Members of the Salida Planning Commission will hold two meetings, starting at 6:00 p.m. on Monday, Feb. 26 in City Council Chambers at 448 East First Street. All agenda items are public hearings.
Board of Adjustment Hearings
Sitting as the Board of Adjustment (BOA), members will hear two applications for the granting of variances. One would allow a smaller side yard setback at a residence.
The second variance request would allow for a 40′ height for an elevator structure and a 38′ height for a portion of the former Storyville Cinema building on West First Street. Variances above the typical 35′ maximum height have long been controversial in Salida.
The first variance is requested by Brandon and Nina Bonneville of 207 Poncha Blvd. The applicant seeks a minimum allowed side yard setback of 4’ for an addition to be constructed on the eastern portion of the principal structure.
Former Storyville Cinema at 135 West First Street, flanked by Unique Opera House and 139 West First Street. six-unit “GM Condos”. Photo courtesy City of Salida.
The second, requesting two height variances in the Central Business Economic Overlay and Historic Protection Overlay, relates to the long-dormant cinemas. “The majority of the project will be a live [maximum capacity 500] multiple-use performance venue,” reads the request.
The second-level balcony in the venue will double as the larger movie theater with a fixed seating area. A small movie theater with fixed seating will also be located on the second level,” according to applicant Nathan Young, dba The Sundry.
In the submitted sketch plans, a small, third-story deck is planned for the center-rear portion of the building. The application states a primary driver for the height variance is to facilitate accessibility in an ‘assembly building’.
“Assembly buildings are also required to be accessible … Per accessibility codes, accessibility should be fair and equitable to all of the occupants.”
A bird’s eye view of The Sundry. The requested heights are 38′ in purple purple-shaded area and 40′ for the dark blue elevator structure. Drawing courtesy Sarah Whittington, architect.
While other options may exist for equitable access to all levels, a single, all-level elevator is requested by the applicant.
The plans show minimal visual height impact from First Street; impacts to structures on the sides and rear of The Sundry appear to be more significant.
Spaces for patron parking are not addressed in the application packet and given escalating pressures to solve a perceived parking crisis in downtown this usage may heighten sensitivity to address that issue.
Major Impact Review: Angel View Planned Development and Major Subdivision
Following the Board of Adjustment hearing, the meeting will continue with the Planning Commission considering a major impact review for the Planned Development Overlay and Major Subdivision of the remaining lots of the nearly 12-acre parcel within the Angelview Minor Subdivision along County Road 120.
The ongoing project was most recently reviewed at a joint work session with the Planning Commission and the Salida City Council on Jan. 2, 2024.
The applicant is Walt Harder of Harder-Diesslin Holdings, LLC. The representative for the applicant is Ronnie Pelusio of PEL-ONA Architects.
The Planned Development Overlay seeks deviations from Table 16-F Dimensional Standards for:
- Minimum lot size
- Minimum setbacks
- Maximum Lot Coverage for structures
- Minimum Landscape area
Angel View development situated between CR 120 and CR 140 in Salida. Image courtesy City of Salida
The Comprehensive Plan Future Land Use Map (FLUM) shows the Angelview property as “Higher Efficiency Residential”. The area is currently zoned as High-Density Residential (R-3).
The applicant also seeks approval of a Major Subdivision to subdivide the property into 42 residential lots, together with several Homeowner Association (HOA) maintained out-lots, plus right-of-way and dedicated open space.
If commission members recommend approval to the Salida City Council, staff has noted multiple plat notes to be added to both the Planned Development Overlay as well as the Major Subdivision documents.
The full agenda and packet for the BOA hearings may be found here and the Major Impact Review here. Interested parties may attend either meeting in person or remotely via Go To Meeting.
Please pre-register for both meetings here.
Featured image: Posted site of Angel View development, located on Lots 4 and 5 of the Angel View Minor Subdivision and a .57-acre parcel along C.R. 120. Photo courtesy City of Salida
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