Commission backs ADU landscaping relief, allows stucco (with downtown limits) and eases paint/color rules

The Glenwood Springs Planning & Zoning Commission on May 27 considered a slate of staff-initiated code amendments aimed at clarifying and reducing unintended burdens created by recent code changes. The package included changes to landscaping applicability for accessory dwelling units (ADUs), design-standard adjustments (stucco/EIFS and paint-color rules), a clarification of lodging definitions and a minor administrative correction.

Hannah Klausman, director of community & economic development, said the ADU landscaping change responds to cases where interior ADU conversions had been interpreted to trigger full-site water-efficient landscaping requirements. "Interior conversion ADUs shall be exempt from subsection 70-40-50(c)(3) water-efficient landscape standards," Klausman said in describing the staff proposal. For detached or expansion ADUs the proposal would require only new or revegetated landscaping disturbed by the ADU to meet water-efficient standards rather than forcing an entire yard retrofit.

Commissioners debated whether the exemption should be all-or-nothing or include a middle ground (for example, a percentage of the site or a small required retrofit). Commissioner Connerton said he worried a large landscaping requirement could make ADUs cost-prohibitive for homeowners proposing modest conversions: "To change landscaping significantly costs a lot of money," Connerton said. After discussion, the commission voted to approve the staff language as amended (exempt interior conversions; require disturbed areas for detached/expansion ADUs) with findings and suggestions to staff; the vote was amended on the record and recorded as 6–1, with Commissioner Guymon opposed.

On sidewalks, staff explained that engineering retains an established list of substandard right-of-way streets where sidewalks are not feasible; otherwise an ADU large enough (by exterior-elevation change or square-foot triggers, discussed in the meeting as commonly around 500 sq ft) may trigger the sidewalk requirement, or engineering may accept a fee-in-lieu. Staff said engineering assesses feasibility and that accepted public improvements become city-maintained once constructed.

Design standards were also amended: after debate about durability and historic character, the commission approved code language adding stucco and EIFS as permitted primary materials for residential projects citywide but retaining a prohibition on stucco/EIFS as primary materials within the downtown core to preserve historic character; the motion passed unanimously. The commission also voted unanimously to remove "white" and "off-white" from a downtown color prohibition, retaining limits on fluorescent and metallic high-intensity colors.

Klausman also presented a clarification to the hotel definition to better distinguish hotels from vacation rentals: the amended definition specifies that a hotel building or group of buildings must include an on-site check-in lobby serving as guest reception, waiting and gathering area. The commission approved that change unanimously. Staff presented a minor errata change removing a dated requirement that the city engineer serve as traffic engineer; the commission approved that administrative correction by show of hands.

Staff will carry the commission's recommendations to city council where council review is required; staff also noted that engineering and other departments retain technical review authority for sidewalks, drainage and driveway grades.