Agenda Date: 9/29/25
Subject:
Title
Unified Land Use Code and Major-Minor Alterations Chart Amendments Discussion
Body
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Prepared By: |
Sara Dusenberry, Senior Planner |
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Presentations: |
Sara Dusenberry, Senior Planner |
PURPOSE:
To discuss potential updates to applicable code language in the Unified Land Use Code (ULUC) and the Major-Minor Alterations Chart.
LONG-TERM OUTCOME(S) SERVED:
Vibrant Community with a Rich Culture
High Quality Governance
DISCUSSION:
The Historical Preservation Commission (HPC) 5-Year Strategic Plan called out the importance of assessing code language to ensure the process is effective and efficient. Specifically, the objective, included under the goal of preservation, states:
“Assess the code to ensure a beneficial balance between protecting historic resources and ease of process and use for applicants.”
The 2025 Work Program specifically notes review of the Major-Minor Alterations Chart, but recent applications have highlighted a need to review other portions of the ULUC related to historic preservation and Downtown Standards. Staff opened the discussion with the HPC to understand what the commissioners feel is or is not working with process, who provided recommendations for potential updates. From this discussion, staff was directed to further research or provide code language on the various recommendations made by the commissioners.
Recommendations previously discussed include the following:
1. Include a waiver provision, for properties that are locally designated or within a historic district, that allows for design standards enumerated in the ULUC to be waived if the proposed alterations meet the standards to receive a Certificate of Appropriateness (COA).
2. Staff has received comment that the prohibition of vinyl decal signage on windows in Downtown poses several issues for businesses. To address concerns related to cost, labor, and the permanent nature of the allowed window sign types, staff is proposing to allow for vinyl decal signs to be installed on the interior of windows. This provides a cost-effective approach, that is less permanent, while protecting against some of the common maintenance issues associated with vinyl decal window signs.
3. The major-minor alterations chart does not contemplate signage receiving COAs prior to installation. It is common for sign placement, attachment, and material to be reviewed for designated properties. Staff is recommending signage receive an administrative COA prior to issuance of any permits for installation.
4. The code does not currently outline a process to amend previously approved COAs. Staff is recommending a process be contemplated that allows for an administrative COA for amendments to previously approved COAs that do not substantially alter the previously approved design.
Updates to recommendations:
1. There was consensus from HPC members that text within the ULUC should be updated to allow for historically designated properties within the Downtown (DT) zoning districts to be exempted from following the DT Standards of Design noted in Section 10-2-3.2 of the ULUC if an approved COA is received. This exemption would only apply to projects that involve alterations to any existing principal building or minor expansions. New construction and major expansions, as defined in the ULUC, shall be subject to the DT Standards of Design. Proposed code language is in redline form, included as an attachment to the packet.
2. Staff reviewed codes and guidance from a variety of Certified Local Governments in Colorado to determine how other communities consider the allowance of vinyl decal window signs. Many communities are silent on the allowance of this type of sign or note the types of preferred materials. Staff also researched the impact of vinyl decal signage on windows. The negative effects primarily centered around improper installation and removal, and weather impacts, like fading due to sunlight. Considering the information found, staff’s recommendation is neutral on the inclusion of vinyl window signage in Downtown.
3. Many communities include signage as one of the alterations that require a COA and are generally reviewed for material, size, location, and installation. The content of a sign may not be reviewed per the ULUC. Staff is recommending an administrative approval be required for new signs. As many businesses utilize existing sign structures when moving into a space or periodically update signage, staff does not recommend requiring a COA for face changes where the sign structure is maintained. This recommendation is in line with sign general sign requirements in the ULUC that do not require permits for face changes. Proposed language has been added to the Major-Minor Alterations Chart.
4. Staff researched the procedures of various communities to determine how an amendment process to a COA may be approached. The process was generally not contemplated within codes regulating historic preservation. One example of an amendment process was found in Louisville, KY, but this was centered on staff approvals, as most alterations requiring a COA were handled administratively and not by an appointed body. Staff is rescinding the recommendation to pursue a COA amendment process.
5. During further review of the Major-Minor Chart, staff found that a distinction between historic and non-historic materials be made when addressing in-kind replacements of windows, doors, chimneys, stoops, handrails, and sky lights. It is important to maintain original features as often as possible, but in those instances where these changes have already occurred it seems excessive to require a public hearing for replacing a feature that is the same material and appearance as what is existing on the building. Staff is recommending that the in-kind replacement of non-historic features be handled administratively. Proposed language below has been added to the Major-Minor Alterations Chart:
Pertinent ULUC Code Sections:
Chapter 8: https://online.encodeplus.com/regs/littleton-co-cc/doc-viewer.aspx#secid-3234 <https://online.encodeplus.com/regs/littleton-co-cc/doc-viewer.aspx>
Chapter 9 Historic Preservation Applications: https://online.encodeplus.com/regs/littleton-co-cc/doc-viewer.aspx#secid-4542 <https://online.encodeplus.com/regs/littleton-co-cc/doc-viewer.aspx>
Chapter 2 DT Design: https://online.encodeplus.com/regs/littleton-co-cc/doc-viewer.aspx#secid-3040 <https://online.encodeplus.com/regs/littleton-co-cc/doc-viewer.aspx>
FISCAL IMPACTS:
No fiscal impacts are expected from the discussion.
STAFF RECOMMENDATION:
No staff recommendations have been developed for this discussion.
ALTERNATIVES:
No alternatives have been developed for this discussion.