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Planning commission approves Juicy Lucy awning variances, adds hours and maintenance conditions
Summary
The Glenwood Springs Planning & Zoning Commission voted 6–1 at its Aug. 27 meeting to approve two design variances allowing retractable Sunbrella awnings at Juicy Lucy, 308 7th Street, with conditions limiting use to business hours and seasonal months and requiring maintenance and a right-of-way encroachment review.
The Glenwood Springs Planning & Zoning Commission voted 6–1 on Aug. 27 to approve two design variances that will let Juicy Lucy install retractable awnings over its leased outdoor dining area at 308 7th Street.
Emery Ellingson, community development staff, told commissioners the request has two parts: permission for an awning that extends beyond the 5-foot limit in the design code (the applicant proposes a 9-foot-2-inch extension) and permission to use a non-canvas material (the applicant proposed Sunbrella acrylic fabric). Staff recommended approval for both variances, concluding the requests met the design-variance criteria in the municipal code and would not violate building or fire codes pending a building-permit review.
"This property is somewhat unique in that it has an outdoor dining area that extends beyond a traditional entry awning," Ellingson said, summarizing staff’s findings and recommended conditions, which include insurance and a right-of-way encroachment review by city council. He also noted a seasonal limit recommended to avoid snow-load issues: the awning may be used between April 1 and Oct. 31 and otherwise kept retracted.
Applicant representative Rick Van Fleet of Western Slow Bonning described the Sunbrella material as durable and UV-resistant and said the motorized retractable system can be programmed to retract in high winds and to limit extension if needed. "Sunbrella resists fading and often lasts 15 to 20 years in our sun; it also filters UV and cools the seating area," Van Fleet said.
Commissioners focused on several concerns during deliberations: whether the approvals would set a precedent for other downtown businesses; possible impacts to the historic facade and streetscape; enforcement of leases and encroachment licenses; and how to ensure the awning is not left extended outside business hours. Commissioner White registered the lone dissent on both votes, saying the change "benefits the businesses" more than the community aesthetic.
The commission adopted three additional conditions beyond staff recommendations: the awning must be extended only during business hours and retracted no later than 10 p.m. (or one hour after close, whichever is later); no permanent or temporary signage may be attached to the retractable awning; and the awning must be repaired within 30 days of city notice if it is left in disrepair. Staff also noted the applicant must obtain a right-of-way encroachment license from city council and show the required insurance (minimum $1,000,000 general liability) before permanent installation.
Action item 1, to allow the extended projection beyond 5 feet, passed 6–1. Action item 2, to allow the non-canvas Sunbrella material, also passed 6–1. In both votes Commissioner White dissented; other commissioners supported the motions. A building-permit review and city-council review of the encroachment license remain required steps before installation.
The commission’s approval leaves the design variance attached to the property; staff explained the encroachment license and the annual outdoor-dining lease provide additional enforcement levers and can be revoked or nonrenewed if conditions are not met. The matter now proceeds to the city council for consideration of the right-of-way encroachment license and indemnification requirements.
