Englewood staff seek approval for South Broadway design guidelines, with pilot festival planned this year

The Englewood Downtown Development Authority (EDDA) presented draft design guidelines for South Broadway — the city’s downtown main‑street corridor — and recommended adopting the document by ordinance to shape future exterior renovations, new construction and public‑realm uses.

Hilary Portel, executive director of the Englewood Downtown Development Authority, and Chaney Bostick, lead designer with Studio Seed, reviewed the project scope, community engagement and a 30% streetscape design that will inform final design work. "Private investment follows public commitment," Portel said, explaining the effort to protect the corridor’s character while supporting new business activity.

Why it matters: staff said clear, concise design guidelines will help the city protect the downtown’s pedestrian‑oriented character as new investment arrives and to make public‑realm improvements that support businesses and accessibility.

What the draft guidelines would do

- Applicability: The guidelines apply to exterior renovations, full redevelopment and new private use of the public realm in the Broadway subarea (from Little Dry Creek to Eastman Avenue, Lincoln to Acoma), and are scaled so smaller projects trigger fewer requirements. Interior renovations that do not alter exteriors are not covered.

- Content and intent: The 50‑page draft focuses on universal access, preserving local character, street‑level activation, outdoor dining, materials and storefront treatments. Designers emphasized an accessible route, street trees, curb extensions for safer crossings and options for outdoor dining that do not block pedestrian circulation.

- Process and review: If adopted, the guidelines would be incorporated into the city’s development review process and become part of the required checklist for applicable permit submittals. Staff said projects must follow applicable guidelines or document why compliance is not feasible; community development staff would review compliance and the EDDA would advocate for applicants and maintenance plans.

Community engagement and pilot projects

EDDA staff said outreach included an online survey with 631 responses, multiple open houses, a project advisory group and a block‑party demonstration. Two pilot activations took place: a Flower Pop Alley and a planned West Hampton festival street demonstration. Portel said a festival‑street pilot will be implemented in June as a temporary demonstration of one design treatment.

Council concerns and clarifications

Council members asked whether the guidelines are mandatory. City staff explained the guidelines will be adopted by ordinance and folded into the development‑review process; projects that cannot meet a guideline may request an exception or demonstrate hardship. "They are guidelines," one staffer said in describing the culture of review, "but they have the force of law when adopted by ordinance and used in the development review process."

Council Members raised questions about cost and implementation burden for small businesses, and whether grants or maintenance funding will be available. Portel said the EDDA’s near‑term priority is planning and funding the streetscape construction and maintenance; grant programs for façade or activation improvements could be considered after the streetscape and maintenance plan are in place. The EDDA also described an intent to manage maintenance of public‑realm enhancements established through the DDA’s authority.

Timeline and next steps

Staff described the guidelines as concise and designed to be reviewed in an administrative process. The EDDA and staff plan to complete final streetscape design in 2025 and to implement the festival‑street pilot in June. The presentation noted that City Council would consider ordinance readings to adopt the guidelines; during the session staff and council indicated the ordinance readings are anticipated in April.

What was not decided

Council did not vote on the guidelines tonight. Several members asked for more detailed examples of how the rules would apply to unique or historic buildings and for a short list of comparable cities in the Denver‑area that have implemented guidelines. Staff said they would provide additional examples, outreach to affected property owners and a refined ordinance package ahead of the formal council readings.

End note: Support from the local business community was noted during the presentation; staff emphasized the guidelines are intended to be a market‑friendly tool to protect downtown character while accommodating new investment.