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Glenwood Springs commission approves garage-access variance, OKs roof-pitch change at 515 11th Street
Summary
The Planning & Zoning Commission approved two design variances for a remodel at 515 11th Street on May 27: it unanimously approved a roof-pitch variance and, after debate and a recorded recusal, voted to permit a garage opening onto Bennett Avenue rather than the alley. Staff had recommended denial of the garage access variance.
The Glenwood Springs Planning & Zoning Commission on May 27 approved two design variances for a remodel at 515 11th Street, including a roof-pitch variance that the commission approved unanimously and a contested variance allowing a garage to access Bennett Avenue instead of the alley.
Emery Ellington, community development staff, told the commission the project triggered residential-design standards because the proposed addition exceeded the city—ode'0% threshold. "Staff on this one has recommended a denial, with findings and conditions in the staff report," Ellington said of the curb-cut/garage-access request, while recommending approval for the roof-pitch variance because the proposed roof forms are generally compatible with the downtown-core character.
Project manager Mara Schultz, representing Mark Noel Architects and the homeowners, told commissioners the lot nd existing retaining wall create practical constraints that make alley access difficult. Schultz said the usable width of the alley is less than the recorded plat ("the usable space ... is about 9 and a half, maybe 10 [feet]"), there is a retaining wall over 3 feet high and that reconstructing it would "be very high, upwards of $100,000 to redo the entire retaining wall." She also presented AutoCAD turning simulations showing that moving garage access to the alley would produce steep grades (she cited a 13% slope in one configuration) and difficult turning maneuvers for the owners' larger vehicle.
Commissioners questioned engineering thresholds, the 20% trigger for bringing a property into full design-standard review and whether alley improvements or a future alley surfacing project could change the calculus. Engineering staff and Ellington said driveway-grade exceptions and engineering variances are reviewed by the engineering department and that the city has a long-term alley repair program but no firm completion date for the alley behind the property.
Commissioner Amy Connerton moved to approve the roof-pitch variance with the staff findings and conditions; Commissioner Cowan seconded and the motion passed unanimously. Connerton later moved to approve the garage-access variance, reading findings across the design-variance criteria and citing the lot—onditions, the retaining wall, and potential undue hardship. After discussion and public testimony from the applicant and owner, the commission called and recorded the vote; the clerk read the names and how they voted and the motion was recorded as passing. A commissioner who lives within 300 feet of the site had recused earlier in the hearing.
The commission record shows named commissioners on the garage-access vote: Patrick Corcoran (yes), Amy Connerton (yes), a commissioner recorded as Callaghan/Callan (yes), and others recorded as voting no (Commissioner Lear and Commissioner Houghton) in the clerk's readback; commission staff addressed a timing discrepancy in the roll-call display during the tally. The formal staff report and meeting minutes will record the final numeric tally and the recusal.
The applicants may proceed to building-permit review if the variances remain in force; staff noted that building-permit submittals must still satisfy engineering, drainage and fire-department requirements.
The commission closed the hearing and moved on to a package of staff-initiated code amendments.
