Chapter 17.39 — East Colorado Specific Plan 2003

Editor's note— Ord. No 7394, § 2(Exh. 1), adopted June, 13, 2022, renumbered the former Ch. 17.31 as Ch. 17.38 and enacted a new Ch. 17.38 as set out herein. The historical notation has been retained with the amended provisions for reference purposes. Subsequently, Ord. No. 7446, § 2, adopted May 12, 2025, renumbered former Ch. 17.38 as a new Ch. 17.39.

This Chapter lists the land uses that may be allowed within the zoning districts established by the East Colorado Specific Plan (ECSP), determines the type of land use permit/approval required for each use, and provides basic standards for site layout and building size.

(Ord. No. 7446, § 2, 5-12-2025; Ord. No. 7394, § 2(Exh. 1), 6-13-2022)

The purpose of the ECSP zoning districts is to implement the East Colorado Specific Plan by balancing and optimizing economic development, historic preservation, and the maintenance of local community culture, and to:

A.

Promote a vibrant mix of land uses, a unified streetscape, and a series of distinctive "places" along the Boulevard.

B.

Improve the appearance, function, and urban ambiance of East Colorado Boulevard.

C.

Identify areas of East Colorado Boulevard, which are appropriate locations for developing mixed-use and housing projects, and areas where commercial development should be concentrated.

D.

Retain the eclectic mix of uses and protect the vitality of small, independent businesses. Uphold Colorado Boulevard as a location for specialty and niche retail businesses.

E.

Beautify the streetscape though installation of street trees, street and median landscaping to soften the urban edge, and a consistent selection of urban furnishings.

F.

Create a pedestrian-friendly environment that balances the needs of pedestrians and vehicular traffic, recognizing the heavy local and regional use of Colorado Boulevard.

G.

Protect historic resources and honor the past of Colorado Boulevard and its surrounding communities through subarea identification and remembrance of Colorado Boulevard as Route 66.

H.

Effectively plan for the utilization of the light rail stations at Allen Avenue and Sierra Madre Villa at the 210 Freeway through the establishment of special development standards in these light rail "nodes".

(Ord. No. 7446, § 2, 5-12-2025; Ord. No. 7394, § 2(Exh. 1), 6-13-2022)

The standards of the ECSP zoning districts apply to proposed development and new land uses in the following areas, as shown on the Zoning Map.

A.

ECSP-CG-1. The Mid-City area.

B.

ECSP-CG-2. The College District area.

C.

ECSP-CG-3. The Gold Line-General Commercial area.

D.

ECSP-CL-3. The Gold Line-Limited Commercial area.

E.

ECSP-CG-4. The Route 66 area.

F.

ECSP-CG-5. The Lamanda Park area.

G.

ECSP-CG-6. The Chihuahuita area.

(Ord. No. 7446, § 2, 5-12-2025; Ord. No. 7394, § 2(Exh. 1), 6-13-2022)

A.

Allowable land uses and permit requirements. Table 3-3 identifies the uses of land allowed by this Zoning Code in each residential zoning district, and the land use permit required to establish each use, in compliance with Section 17.21.030 (Allowable Land Uses and Permit Requirements). The land use permit requirements established by Table 3-3 are as follows.

Symbol Permit Requirement Procedure is in Section:

P Permitted use, Code Compliance Certificate required. 17.61.020

MC Conditional use, Minor Conditional Use Permit required. 17.61.050

AMC Conditional use, Administrative Minor Conditional Use Permit required. 17.61.050

C Conditional use, Conditional Use Permit required. 17.61.050

AC Conditional use, Administrative Conditional Use Permit required. 17.61.050

E Conditional use, Expressive Use Permit required. 17.61.060

TUP Temporary use, Temporary Use Permit required. 17.61.040

— Use not allowed. (See Section 17.21.030.A regarding uses not listed.)

Note: the right column in the tables ("Specific Use Standards") will show a section number for regulations that apply to the particular use listed in addition to the other general standards of this Zoning Code.

TABLE 3-3 - ALLOWED USES AND PERMIT REQUIREMENTS
FOR ECSP ZONING DISTRICTS

LAND USE (1) PERMIT REQUIREMENT BY ZONE Specific
Use
ECSP ECSP ECSP ECSP ECSP ECSP ECSP
Standards
CG-1 CG-2 CL-3 CG-3 CG-4 CG-5 CG-6

RESIDENTIAL USES

Accessory dwelling unit — — P — — — — 17.50.275

Junior Accessory dwelling unit — — P P — — P 17.50.275.E

Boarding houses — — P — — — —

Caretakers quarters P P P P P P P

Dormitories — — P — — — —

Fraternity/sorority housing — — P — — — —

Home occupations P P P P — P P 17.50.110

Mixed-use projects (4) P P P P (2) — P P (2) 17.50.160

Multi-family housing — — P P (2) — — P (2) 17.50.350

Residential accessory uses and structures P P P P — P P 17.50.250

Residential care facilities, general C (6) C (6) C (6) C (6) C (6) C (6) C (6)

Residential care facilities, limited —(10) —(10) P P (2) — — P (2)

Single-family housing — — P — — — —

Single-room occupancy — — — — — P — 17.50.300

Supportive housing —(10) —(10) P P (2) — — P (2)

Transitional housing — — P P (2) — — P (2)
(10) (10)

RECREATION, EDUCATION & PUBLIC ASSEMBLY USES (7, 8, 9)

Clubs, lodges, private meeting halls (6) P P MC (5) P P P —

Colleges - Nontraditional campus setting P (4) P (4) P (4) P (4) P (4) P (4) P (4)

Colleges - Traditional campus setting — C (6) — C (6) C (6) — —

with safe parking — MC — MC MC — — 17.50.265

Commercial entertainment E (4) E (4) E (4) E (4) E (4) E (4) E (4) 17.50.130

Commercial recreation - Indoor C (4) C (4) C (4) C (4) C (4) C (4) C (4) 17.50.130

Commercial recreation - Outdoor C (4) C (4) C (4) C (4) C (4) C (4) C (4) 17.50.130

Cultural institutions P (6) P (6) P (6) P (6) P (6) P (6) P (6)

Electronic game centers C (4) C (4) C (4) C (4) C (4) C (4) C (4) 17.50.100

Internet access studio C (4) C (4) C (4) C (4) C (4) C (4) C (4) 17.50.100

Park and recreation facilities C C C C C P C

Religious facilities (6) C C C C C C C 17.50.230

with columbarium MC MC MC MC MC MC MC 17.50.230

with temporary homeless shelter C (6) C (6) C (6) C (6) C (6) C (6) C (6) 17.50.230

with affordable housing — — — — — P P 17.50.230

with safe parking MC MC MC MC MC MC MC 17.50.265

Schools - Public and private C (6) C (6) C (6) C (6) C (6) C (6) C (6) 17.50.270

Schools - Specialized education and training P (4) P (4) P (4) P (4) P (4) P (4) P (4)

Street fairs P P P P P P P

Tents TUP TUP TUP TUP TUP TUP TUP 17.50.320

OFFICE, PROFESSIONAL & BUSINESS SUPPORT USES (7, 8, 9)

Automated teller machines (ATM) P P P P P P P 17.50.060

Banks and financial services P (4) P (4) P (4) P (4) P (4) P (4) P (4)

with walk-up services P P P P P P P 17.50.060

Business support services P (4) P (4) P (4) P (4) P (4) P (4) P (4)

Offices - Accessory P P P P P P P

Offices - Administrative business professional P (4) P (4) P (4) P (4) P (4) P (4) P (4)

Offices - Government P (6) P (6) P (6) P (6) P (6) P (6) P (6)

Offices - Medical P (4) P (4) P (4) P (4) P (4) P (4) P (4)

Research and development P P P P P P P 17.50.240

Work/live units C (4) C (4) C (4) C (4) C (4) C (4) C (4) 17.50.370

RETAIL SALES (7, 8, 9)

Alcohol sales - Beer and wine C C C C C C C 17.50.040

Alcohol sales - Beer and wine at Restaurants AC AC AC AC AC AC AC 17.50.040 (including fast food)

Alcohol sales - Full alcohol sales C C C C C C C 17.50.040

Alcohol sales - Full alcohol sales at Restaurants AC AC AC AC AC AC AC 17.50.040 (including fast food)

Animal services - Retail sales P (4) P (4) P (4) P (4) P (4) P (4) P (4)

Bars or taverns C (4) C (4) C (4) C (4) C (4) C (4) C (4) 17.50.040

with live entertainment C C C C C C C 17.50.130

Building materials and supplies sales — — P (4) — — — P (4)

Commercial nurseries — — C (4) P (4) P (4) P (4) P (4) 17.50.180

Convenience stores C C C C C C C

Food sales P (4) P (4) P (4) P (4) P (4) P (4) P (4)

Internet vehicle sales P (4) P (4) P (4) P (4) P (4) P (4) P (4)

Liquor stores C (4) C (4) C (4) C (4) C (4) C (4) C (4) 17.50.040

Pawnshops C (4) C (4) C (4) — C (4) C (4) C (4) 17.50.200

Personal property sales — — P — — — — 17.50.190

Restaurants P (4) P (4) P (4) P (4) P (4) P (4) P (4) 17.50.260

Restaurants, fast food P (4) P (4) P (4) P (4) P (4) P (4) P (4) 17.50.260

Restaurants, formula fast food P (4) P (4) P (4) P (4) P (4) P (4) P (4) 17.50.260

Restaurants with limited live entertainment P P P P P P P 17.50.260

Restaurants with walk-up window MC MC MC MC MC MC MC 17.50.260
(11) (11) (11) (11) (11) (11) (11)

Retail sales P (4) P (4) P (4) P (4) P (4) P (4) P (4)

Seasonal merchandise sales P (4) P (4) P (4) P (4) P (4) P (4) P (4) 17.50.180

Significant tobacco retailers C (4) C (4) — C (4) C (4) C (4) C (4) 17.50.330

Swap meets — C (4) — — — C (4) C (4)

Temporary uses TUP TUP TUP TUP TUP TUP TUP

Vehicle services - Automobile rental — — — P (4) P (4) — P (4)

Vehicle services - Sales and leasing C (4) C (4) — C (4) C (4) — C (4) 17.50.360

Vehicle services - Sales and leasing - limited P P — P P P P 17.50.360

Vehicle services - Service stations — — — C (4) C (4) — C (4) 17.50.290

SERVICES (7, 8, 9)

Adult day-care - General C (6) C (6) C (6) C (6) C (6) C (6) C (6)

Adult day-care - Limited — P P — — C —

Ambulance services — — — P (4) P (4) — P (4)

Animal services - Grooming — P (4) P (4) P (4) P (4) P (4) P (4)

Animal services - Hospitals — — — P (4) P (4) — P (4) 17.50.050

Catering services P (4) P (4) P (4) P (4) P (4) P (4) P (4)

Charitable institutions C (6) C (6) C (6) C (6) C (6) C (6) C (6)

Child day-care centers P — — P P P — 17.50.080

Child day-care - Large care home, 9 to 14 — — P — — — — 17.50.080
persons

Child day-care - Small care home, 1 to 8 persons — — P — — — —

Drive-through business - Nonrestaurants — — — C C — C 17.50.090

Drive-through business - Restaurants — — — C C — C 17.50.090

Emergency shelters MC MC — MC MC MC MC 17.50.105

Emergency shelters, limited — — — — — P P 17.50.105

Filming, long-term C C C C C C C

Filming, short-term P P P P P P P

Laboratories P (4) P (4) P (4) P (4) P (4) P (4) P (4)

Life/care facilities C C C C C C C 17.50.120

Lodging - Bed and breakfast inns — — C — — — — 17.50.140

Lodging - Hotels, motels C (4) C (4) — C (4) C (4) C (4) C (4) 17.50.150

Low barrier navigation centers — — — — — P P 17.50.153

Maintenance or repair services P (4) P (4) P (4) P (4) P (4) P (4) P (4)

Massage establishments C (4) C (4) — C (4) C (4) C (4) C (4) 17.50.155

Medical services - Extended care — — C (6) — — C (6) —

Medical services - Hospitals C (6) C (6) — C (6) C (6) C (6) C (6)

Mortuaries, funeral homes — — — P (4) P (4) — P (4)

Personal improvement services P (4) P (4) P (4) P (4) P (4) P (4) P (4)

Personal services P (4) P (4) P (4) P (4) P (4) P (4) P (4)

Personal services, restricted C (4) C (4) — C (4) C (4) C (4) C (4) 17.50.200

Printing and publishing P (4) P (4) C (4) P (4) P (4) P (4) P (4)

Printing and publishing, limited P (4) P (4) P (4) P (4) P (4) P (4) P (4)

Public safety facilities C (6) C (6) C (6) C (6) C (6) C (6) C (6)

Sexually oriented businesses P P — P P P P 17.50.295

Vehicle services - Vehicle/equipment repair C (4) — — C (4) C (4) — C (4) 17.50.360

Vehicle services - Washing and detailing — — — C (4) C (4) — C (4) 17.50.290

Vehicle services - Washing/detailing, small-scale — — P P P — P 17.50.290

INDUSTRY, MANUFACTURING & PROCESSING USES (7, 8, 9)

Industry, restricted — — — C (4) C (4) — C (4)

Industry, restricted, small-scale — — — C C C C

Recycling - Small collection facility — C C C C C C 17.50.220

Wholesaling, distribution and storage — — — — — — C (4)

Wholesaling, distribution and storage, small scale — — — — — — C

TRANSPORTATION, COMMUNICATIONS & UTILITY USES

Alternative fuel/recharging facilities (4, 7, 8, 9) C C C C C C C

Accessory antenna arrays P P P P P P P

Communications facilities (4, 7, 8, 9) C C — C C C C

Commercial off-street parking (7, 9) MC MC MC MC MC MC MC

Heliports C — — — — — —

Transportation terminals — — C — — — C

with safe parking — — MC — — — MC 17.50.265

Utility, major C C C C C C C

Utility, minor P P P P P P P

Vehicle storage (4, 7, 8) — — — — — — C

Wireless telecommunications facilities - Minor MC MC MC MC MC MC MC 17.50.310

Wireless telecommunications facilities - Major C C C C C C C 17.50.310

Wireless telecommunications facilities, SCL P P P P P P P 17.50.310

TRANSIT-ORIENTED DEVELOPMENT

Transit-oriented development (4, 7) — — P — — — P 17.50.340

Notes: (1)  See Section 17.80.020 for definitions of the listed land uses. (2)  Mixed-use projects and multi-family housing permitted only within 1/4 mile of light rail platform. (3)  Not used. (4)  Conditional Use Permit approval required for new construction exceeding 25,000 sq. ft. See Section 17.61.050.J for additional requirements. (5)  A minor conditional use permit is required to establish a new use. An existing use is a permitted (P) use. (6)  A use established on a site greater than two acres after June 30, 1985, shall require a zone change to PS (Public, Semi-Public). (7)  Uses subject to limitations on hours of operation. See Section 17.40.070 (Hours of Operation). (8)  If within 300 feet of an R District this use shall be limited to 10 one-way truck trips by large trucks per day per six-day work week. This restriction shall apply to new uses and uses that expand by more than 30 percent of the gross floor area. This restriction shall not apply if the site or the adjacent R District is within 500 feet of a freeway. (9)  No more than five large trucks (except trucks associated with vehicle services - sales and leasing) shall be stored on each lot. This restriction shall apply to new uses or uses that expand by more than 30 percent of the gross floor area. (10)  The use is permitted if it is located within a mixed-use project. (11)  Minor Conditional Use Permit not required if Walk-Up Window complies with Section 17.50.260.

(Ord. No. 7446, § 2, 5-12-2025; Ord. No. 7435, § 15, 10-28-2024; Ord. No. 7420, § 3, 4-15-2024; Ord. No. 7418, § 2, 2-26- 2024; Ord. No. 7414, § 2, 9-11-2023; Ord. No. 7402, § 2, 9-19-2022; Ord. No. 7394, § 2(Exh. 1), 6-13-2022; Ord. 7326 § 6, 2018; Ord. 7321 § 3 (Exh. 1), 2018; Ord. No. 7313, § 6, 2017; Ord. 7300 § 6 (Exh. 5), 2017; Ord. 7255 § 5 (Exh. 4), 2015; Ord. 7210 § 4, 2011; Ord. 7164 § 6, 2009; Ord. 7160 §§ 7, 14, 2009; Ord. 7148 § 2 (Exh. 1), 2008; Ord. 7099 § 12, (Exh. 8), 2007; Ord. 7009 § 10, 2005)

Subdivisions, new land uses and structures, and alterations to existing land uses and structures, shall be designed, constructed, and established in compliance with the requirements of this Section, in addition to the applicable standards (e.g., landscaping, parking and loading, etc.) in Article 4 (Site Planning and General Development Standards) and 5 (Standards for Specific Land Uses). Principal and accessory structures shall meet the same development standards unless otherwise modified in this Zoning Ordinance.

A.

Table 3-4 standards. The standards in Table 3-4 apply to residential projects, nonresidential projects and all projects, as noted, within a ECSP zoning district.

B.

Reserved.

TABLE 3-4 - EAST COLORADO SPECIFIC PLAN DEVELOPMENT STANDARDS

Development feature Requirement by Zoning District

ECSP- ECSP- ECSP- ECSP- ECSP- ECSP- ECSP-
CG-1 CG-2 CG-3 CL-3 CG-4 CG-5 CG-6

Minimum lot size Minimum area and width for new lots.

Determined through the subdivision process.

Residential density Maximum number of dwelling units per acre of site area.

Maximum density (7) 48 48 60 48/60 N.A. 48 60 units/acre units/acre units/acre units/acre units/acre units/acre (3) (3) (3)(4) (4)(5) (3) (3) (4)

Residential standards Mixed-use projects shall comply with the standards of Section 17.50.160; in CL-3, single-
family uses shall comply with the RS-6 standards, multi-family projects shall comply with
those of the RM-48 district, except that two units on a lot shall comply with the RM-12
standards; all other districts follow the urban housing standards of 17.50.350.

Setbacks Fixed setbacks required. See Section 17.40.160 for setback measurement, allowed
projections and encroachments into setbacks, and exceptions to setbacks.

Front 5 ft (1) 5 ft (1) 5 ft (1) 5 ft (1) 5 ft (2) 5 ft (1) 5 ft (2)

Corner side 5 ft (1) 5 ft (1) 5 ft (1) 5 ft (1) 5 ft (2) 5 ft (1) 5 ft (2)

Side or rear 15 ft. and shall not project within the encroachment plane (17.40.160.D.3) when adjacent to
an RS or RM zone unless the adjacent lot is a PK overlay which is used for parking; none
required otherwise.

Height limit Maximum height of main structures. See 17.40.060 for height measurement and exceptions to height limits. All structures shall also comply with the encroachment plane requirements of 17.40.160

Maximum height 60 ft 45 ft 45/60 ft (6) 45/60 ft (6) 45 ft 45 ft 45/60 ft (6)

Transit-oriented N.A. N.A. See See N.A. N.A. See development 17.50.340 17.50.340 17.50.340

Driveway access For parcels less than 200 feet in width (street frontage), only one driveway shall be
permitted. To lessen the number of curb cuts and sloped depressions in the sidewalk,
driveways shall be shared with adjacent properties wherever possible

Building entries For parcels with frontage on Colorado Boulevard, a building or storefront entry shall be
oriented to Colorado Boulevard. A minimum of 50% percent of the street facade to a height
of eight feet must be visually transparent window display. The Director may waive these
requirements if they result in practical difficulties.

Landscaping Chapter 17.44 (Landscaping)

Parking Chapter 17.46 (Parking and Loading)

Signs Chapter 17.48 (Signs)

Other applicable standards Chapter 17.40 (General Property Development and Use Standards)

Notes: (1)  The required five-foot setback shall be used for expanded sidewalk treatment and/or pedestrian area (hardscape). Additional front or corner yard setbacks are allowed only to create space for streetside plazas, patios, and building entrances. (2)  The required five-foot setback shall be landscaped. Additional front or corner yard setbacks are allowed only to create space for streetside plazas, patios, and building entrances. (3)  Residential units are permitted only as part of a mixed-use project in which the residential and commercial uses are combined in a single building. The residential uses may be above the commercial uses or behind the commercial uses in compliance with 17.50.160. (4)  Within ¼ mile of the Allen Avenue and Sierra Madre Villa Light Rail platforms, the maximum residential density for mixed-use projects shall be 60 units per acre. (5)  The maximum density for multi-family residential uses (excluding mixed-use projects) shall be 48 units/acre. The applicable development standards shall be the urban housing provisions in Section 17.50.350 and maximum allowable height shall be 45 feet. (6)  Within ¼ mile of the Allen Avenue and Sierra Madre Villa Light Rail Station Platforms the maximum height limit shall be 60 feet. For multi-family residential uses (excluding mixed-use projects), the maximum height limit shall be 45 feet. (7)  See Chapter 17.43 regarding density bonus provisions.

(Ord. No. 7446, § 2, 5-12-2025; Ord. No. 7394, § 2(Exh. 1), 6-13-2022; Ord. 7169 § 8, 2009; Ord. 7099 § 12, (Exh. 9), 2007; Ord. 7057 § 7 (Exh. 2), 2006; Ord. 7035 § 4, (Exh. 3), 2006; Ord. 7277 § 5, 2016)