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Planning Commission approves two nonuse variances for Delago Subdivision at 1609 West Kiowa Street
Summary
The Planning Commission approved two nonuse variances to allow a 12-foot access width for a flag‑lot stem where 25 feet is required and a 0.9-foot setback where five feet is required, permitting a replat that would create two buildable lots at 1609 West Kiowa Street.
The City of Colorado Springs Planning Commission voted 7–2 on Feb. 12 to approve two nonuse variances that will allow the subdivision and replat of 1609 West Kiowa Street into two lots.
Johnny Malpica, a planning staff presenter, described the proposal as a minor subdivision to create a rear flag lot using the existing access portion along West Kiowa Street. The two variance requests were necessary because the existing access stem is 12 feet wide (where 25 feet is required by code) and the existing location of the home leaves a 0.9-foot side-yard setback where five feet is required. Malpica said the lot is 11,234 square feet and that both resulting lots would meet minimum area (5,000 square feet) and width (50 feet) requirements.
Charles Ferrell, speaking for property owner John Delago, told the commission the proposal preserves the existing front house and allows a new rear lot while maintaining off-street parking for both properties. “We’re seeking the city support for 2 non use variances,” Ferrell said, and he noted the proposed configuration provides wayfinding, utility access, and off-street parking intended to reduce on‑street parking pressure.
Staff reported 4 written comments were received from the public during notice, citing concerns about additional density, parking, drainage and neighborhood context; staff said agency comments had been addressed and that the proposal complies with Plan COS and the review criteria for the variances. Several commissioners pressed the applicant on neighborhood character and whether the application could set a precedent for parcel splits in older blocks. Planning staff noted the commission’s decision on this application would not automatically set a citywide precedent and emphasized that each future application would be judged on its own criteria.
After discussion, commissioners voted first to approve the variance for the 12-foot access width; that motion passed 7–2. Commissioners then approved the 0.9-foot setback variance by the same margin. The Planning Commission advised the appellant of a 10‑day appeal period to City Council under the Unified Development Code.
