Planning and Zoning Commission Report

Date: July 23, 2019 To: Planning and Zoning Commission From: Trent L. Hyatt, Senior Planner Subject: #10-19– ANB Bank

REQUEST Site/Architectural Plan Review for the construction of a 9,428 square foot bank/office building APPLICANT Brad VanArsdale, Open Studio Architecture OWNER ANB Bank LOCATION 910 Grand Avenue (PIN: 2185-094-21-002) ZONE C2 Core Mixed Use Corridor District SURROUNDING LAND North: Commercial office/USFS USES South: Commercial office East: Grand Avenue/CO Highway 82 right-of-way West: Alley/mixed commercial and residential LOT SIZE ApproximatelyW t 22,712 square feet (0.52 acres)

ACTION ITEM Per Section 070.060.050(a)/Table 060.2 of the Glenwood Springs Municipal Code (Code), the Planning and Zoning Commission (Commission) is the reviewing body for Minor Site/Architectural Plan review applications which include 9 to 24 new dwelling units and/or 10,000 to 30,000 gross square feet of nonresidential space. Being less than 10,000 square feet, the current proposal would generally be an administrative review but Section 070.060.050(a)(2)c.1 of the Code allows for Director referral to Commission. The decision was made to refer the application to the Commission for review due to significant public interest and discussion surrounding the application.

Following any approval (with or without conditions) of the Site/Architectural Review, the applicant must still submit and receive approval of a Construction Plans application from City staff prior to submitting a building permit application.

Action 1 - Site/Architectural Plan Review – to allow for the construction of a 9,428 square foot bank/office building.

Staff recommendation: Staff recommends approval (with conditions) of the Site/Architectural Plan Review with the findings and conditions on pages 7-8.

BACKGROUND/ANALYSIS

Proposal On behalf of ANB Bank, Brad VanArsdale of Open Studio Architecture proposes the construction of a 9,428 square foot bank/office building at 910 Grand Avenue. The site is located in the Downtown Core within the M2 Mixed-Use Core zone district, where a bank/office is a use by right. Redevelopment of the site includes the demolition of two circa 1915 buildings (pictured below), construction of a new surface parking lot, landscaping, sidewalk, grading, and drainage improvements, etc. The attached plan set includes a site plan (a portion of which is shown below), floor plans, elevations, landscaping plan, grading and utilities plans for your review.

Existing west elevation (photo credit: Google Maps)

Development Standards Section 070.040 of the Glenwood Spring Municipal Code (Code) outlines the development standards for all land use applications. Staff provides an overview of the various applicable standards below.

Common Open Space/Landscaping, Screening, and Retaining Walls Properties within the M2 zone district are exempt from the common open space requirements of Section 070.040.040(c)/Table 040.3. Similarly, the zone district does not require landscaping coverage of a certain percentage of the site. However, the proposal includes 4,160 square feet of landscaping which covers 18 percent of the site.

Off Street Parking and Loading The subject property is located within the City’s General Improvement District (GID). Developments in the GID are exempt from the parking requirements which are outlined in the Section 070.030.020(e)/Table 030.1 Table of Allowed Uses. As depicted in the site plan below, the applicant plans to expand the existing parking area lot at the south end of the parcel to include 21 parking spaces, landscape islands, an 11+ foot wide landscape buffer and screen wall, and pavers adjacent to Grand Avenue. Required bicycle parking is also provided.

Nonresidential and Mixed-Use Site and Building Design Section 070.040.090 of the Code addresses various layout and design elements intended to ensure that new development in the City relates to the physical site characteristics, is built to a human scale, and provides safe and efficient circulation. The applicant has worked with City staff to ensure that all applicable requirements have been incorporated into the site and building design such as the location of primary entrances (door provided along Grand Avenue, horizontal and vertical articulation (variations in materials and colors, projections/recessions, etc.), and windows (location and percentage of glazing). Because of the location in the Downtown Core certain additional design characteristics apply including height and building scale relative to the block face, distinction between lower and upper levels, and commercial-oriented design. A color rendering the design is provided below. Attached elevations (sheet 4 of 10) explain all of the design elements incorporated, and a point-by-point analysis of code compliance is provided in an addendum to this report.

Approval Criteria A Major Site/Architectural Plan Review application must adhere to the approval criteria outlined in Section 070.060.050(6) of the Code as outlined in bold italics below. Other language is provided by staff.

a. The site/architectural plan is consistent with the general purpose and intent of this Code;

The proposal is consistent with the general purpose and intent of the Code regarding guarding against natural hazards, efficient development, compatible design, and addressing impacts.

b. The site/architectural plan is consistent with the dimensional, design, development, and all other standards of this Code;

As outlined above, staff found that the proposal is consistent with the dimensional, design, development, and all other standards of the Code. c. The site/architectural plan is consistent with any previously approved plat, PUD, or any other precedent land use approval; and

Not applicable. d. The site/architectural plan is consistent with the Comprehensive Plan and other adopted City policies and plans.

4 As shown at right, Map 2.1 Future Land Use – North Portion of the City of the Glenwood Springs of the Comprehensive Plan (Comp Plan) identifies the area as Commercial in red and Downtown by the purple asterisk. According to the Comp Plan, the Commercial designation “…provides a wide range of general retail goods and services for both regional and local markets, in attached and freestanding structures. Retail that would compete directly with Downtown retail is discouraged.” Downtown is described as “…intended to reflect the character of the historic Downtown and yet allow additional uses that will strengthen and expand the core of the community including retail, offices, restaurants, residences, lodging, and civic uses. Pedestrian friendly design and a mix of uses are expected.” The current proposal is in compliance with the map designations and descriptions.

Numerous community goals and related objectives and strategies outlined in the Executive Summary and subsequent chapters of the Comp Plan encourage economic development, preserving our small-town character, convenient transportation, infill development, maintaining the City as the regional center of the County, social diversity, and preserving natural resources all of which are supported by this proposal. These goals are outlined in the following table.

Comprehensive Plan Goal Objective and Strategy -Direct development into a compact form: infill and redevelopment (Chapter 3, Page 34) -Attract diverse businesses and industries -Promote long-term, sustainable, diverse, (Chapter 4, Page 50) economic development -Maintain the role as regional center (Chapter 4, Page 54) -Retain role as a regional center (Chapter 7, Page 83) -Attract diverse businesses and industries (Chapter 4, Page 50) -Retain the long-standing tourist market -Maintain Glenwood Springs the regional (Chapter 4, Page 54) tourism, retail, commercial, and governmental -Build on role as a regional medical and center of Garfield County education center (Chapter 4, Page 54) -Maintain the role as regional center (Chapter 4, Page 54)

5 -Develop according to the vision (Chapter 4, Page 34) -Preserve small town character while -Direct development into a compact form: maintaining the livability of Glenwood infill and redevelopment (Chapter 3, Page 34) Springs and increasing the vibrancy and -Enhance pedestrian–friendliness while commercial success of the downtown facilitating traffic (Chapter 3, Page 36) -Direct growth inward (Chapter 9, Page 102) -Direct development into a compact form: infill and redevelopment (Chapter 3, Page 34) -Enhance pedestrian–friendliness while -Address transportation and provide multiple facilitating traffic (Chapter 3, Page 36) convenient travel choices -Direct growth inward (Chapter 9, Page 102)

-Direct development into a compact form: infill and redevelopment (Chapter 3, Page 34) -Direct growth to areas where utilities and -Direct development to locations and building services can be provided efficiently (Chapter forms that are cost effective to serve 7, Page 82) -Retain role as a regional center (Chapter 7, Page 83) -Direct development into a compact form: infill and redevelopment (Chapter 3, Page 34) -Require good design for mixed-use and higher -Support social diversity density projects (Chapter 6, Page 78) -Direct growth inward (Chapter 9, Page 102) -Retain role as a regional center (Chapter 7, Page 83) -Direct growth inward (Chapter 9, Page 102) -Promote water conservation (Chapter 7, Page -Preserve natural resources 84) -Direct growth inward (Chapter 9, Page 102)

Reviewing Agency Comments An overview of any comments received from referral agencies is provided below. Said comments are also attached.

Downtown Development Authority – Comments request the incorporation of additional brick materials, address entry location, need for relief, roof color, interest in signage, parking and bike layout, need for lighting and landscaping details.

Electric – Comments outline the need for a pre-construction meeting, requirements for installation and maintenance, and load information.

Engineering – Comments received outline the access permit requirements, need for a demolition plan, and necessary revisions to the site and grading plans.

Historic Preservation Commission – Comments include requests to document existing buildings prior to demolition, incorporate salvaged materials in new construction, a photo display of existing buildings in new structure. The Commission also requested a reduction in the use of black metal materials, a revised cornice treatment, and better variation in floor heights and roof style.

Water and Wastewater – Comments received provide information related to existing service, upgrade requirements, right-of-way permitting, the need for a hot tap, and design and installation requirements.

ACTION ALTERNATIVES AND STAFF RECOMMENDATION:

Section 070.060.030(g)(1)d outlines the review and decision procedures for applications being considered by the Commission and/or City Council stating, “[T]he applicable review body shall approve, approve with conditions, or deny the application based on the applicable approval criteria listed in the application-specific procedures. The body may also continue the hearing or refer the application to another authority as provided in 070.060.050(a)(2)c, Referral and Call- Up Procedures.”

Action 1 - Site/Architectural Plan Review – to allow for the construction of a 9,428 square foot bank/office building.

Staff Recommendation/Motion Staff recommends the Planning and Zoning Commission approval (with conditions) of the Site/Architectural Plan Review with the following findings and conditions:

Recommended Findings: 1. The site/architectural plan is consistent with the general purpose and intent of this Code; 2. The site/architectural plan is consistent with the dimensional, design, development, and all other standards of this Code; 3. The site/architectural plan is not in conflict with precedent land use approvals; and 4. The site/architectural plan is substantially consistent with the Comprehensive Plan and other adopted City policies and plans.

Recommended Conditions: 1. The applicant shall comply with/address all City staff comments prior to the issuance of a development permit and/or approval of a Construction Plans application. 2. Any future physical changes or improvements to the property or buildings on the parcel are subject to the review and approval of the Community Development Director for compliance with applicable requirements of the Glenwood Springs Municipal Code. 3. The applicant shall comply with all verbal representations made in the public hearings, as outlined in all application materials, and/or as revised per conditions herein and approved by

7 the Community Development Director. 4. The applicant shall obtain all necessary access permits required for the project from the Colorado Department of Transportation.