Rezones 59-75 South Jackson Street from PUD 512 to G-RH-3 in Council District 10. (NEIGHBORHOODS AND PLANNING) Rezones 59-75 South Jackson Street from PUD 512 to G-RH-3 (General Urban, Row House, 3 stories) in Council District 10. IF ORDERED PUBLISHED, A PUBLIC HEARING WILL BE HELD ON THIS ITEM.  REFER TO THE "PENDING" SECTION OF THE FUTURE COUNCIL MEETING AGENDAS FOR THE DATE. The Committee approved filing this bill at its meeting on 6-24-15.
Colorado Boulevard has high capacity transit running north and south, and also within easy walking distance is Alameda Avenue, where there is also significant amount of transit service available. Property is just under 19,000 square feet. And it's on the corner of Jackson Street and Bayard Avenue. The property owners requesting to rezone from 512 also to three. And you're probably seeing a common theme tonight, same neighborhood rezoning from PD to the grade three zoned district. Property owner desires or the applicant desires greater flexibility to respond to housing demand that meets current needs and conditions. PD 512 allows for seven attached residences in two structures one four unit building and one three unit building. And the maximum height is three eight feet. I have additional details available if there should be any questions related to the. Beauty standards. The grh3 or general urban road house three storey maximum zone district promotes safe, active and pedestrian skilled residential development and reinforces desired patterns in existing residential neighborhoods. And those specifically are consistent, shallow front yard taper, building heights on the sides or the side street and side interior and the rear. 20% of the lot is limited to one story, while the front 80% of the lot is allowed up to three stories. Now look at the existing context and the surrounding zoning. You see numerous pwds as well as g rh three zoning surrounding the property and you'll see in the existing conditions that much of the housing today is built in that 2 to 3 storey. Townhouse or rowhouse building forms. Also looking at some of the regulatory. Controls that apply to the site would be a look at the Cranmer Park viewpoint. It's intended to protect and preserve a panoramic view of mountains from Cranmer Park. But the maximum height as it would control heights above 100 to 204 feet, and that's well above the 35 foot high maximum in grades three. So now let's look at the existing context, beginning with the land use. So you see the corner property today. It's uses single family. However, it is vacant couple of little single family structures that are no longer inhabited and you see surrounding. On all sides are multi-family structures. Here's a view of the site. The center you see to the north. Well, excuse me. This is. Yeah, just to the north, you see two, two, two and a half storey row homes or multi-family units to the east. Two storey multi units also to the south. And to the west, this would be two and a half story. Multi-unit structure. And then here's a view of the site itself. Looking West facing Jackson Street. Reasoning process to present to present includes outreach to the registered neighborhood organizations listed here. And receipt of application was received for this. Particular project on a rezoning request on March 6th, Planning Board public hearing met the requisite written notice and signposting requirements . And then written notice for the June 24th Neighborhood Planning Committee met the ten day written notice. The planning board hearing was held on June 3rd. There was a Cherry Creek East neighborhood representative that provided a letter of support and also spoke publicly. Supporting the rezoning and also encouraging sidewalks and tree laws which are required at the time of site plan review. Through the development services review process. And Planning Board. Voted unanimously to recommend approval this rezoning application. Now go through the Denver Code review criteria, which begins with consistency, with adopt plans. And Comprehensive Plan 2000 encourages conserving land by promoting infill development that is consistent with surrounding neighborhood character and that provides a range of housing types and prices. Blueprint Denver concept land use as urban residential, which is defined as higher density, primarily residential development and a mix of housing types. And it shows is an area of stability which recognizes the established character of an area, but also encourages or allows. For a. Small amount of investment, whether infill redevelopment to stabilize the character of the neighborhood. Also in Blueprint Denver, we find street classifications for Jackson Street, which is on designated local street, which these streets provide access to homes and circulation throughout the neighborhood and beyond. Avenue is a residential collector and collector. Streets provide access between neighborhoods and are pedestrian oriented with three long sidewalks and on street parking. Next we have the Cherry Creek Area Plan adopted in 2012. Its plan encourages maintaining existing character and a walkable environment. The land use that you see here on the left with the site highlighted with a star is urban residential, which is defined as supporting a variety of housing types, including low and mid-rise multi-family rowhouse, duplex, single family accessory, dwelling unit and garden apartments. The plan also suggests respecting the existing scale, which would be defined as low scale buildings in residential areas. And here we see the maximum building heights map on the right, showing a maximum of three stories for this particular site in the surrounding area. The Cherry Creek Area Plan also recommends rezoning properties to appropriate Denver zoning code districts. The next review criteria. Would be met through General Urban Rowhouse three storey zone district, which would apply uniformity of district regulations on the property consistent with. The Zone district throughout the city, and it would further public health, safety and welfare, primarily through implementation of recommendations in adopted plans. The justifying circumstance would be a change of changing condition of the property in the surrounding area. And specifically the area surrounding the site has evolved into a predominantly multi-unit development and the site condition. Is vacant land and buildings that are prepared for some investment and redevelopment. The fifth criteria would be consistency with neighborhood context and the purpose of the zone district and the intent of the Zone District. So general urban neighborhood context. Is to promote safe, active and pedestrian skilled residential districts in a variety of residential districts. And specifically the general urban road house. Three storey maximum district accommodates the urban house, duplex row house building forms and the garden court apartment. And this would. The Southern District would reinforce desired patterns in the existing neighborhood. Cipd finds that all review criteria have been met and we recommend approval in this application. Thank you. Thank you. We have one speaker today, kelly choppin. So I knew. I'm sorry. Go right ahead. Hi, I'm Kelly Chauvin. I'm here representing the owner of 59 through 75 South Jackson and living in Golden, Colorado. Councilman New asked me to come up and talk about the plans for the site. The owner is currently under contract with a local developer on the parcel. The developer's built several different projects, row homes and duplexes in the Cherry Creek East neighborhood. And so I can't say for sure exactly what that developer plans on building, but I do know it will be within the grade three design guidelines and specifications, and any new development on the site will be a drastic improvement over what's currently there and will for sure help improve the Cherry Creek East neighborhood. And that is why the Cherry Creek Base has given us their full support of this rezoning. Thank you. Thank you. That concludes our speakers. Now time for questions from members of council. Guys. We're gonna take it. I did not hear Tim when you were talking. What? The amount of parking is that would be required for the seven units that are allowed on the site. 512 requires two spaces per unit or a total of 14. Okay. All right. And then on the design, sort of taking off with the questions that Councilman Espinosa was asking earlier. Will the. Design be allowed to have the parking where the driveway is off the street in the the unit, the drive, the parking is underneath the units and they face one another. We've seen a lot of those built in my neighborhood, and I'm just trying to get an understanding. I mean, I see samples of what some of the housing looks like that has been done throughout Cherry Creek. And it looks like most of the housing in Cherry Creek has the parking that's on the back, usually off the alley . But I'm not sure if. And I'm not sure this is the exact point that Councilman Espinosa was was trying to get at, but I think that would drastically change the character of this neighborhood if the parking was underneath the units and you drove into the center off the main street where, you know, they parked underneath. Okay. Just looking here at the rowhouse design standards and specifically under design elements. An attached garage is allowed may follow the detached garage building form side street side interior and rear setback so. I can't answer your question entirely. I can't. That's, I guess you. There's someone else in the audience who can. Would you please introduce yourself? Hi. Good evening. I'm Sarah Showalter, planner with Community Planning and Development. So depending the you know, how the parking is oriented and the units are oriented does vary depending on the building form that they chose to use, since there's a variety of building forms permitted in this zone district, but generally there that is an option of the sites large enough, there's not a there's not something that would specifically preclude that kind of setup, but it would probably be challenging on a lot of sites to do that design and meet some of the other design requirements, specifically if they use the row house form the requirement to have entrances for all of the units that face the primary street. So it'll be very challenging to meet that requirement and also have a design that you just described. So even though that is not specifically not allowed it, there are other design standards that would for that building form prevent that. Okay. Thank you. And answering my question. Thank you, Councilwoman Ortega. Councilman Cashman. Thank you, Mr. President. Just a detail. Be sure I understand. I thought you said the P.D. says two spaces per unit required. What would the new zoning require? Is there any the minimum requirement of the new zoning code or the current zone district for three is one space per unit. Okay. Minimum requirement. Good. Thank you. Thank you, Councilman Cashman. Councilman Espinosa. Yeah. I just wanted to thank you for acknowledging that the garden court form is is also included in that, not deliberately admitting that. And so, yeah, to answer my colleague's question, it does depend on the physical nature of the site. The only way they actually can get those sort of back to back garages is if they have enough land area to have essentially two garden courts where they then can stick a driveway in between them. So. All right. Thank you, Councilman. Any other questions for 24? Scene nine public hearing is now closed. Time for comments, councilman. New. Yes. As the rezoning in their previously talked about, I'm in support of this rezoning. We I think from my discussion with the owner today I think the developers planning on building three duplexes. Not seven years, but six units. And so I think they hopefully should have more room to work with. So again, it's converting the PDS to more attractive homes that we're looking forward to in Cherry Creek East. And I think it's going to be a wonderful addition. And parking has been a big issue and all the Cherry Creek. Fortunately, a lot of the developers are building more than the minimum of one space per unit and I surely hope that the market conditions which will surely apply to these these town halls will probably dictate more than one space. So, you know, I do want to support this. I think it would be a good addition to Cherry Creek East Community and and look forward to this development. Thank you, Councilman. Do any other comments for 24? Katherine Espinosa Yeah. I do think that it's it's just a it's a fundamental difference in, in, in economics. And I don't know how we address this, but I'm going to look forward to doing that, which is in your case, in your neighborhood, you have a demand for large enough units that sort of justify big duplexes on this on 18,000 square foot parcels. But in my neighborhood and that's going to be a rowhouse with a garden court and it's going to be essentially three blocks of eight or something like that. And that's what this zone district allows. So my perspective obviously comes from a less high dollar neighborhood, but it's fast approaching your neighborhood. So, yeah, so there's something about the economics that drives how, how dense these developments are from a. Occupant standard, but it's the same square footage. But that's where it gets really difficult is when you have two dwelling units or four dwelling units, you have less demands, as you do when you put eight units and 16 units or more on that same parcel. And there's something in that delta that it would be nice if we had the mechanisms and means to address. Because when you go from four and the parking associated with 4 to 8 and the number of visitors to 16 and the number of visitors that come along there, it creates different pressures in our communities and the zoning. So somehow is not real cognizant of that. Thanks. Thank you. Councilman Espinosa. Councilman Cashman. Thank you, Mr. President. Just not a comment on really this particular development so much as piggybacking on Councilman Espinoza's thoughts on cleaning up our zoning codes and maybe being more descriptive. And it just doesn't make a lot of sense to me to have zoning accommodate structures, the size that we'll be building here, whether it's six, seven, five or whatever, and have one parking space per unit. So I'd love to see us start addressing a more sane set of parking requirements in Denver. Thank you, Mr. President. Thank you, Councilman. Any other comments for 24? Seen none. Madam Secretary. Roll Call New Ortega Assessment Black Clark High Flynn I Gilmore Cashman. I can ege Lopez. Hi, Mr. President. I. Uh, Madam Secretary, you do not see Espinosa, but I see Espinosa. Yeah, I was going to vote. You can change your vote or. Yeah. In fact, I was clicking on something else and that thing popped up. Thank you. Okay. You want to withdraw that and chime in, and then you can do your voice vote. All right. I. Thank you, Madam Secretary, please cast your vote in the results. 12 Ice. 12 Eyes for 24 has been placed on final consideration and does pass. See no other business before this body. This meeting is adjourned. Now. Denver, 82, New York City, your source? Denver eight. On TV and online. Stay connected to your community, your city, your source.