A bill for an ordinance changing the zoning classification for 2162 South Grant Street in Rosedale. Approves a map amendment to rezone property from U-SU-C to U-TU-B (single to two-unit), located at 2162 South Grant Street in Council District 6. The Committee approved filing this item at its meeting on 4-20-21.
12 Eyes. Counsel Bill 20 1-0406 has passed. We are now on the homestretch. Our final public hearing tonight. Councilmember Flynn, would you please put Council Bill 424 on the floor for final passage? Yes, Madam President. Thank you. I move that council bill 21, dash zero 4 to 4 be placed upon final consideration and do pass. Okay. Thank you. It has been moved and seconded. The required public hearing for Council Bill 424 is open and I see we have Libbey here for the staff report. Yes. Can you hear me? Mm hmm. Go ahead. Okay, great. I'll share my screen. Okay. So I'm Louisianans with community planning and development and I'll be presenting the Map Amendment application at 2162 South Grant Street. This application is located in Council District six in the Rosedale neighborhood. The applicant is requesting to resign from UCC to YouTube, which allows the Urban House building for a duplex tandem house and then as well as accessory dwelling unit accessory building for the site is located on Grant Street, just in the block south of Evans Avenue. As stated previously, the existing zoning is urban single unit C, so this allows for the Urban House primary building form on a minimum zone, lot size of 5500 square feet. You can see it just on the west side of Grant Street. The zoning is YouTube. And then when you move to the east side of Grant, it's mostly us. You see, with the exception of the property directly north, which was rezone from UCC to YouTube in 2020. The Washington Park View Plan is applicable to the site with maximum heights between 95 and 98 feet, and which will impact any future development as that's greater than what the proposed YouTube would allow. Existing land use is single unit residential. And you can see this area is kind of a mixture of single to unit and then multi-unit residential. This slide shows the existing building form and scale with the subject property on the upper right hand side. This is one of those sites where the building was constructed on the very back portion of the lot. AS That's why you can't really see it in the picture. And then it just south there's a single unit home and then one of the duplexes across the street. This application was complete in the middle of January, and a postcard notifying neighboring property owners within 200 feet of the site was sent out on January 22nd. The planning board heard this application in early April and unanimously recommended approval on the consent agenda. And to date, staff has not received any public comment letters. The Denver zoning code has five review criteria that must be met in order for rezoning to be approved. The first is consistency with adaptive plans, and there are three that are applicable to the site. The proposed rezoning meets several of the strategies in the comprehensive plan. It will increase development of housing close to transit and encourages quality infill development where infrastructure and services already exist. And Blueprint Denver The future neighborhood context is urban. These areas are mostly single and two unit residential areas with some multi-unit and mixed use embedded throughout. There's regular block patterns with alley access. The future place type is low residential and these are predominantly single and two unit residential uses on smaller lots. And then Grant Street is a local street, which is also also most like mostly characterized by residential uses. Blueprint also provides further guidance on when it's appropriate to rezone from a single unit, stone district to a two unit zone district. And this request depends upon three things small area plan guidance, neighborhood input in existing zoning patterns. So I'll discuss the small area plan guidance in a bit. And the applicant received mostly support from neighboring property owners, which you can find in the application that was submitted. And then we've discussed that there is a pattern of the two unit zoning in this area as it's all along the western side of great and then directly north of this street. And there's also more criteria for when you're proposing to rezone to a district with a smaller minimum zone size. So in this case, going from the C size to the B size. And for that and there needs to be a pattern of smaller lots with similar uses. So this map shows kind of the average lot size in the area. And you can see that it is mostly smaller than what the C district is and maybe more consistent with a B. And then the growth area strategy is all other areas of the city. This is where we anticipate to see 20% of new housing and 10% of new job growth by 2040. And so a rezoning to a two unit district would allow for a minimal amount of growth in density consistent with this growth area strategy. This area is a half a mile from the Evans Light Rail Station and it's also included in the Evans Station area plan. So while the actual site is not on the map, the urban residential concept area in the plan does include the area that goes all the way between the alley, between Grant and Logan Street. And so that would include this eastern half of the block along the eastern side of Grant Street. To the western half of that block. And it describes urban residential areas as appropriate for single family duplex accessory dwelling units and row houses. So a rezoning to a two unit district to allow a duplex would be consistent with the urban residential guidance in the EP and station area plan. Star finds that the Arizonan meets the next two criteria. It will result in uniformity of district regulations and will further the public health, safety and welfare primarily by implementing adaptive plans and allowing greater density in close proximity to a light rail station. There's also a justifying circumstance and changing conditions. I mean, the guidance and blueprint Denver on when it's appropriate to rezone to a two unit district with a smaller minimum zone that size, as well as changing conditions in the area, including new development near the Evans Light Rail station, as well as the rezoning just next door directly north of this site to a two unit sound district. And lastly, staff finds that the proposed rezoning is consistent with the urban neighborhoods context, the residential zoned districts purpose and then the specific intent of the You TV Zone district. Therefore, staff recommends approval based on finding that all five criteria have been met. And that concludes my presentation. All right. Well, thank you, Libby. And thanks for folks staying with us with us this evening. And counsel has not received any written testimony on counsel Bill 21, Dash 0424 and we have one individual signed up to speak this evening and we will go ahead and go to Nathan Keebler Slingo. Nathan Keebler Slingo. I am the applicant. I own the property at 2162 and currently lives here since 2004. And I appreciate and agree with everything that Libby is presented. And available for questions. Thank you. Okay. All right. Thank you, Nathan. That concludes our speakers this evening. Questions from members of Council on Council Bill 424. All right. Councilmember Flynn. Libby. This is about 6/10 of a mile from Evans Station. So what are what is the proximity to transit criteria being gauged on? Is it the Broadway bus corridor? Is that are we saying that people will now walk 6/10 of a mile to to a light rail station? Yeah, that's a great question. You know, I think usually within the half mile buffer. So a quarter mile is like the comfort level for typically walking. But a half mile is something that I think we do consider. You know, it's not as close as a half mile is a five minute walk there, but it may be definitely walk or a shorter or a longer bike ride. You could say. Mile, half mile is usually about 1012 minute walk. Mhm. This is like this is just a little greater than a half mile. And I'm also concerned that you use the Evans Station plan even though technically this parcel is not in the Evans Station plan area. You said something about the half block between Graham and Logan. Can you explain that again? Yeah. So even though it's not in the map in the Evans Station area plan, if you read the description of the urban residential area, it describes that area as encompassing everything up until the alleyway between Grant and Logan Street, which would include this property. Okay. Okay. I did pull the Evans Station plan up while you were talking, so I'll look at that if there are any other questions. Although I don't see any other questions, so maybe I don't have time to do that. All right. Thank you, Madam President. All right. Thank you, Councilmember Flynn. And not seen any other hands raised for questions. The public hearing is closed. Comments by members of Council on Council Bill 424. Councilman Cashman. Thank you. Council President. I do believe this application meets the zoning criteria as well as fits well into the existing community context. So I'll be supporting this application this evening. All right. Very good. Thank you, sir. Councilmember Flynn. Hey, Madam President and Councilman Cashman. I concur. It appears to meet the criteria, although I'd quibble about conformity with districts, with area plans when it's not in the area plan itself. But I just want to express an ongoing concern with UPS zoning in single unit neighborhoods to two unit of zoning. When I looked at this particular neighborhood, I have seen where duplexes have gone up, prices have gone up. We are not preserving affordability by adding density in these neighborhoods. It's just not happening and it's very troubling. I think the assessed value on this particular parcels, about $450,000, the duplexes across the street are assessed at 600 and $700,000 . Some of the older homes built in the thirties, forties that are on these blocks in Rosedale are some are on Zillow for, you know, 400 or 500 middle 500. But the new duplexes that are taking their place and they're gentrifying the neighborhood are selling in a six and seven hundreds. And it's a troubling trend that is displacing displacing neighborhoods. I agree that it meets the criteria, but I think sooner or later we're have to come to grips with the displacing factor of this scrape and building expensive duplexes in their place. Thank you, Mr. President. Thank you, Councilmember Flynn, and seen no other hands raised. I do believe that this does meet the rezoning criteria and I'm happy to support it tonight. And I guess the only other thing I would throw out, Councilmember Flynn, is that increase in price, though, also houses more people in our city, which we know is a necessity as well. And so much more conversation I believe we need to have, especially with host involved, to determine when we are up zoning, what that really means for the broader community. And so with that, Madame Secretary, roll call on Council Bill 424, please. Cashman. I. Can each. I. Ortega. I. Sandoval. I. Sawyer. I. Torres, I. Black. I. Clark. I. Flynn. I. Herndon. I. Heinz. I. Hi. Madam President. I. Madam Secretary, close the voting and announce the results. 12 Eyes. 12 eyes. Counsel build 20 1-0424 has passed. There being no further business before this body this evening. We appreciate everybody staying with us. This meeting is adjourned. Hey. It's so good to be back. You sit and you try to figure out what's going to succeed. No. Sees a. It is time. To seize this. Does. I didn't realize he had given me.