highly visible from the street.

4.62 If the structure is a duplex the doors should be positioned so as to emulate a single-family dwelling door placement. a. Two or more primary entrance doors should be avoided on the main street elevation. Two doors facing the street on the main façade may be considered on multifamily dwellings as long as the placement is not excessively similar. 4.63 Garage doors should not face the primary street frontage when garages are integrated into the primary structure. 4.64 Garage doors should be of wood exterior and emulate traditional accessory building doors. DETAILS 4.65 The incorporation of interpretations of historic elements and details is encouraged. 4.66 Chimneys may be considered. Traditionally chimneys were of brick and most exited the structure near the ridge because heating appliances were centrally located in the house.

a. Oversized masonry or rock chimneys are discouraged in the new development zones and not allowed in the core zones.

4.67 Houses should have eaves and overhangs in historic proportions and styles.

a. Eaves, at the bottom roof pitches, should range from 6 to 18 inches. Overhangs on gable ends should range from 6 to 24 inches.

4.68 Consider adding rails to porches. 4.69 Connectors may be considered. Connectors are small enclosed structures, which connected two larger modules on a site.

a. Connectors should be smaller (shorter and narrower) than either module they connect. b. Connectors are traditionally no more than one story in height. c. Connectors should be fully enclosed and may have windows.

d. Connectors should connect modules from the front to the back of a site, not laterally across the small dimension of the lot. e. Connectors should connect a smaller rear module to a larger front module.

LIGHTING 4.70 Lighting should be unobtrusive. The Board, as part of the review process, may require lighting specifications.

a. Lighting fixtures should be confined to areas adjacent to doors and walkways. b. All fixtures should be fully shielded down light fixtures. Floodlight fixtures are not allowed. (See the Town’s lighting regulations.) c. The light quality should be similar to incandescent lights. Sodium vapor, metal halide or mercury vapor fixtures are not allowed.

MATERIALS *4.71 Exterior materials should be similar to those seen historically on the relative building type.

a. Horizontal wood siding materials are preferred on primary structures. Traditional siding patterns are required in the core zones. These include bevel and drop lap patterns. b. Logs may be considered if they can meet efficiency standards but should have a whole log, hand-hewn appearance. Machine milled logs are inappropriate. Log looking veneers may be considered in the new development zones but not in the core zones and should not become a dominant look in a neighborhood. c. Vertical board and batten as well as board on board are appropriate materials, particularly on accessory buildings. d. The use of corrugated metal may be considered for accessory buildings. e. Angular rock is acceptable as a foundation material or foundation veneer if used in historic proportions not more than 18 inches above grade. Rounded stone or river rock meeting the same requirements may be considered in the new development zones. f. Rock, stone, brick, plywood, panelized composite materials (T1- 11), aluminum and vinyl are not acceptable as primary exterior materials. Cementous board (Hardi-plank) and composite siding (masonite) may be considered in the new development zones if they are applied in traditionally sized pieces. g. Metal is not an acceptable material for fascia and other details in the core zones and must meet the criteria in Guidelines 4.72 to be considered elsewhere.

Masonry is not appropriate as a primary material.

4.72 New materials may be considered. In order to be considered the materials must meet all the following criteria:

a. They must appear similar, initially and over time, to traditional building materials found on historical buildings of like use. Shadow lines, reveals, texture, joints and joining of the materials, as well as the finished appearance of the product, may be considered when determining a material’s acceptability. b. They must have a demonstrated durability in this climate and the ability to be repaired. c. They must demonstrate some advantage over traditional materials with regard to energy efficiency or resource conservation.

4.73 Stucco or stucco appearance products may be considered under limited conditions. With limited exceptions, stucco in Crested Butte was historically a veneer treatment over frame structures where the original finish material was wood. Large expanses of stucco on residential structures should be minimized. Projects that adhere to all of the following guidelines may be considered.

a. Traditionally stucco homes were small, with an average size of 1,236 square feet. In the historic core zones, homes with stucco may not exceed 1,700 square feet of FAR. In new development zones, homes with stucco may be up to 2,100 square feet of FAR or the matter of right FAR for the property, whichever is smaller. Stucco homes should use traditional forms and massing to appear similar to those seen historically. b. Stucco tones that are generally darker are more acceptable. It is recommended that as the size of the structure increases the color of the stucco should become darker. c. While simple rectangular mass should be the primary form, varying planes on the outside walls is an effective way to break up the appearance of large masses of stucco. The larger the structure the more dramatic the plane changes should be. d. Because of the increased potential for a non-traditional appearance with stucco, additional historic elements should be added to achieve a more compatible structure. True divided light windows, contrasting window trim, wooden doors, porches and other features are important elements that also help break up large masses of stucco and create a more historic appearance. e. Windows should be recessed so that the plane of the stucco and the glass are different and shadows are introduced. f. Substantial wood trim on doors and windows in a color contrasting with the stucco color is required. g. Use other siding materials on subordinate modules if the primary module is stucco. h. Textured stucco is more desirable than smooth stucco. Panelized stucco with visible joints is not acceptable. i. Corners should appear square rather than rounded. j. Consider the amount of stucco in the neighborhood. The traditional ratio of stucco structures to non-stucco is historically 10%. The BOZAR may consider the neighborhood context and limit the number of stucco structures in any particular area too close to the historic ratio.

4.74 In the core zones, wood siding on primary street front modules of primary structures shall be painted or have a solid body stain treatment. This is highly recommended in the new development zones, although more variety is allowed.

a. A diversity of color treatment is desirable in a neighborhood and may be required. The neighborhood context should be considered. b. In the core zones it is encouraged that the trim be painted in a contrasting color.

4.75 Materials should be used in a manner similar to how materials were historically seen. a. Diagonal wood siding is inappropriate. b. Wainscoting is inappropriate as an exterior application on residential structures and may not exceed a height of 18 inches above finished grade. 4.76 Mixing primary materials on a structure may be considered.

a. In the core zones, primary materials may not be mixed on any one module, but may change at vertical breaks between modules. In new development zones materials, may change vertically between modules or a change may be considered horizontally at floor levels only. b. Traditionally, the more finished substantial materials occurred on the dominant street frontage module. This is recommended. For example, the primary module may have horizontal siding while a subordinate module may have vertical board and bat siding. c. Accent materials may be considered if used in a manner similar to their use on historic structures. For example, shingles or vertical wood may be used in gable treatments.

4.77 Roofing materials should be similar to those used historically.

a. Metal roofing is acceptable. In the core zone metal roofing in muted colors is acceptable. Standing seam metal roofing is not allowed in the core zones. b. Sawn wood shingles are acceptable. Split shake shingles and asphalt shingles may be considered in the new development zones but not in the core zones.

ACCESSORY BUILDINGS 4.78 Accessory Buildings are encouraged. Accessory buildings are smaller than the primary building on the site. Historically accessory buildings were used for storage, livestock shelter, coal sheds, icehouses, smokehouses, outhouses and other non-primary uses. 4.79 Accessory buildings should be located on the rear of the site. 4.80 An attempt should be made to vary the appearance of accessory buildings within a neighborhood.

a. Consider varying the size, footprint, height, materials and detailing. 4.81 Accessory Dwellings should appear similar in height and width to those seen historically. Dwellings may not exceed a height to width ratio of 1 to 1 as measured on the street facing facade.

a. Dormers on accessory dwellings may break the eve-line of the roof if the dwelling ridge height is 3 or more feet lower than the allowable height from natural grade. b. Gable-style dormers or intersecting ridge valleys on accessory dwellings do not allow for decreased set-backs below the standard requirements for accessory dwellings.

4.82 Accessory buildings should be simpler and less detailed than primary structures.

a. Accessory buildings may be left un-painted.

b. Accessory buildings should have simpler detailing. For example, they may be constructed without soffit and fascia. c. Accessory buildings should be of simple design and massing. d. If used, porches should be small and unobtrusive. e. Accessory buildings should have fewer windows and a greater solid to void ratio than primary structures. f. Dormers on accessory buildings, which are not accessory dwellings, are discouraged. g. In the core zones, accessory buildings should not have second story decks. h. In the core zones, accessory buildings should have simpler finish materials than the primary structure on the site. i. Exterior staircases from second floors should be screened with structure or landscaping from primary street views.

4.83 When garages are incorporated within accessory building the appearance of garage doors should be minimized and have a wood exterior to emulate historic accessory building doors.

Documents

Planning Commission, Board of Adjustments & Design …175F1D4C-10BE-47AA-AF3E... · Town of Pagosa Springs Amending Portions of Chapter 21 of the Pagosa Springs Municipal Code,