3-205 Historic Residential Zone District

Section 3-205 Historic Residential Zone District

3-205.A. Purpose. The purpose of the Historic Residential Zone District (HR) is to allow land to be used for residential purposes and accessory uses, while preserving, maintaining, and enhancing the historical character and scale of new and existing buildings within the zone district.

3-205.B. Use Table. The uses permitted by right and the uses permitted on review in the Historic Residential Zone District are as follows:

Historic Residential Zone District Use Table
Uses Permitted By Right	Uses Permitted On Review
1. One-Family Dwelling Units	1. School, Church, Hospital or Public Building
2. Two-Family Dwelling Units	2. Institutional Uses
3. Designated Employee Dwelling Units and Affordable Housing Units	3. Home Occupations
4. Accessory Buildings and Uses	4. Three-Family Dwelling Units
5. Parks, Open Space and Recreation
6. Short-Term Rentals pursuant to Article 3, Division 6 (pursuant to and subject to Note 1 below)
7. Multi-Family Dwelling Units pursuant to Section 3-201.C.1.c.

Note 1:Pursuant to and subject to all applicable terms and limitations imposed in the Telluride Municipal Code Chapter 6, Article 1 (Business Licenses).

Note 2:Lots in this zone district for all Uses Permitted by Right and Uses Permitted on Review are subject to the prohibition on certain lot line vacations contained in Section 6-408.W.

3-205.C. Dimensional Limitations. The following dimensional limitations apply to all uses permitted by right and uses permitted on review in the Historic Residential Zone District:

a. Minimum lot area shall be two thousand five hundred (2,500) square feet.

b. Maximum density shall be two thousand five hundred (2,500) square feet per dwelling unit, except as provided for designated employee dwelling units and affordable housing.

c. Maximum density shall be one thousand two hundred and fifty (1,250) square feet per dwelling unit, provided at least fifty percent (50%) of dwelling units are designated employee dwelling units or affordable housing units.

3-205.C.2. Minimum Lot Width. Twenty five feet (25') at the narrowest point.

3-205.C.3. Minimum Lot Frontage. Twenty five feet (25') per lot.

a. All buildings, fifteen feet (15'), or the average setback of the block in which the parcel lies, unless modified by H.A.R.C.

b. Corner lots, fifteen feet (15') or the average setback of the block in which the parcel lies, unless modified by the H.A.R.C.; however, in no instance shall the setback be less than five (5) feet for the front yard and five feet (5') for the side yard.

a. All buildings, three feet (3') on lots with frontage less than forty feet (40').

b. All buildings, five feet (5'), on lots with frontage of forty feet (40') or greater, but less than sixty-five feet (65').

c. All buildings, seven feet (7'), on lots with frontage of sixty-five feet (65') or greater.

d. Corner lots, five feet (5'), except that side yard setbacks from an alley shall be three feet (3').

e. H.A.R.C. may reduce the minimum side yard setbacks, but in no case less than three feet (3'), provided the H.A.R.C. determines that important resources or site features are being preserved, such as historic structures or context, preservation of mature vegetation, or avoidance of steep slopes, and that reducing the setback results in an overall development plan that is in greater compliance with the applicable review criteria.

a. Principal buildings, fifteen feet (15') or the average setback of the block in which the parcel lies, unless modified by H.A.R.C.; however, the setback shall not be less than five feet (5').

b. Accessory and secondary buildings, five feet (5').

c. The rear yard setback associated with a repositioned or relocated rated or non-rated THAS Secondary Structure may be reduced from five feet (5') to a minimum of zero feet (0'). A variation may be granted by H.A.R.C. provided H.A.R.C. finds the development application maintains or improves the historic rating designation of the historic structure according to the Telluride Historic and Architectural Survey and upon condition that the applicant stabilizes, improves and maintains such structure in good repair.

3-205.C.7. Minimum Yard Between Principal Building and Secondary or Accessory Building(s) on Lot: Fifteen feet (15') unless modified by H.A.R.C., however, the setback shall not be less than six feet (6').

3-205.C.8. Minimum Floor Area. As specified in the Uniform Building Code.

Lot Area in Square Feet		Maximum Gross Floor Area in Square Feet of Principal Building	If under Section C.1.c., then
Over	But Not Over
0	2,500	0.7 x lot area	0 s.f.
2,500	3,000	1,750 + 0.58 x lot area over 2,500 s.f	+100 s.f.
3,000	4,000	2,040 + 0.286 x lot area over 3,000 s.f.	+200 s.f.
4,000	5,000	2,326 + 0.286 x lot area over 4,000 s.f.	+300 s.f.
5,000	6,000	2,613 + 0.244 x lot area over 5,000 s.f.	+400 s.f.
6,000	10,685	2,857 + 0.244 x lot area over 6,000 s.f.	+400 s.f.

b. In no case shall the total gross floor area of any principal building on any lot be greater than four thousand (4,000) square feet.

c. The total floor area of all secondary and accessory buildings on any lot shall not exceed the maximum gross floor area allowed as described by Table d. (below). No single secondary or accessory structure shall exceed nine-hundred and fifty (950) square feet.

Lot Area in Square Feet		Maximum Gross Floor Area in Square Feet of Accessory or Secondary Building
Over	But Not Over
0	2,500	(0.7 x lot area) x .25
2,500	3,000	(1,750 + (0.58 x lot area over 2,500 s.f)) x .25
3,000	4,000	(2040 + (0.36 x lot area over 3,000 s.f)). x .25
4,000	5,000	(2,400 + (0.35 x lot area over 4,000 s.f.)) x .25
5,000	6,000	(2,750 + (0.35 x lot area over 5,000 s.f.)) x .25
6,000	7,500	(3,100 + (0.32 x lot area over 6,000 s.f.)) x .25

a. Principal buildings, twenty five feet (25'); provided that the maximum building height shall not be twenty percent (20%) taller than the mean average of heights of all existing principal buildings, excluding public buildings and churches, which are located within the same block or a portion of the same block located partly within the Historic Residential Zone District. For structures which have at least fifty percent (50%) of their site coverage located on hillsides with a pre-construction grade or slope of fifteen percent (15%) or greater, no portion of the building, excluding chimneys, shall exceed a height of thirty vertical feet (30') above the pre-construction grade of the building’s site coverage, or the post-construction grade as measured from the exterior perimeter of the building’s site coverage (including window and door wells which extend greater than four feet (4') from the building’s site coverage perimeter), whichever is more restrictive.

b. Accessory and secondary buildings, sixteen feet (16'). For structures which have at least fifty percent (50%) of their site coverage located on hillsides with a pre-construction grade or slope of fifteen percent (15%) or greater, no portion of the building, excluding chimneys, shall exceed a height of twenty vertical feet (20') above the pre-construction grade of the building’s site coverage, or the post-construction grade as measured from the exterior perimeter of the building’s site coverage (including window and door wells which extend greater than four feet (4') from the building’s site coverage perimeter), whichever is more restrictive.

3-205.C.11. Minimum Roof Pitch. For all buildings, one (1) unit of vertical rise to four (4) units of horizontal run unless modified or otherwise required by H.A.R.C.

a. For lots size of two thousand five hundred (2,500) square feet to three thousand one hundred twenty-five (3,125) square feet:

When all required parking is enclosed

0.45 - ([(Lot Area - 2,500) x 0.15]) / (3,125) = Maximum Percent Site Coverage

When all required parking is not enclosed

0.38 - ([(Lot Area - 2,500) x 0.15]) / (3,125) = Maximum Percent Site Coverage

b. For lots greater than three thousand one hundred twenty-five (3,125) square feet but less than seven thousand five hundred (7,500) square feet:

When all required parking is enclosed

0.42 - ([(Lot Area - 3,125) x 0.17]) / (7,500) = Maximum Percent Site Coverage

When all required parking is not enclosed

0.35 - ( [(Lot Area - 3,125) x 0.17]) / (7,500) = Maximum Percent Site Coverage

c. For lot sizes of seven thousand five hundred (7,500) square feet or greater, the site coverage shall not exceed twenty-five percent (25%), or when all required parking is enclosed, thirty-two percent (32%). For lots less than two thousand five hundred (2,500) square feet, the site coverage shall not exceed thirty-eight percent (38%), or when all required parking is enclosed, forty-five percent (45%).

d. Site coverage may be increased, by an amount up to ten percent (10%) of the lot area, so long as all of the following criteria are met:

(1) The site coverage increase area, for the purposes of this Section, means basement or cellar space having one hundred percent (100%) of its floor-to-ceiling height below the finished level of the adjoining ground (meaning entirely below grade). No portion of the building or structure’s site coverage increase area shall project above the finished grade except in the following instance: If the portion of building or structure associated with the site coverage increase area is located beneath ground floor porches or decks, then portions may project less than eighteen inches (18") above the finished grade so long as the H.A.R.C. finds the design treatment adequately screens the area between the porch or deck and the ground beneath the porch or deck. Detailed plans illustrating the treatment of the area beneath the porch or deck shall be submitted for H.A.R.C. review.

(2) The site coverage increase area, for the purposes of this Section, is measured where the exterior wall meets the foundation and includes those portions that project beyond the foundation wall of the above grade building and enclosed floor area.

(3) The site coverage increase area may not include elements visible from the exterior such as light wells, egress wells or egress stairs.

(4) The gross site coverage increase may not exceed ten percent (10%) of the lot area, up to a maximum of five hundred twenty-five (525) square feet.

(5) The site coverage increase may not be located less than three feet (3') from the property lines.

(6) Should the site coverage increase be applied to more than one (1) level below grade, where permitted, then it is counted separately for each level below grade regardless of floor height.

(7) The site coverage increase area shall not affect the Height of Building.

e. For lots of five thousand (5,000) square feet or less which contain a rated THAS secondary structure, the total maximum site coverage may be increased up to three percent (3%) by H.A.R.C. provided it finds the development application maintains or improves the historic rating of all historic structures on the lot.

3-205.D. Additional Development Requirements. The following additional requirements shall apply to all development in the Historic Residential Zone District.

Geologic and Flood Hazard Report: For those lands within the Historic Residential Zone District having identified areas of geologic or flood hazard per the adopted “Official Geologic Hazard Area Map” and the adopted “Flood Insurance Study for the Town of Telluride, reports shall be provided and permits obtained as may be required pursuant to Article 8 of this Title.

3-205.E. Off Street Parking Requirements. The following number of off street parking spaces shall be provided for each use in the Historic Residential Zone District:

Use Category	Required Parking
All Residential Units	1 space per dwelling unit
Home Occupations	Set by review of P&Z
Hospital or School	Set by review of P&Z
Church, Public Building	One space per 500 square feet of floor area
Public Swimming Pool (including deck area) or Stadium (bleacher area only)	One space per 500 square feet of floor area

3-205.E.2. Payment-In-Lieu of Parking. Notwithstanding any provisions of this Article 3 to the contrary, the Planning Director may authorize, upon recommendation of H.A.R.C., “payment in lieu” of one (1) on site parking space on any lot which:

a. contains a rated and a non rated structure; and

b. contains a rear yard through which vehicle access to required parking is obstructed by either such structure; or

c. in the case of a corner lot, contains a side yard through which access is so obstructed.

In addition, such payment may be waived upon consent of the Town Council, upon condition that the applicant stabilizes, improves, and maintains such structures in good repair.

3-205.E.3. The Planning Director may approve tandem or stacked off street parking as provided for in Section 3-109.C.