HomeMy WebLinkAbout617 WHEDBEE ST., PREISS CARRIAGE HOUSE - PDP - 28-05 - SUBMITTAL DOCUMENTS - ROUND 1 - VARIANCE REQUESTVariance #2 Alley Improvements
617 Whedbee St. "Carriage House"
(Lot 2, Preiss, Subdivision)
PDP submission June 6, 2005
This variance will maintain the current alley condition and authenticity.
Supporting points for this request include:
• The gravel alley is in good condition
• A paved alley may increase traffic and speeds through a neighborhood that
contains many rentals
o 2 prior alley developments in this block do not have pavement
• A sidewalk to Whedbee St. will be installed with a "Deed of Dedication" across
Lot 1 for on -street parking and pedestrian use
• The new Carriage House will be protected with a fire sprinkling system
• Allowable development on alley lots as dictated in the Land Use Code and
Zoning has changed over time
o The Code has become more restrictive for this type of backfill while
increased density housing in Old Town with better ability to scale costs
increases
o The result of the 600 sq ft footprint restriction in the 4/18/05 iteration of
Code, when divided by the paving costs and tap and development fees will
likely result in 25-30% of the cost per sq ft of build out and brings the
feasibility of the project to question as a result
o Current Code restricts to single-family residence (The plan for this
specific residence calls out one bedroom), whereas prior iterations allowed
duplex use on both Lots 1 & 2
• This will result in less alley traffic while paving requirements have
not been correspondingly scaled back
Historical significance and context
o The property on Lot 1 is on the Colorado Historic Register and has been
restored in a manner approved by that agency
o The original brick garage located on Lot 2 was constructed in 1896 and is
listed as a "significant structure" in the Laurel Historic District
• The garage has always used the gravel alley access to service both
Lots 1 & 2. (Lots 1 & 2 are under the same ownership)
o Paving the alley will create an "industrial" look and feel and detract from
the historical context of the existing structures on Lots 1 & 2
Owner will consent and abide to an agreed pro-rata share of paving costs if and
when the City chooses to pave the alley
Variance #1 Use existing 3 ft walkway
617 Whedbee St. "Carriage House"
(Lot 2, Preiss Subdivision)
PDP submission June 6, 2005
Supporting points for this request include:
• Existing walkway alongside the house on Lot 1 is 3' in width. This walkway can
be extended to the street and continue to Lot 2 and the Carriage House
o This route maintains the open character of the neighborhood and draws
less focus to the new dwelling
• Land Use Code indicates main entrance for Carnage House should be facing the
alley
o Use of the existing walkway and its extension across Lot 2 to the Carriage
House makes this possible and does so without extensive paving over
utility easements
• A "Deed of Dedication" will be created for this easement
• Use of existing walkway avoids running into the 10 ft circumference Elm tree on
Lot 2
• The Carriage House will be fire protected with a sprinkler system