f: 720.865.3052
www.denvergov.org/CPD
TO: Denver Planning Board
FROM: Valerie Herrera, Associate City Planner DATE: March 10, 2021
RE: Official Zoning Map Amendment Application #2020I-00006 Staff Report and Recommendation
Based on the criteria for review in the Denver Zoning Code, Staff recommends approval for Application #2020I-00006.
Request for Rezoning
Address: 3431 N Columbine Street
Neighborhood/Council District and CM: Clayton Neighborhood / Council District 9, CW CdeBaca
RNOs: The Points Historical Redevelopment Corp, Northeast Denver
Friends and Neighbors (NEDFANS), United Neighbors of
Northeast Denver Residents, UCAN, Clayton United, Denver Arts and Culture Initiative, Reclaim the East Side,
Inter-Neighborhood Cooperation (INC), Opportunity Corridor Coalition of United Residents
Area of Property: 6,250 square feet or .14 acres
Current Zoning: U-SU-B1
Proposed Zoning: U-SU-A1
Property Owner(s): Whitney Wells Paschall
Owner Representative: N/A
Summary of Rezoning Request
• The property is in the Clayton statistical neighborhood on the block bounded by 35th Avenue to the north, Columbine Street to the east, a public alleyway to the west, and a single unit
residential lot to the south.
• The property is occupied by a one-story, single-unit structure at the rear of the lot.
• The applicant, Whitney Wells Paschall, is requesting this rezoning to facilitate redevelopment of the site into two separate zone lots, each allowing a single unit dwelling and an accessory dwelling unit (ADU). ADUs are already a use-by-right in the current U-SU-B1 zone district. • The proposed zone district, U-SU-A1 (Urban – Single-Unit – A1) allows for an urban house with a
minimum zone lot area of 3,000 square feet. Blocks typically have a pattern of 25-foot-wide lots. This district requires the shallowest setbacks and allows the highest lot coverage in the Urban Neighborhood Context. Further details of the proposed zone district can be found in Article 5 of the Denver Zoning Code (DZC).
Existing Context
The subject property is located in the Clayton neighborhood with a mix of low-scale residential uses to the west, south, east, and north; a commercial/retail node to the west; and public/quasi-public smattered throughout. The subject property is within a quarter mile of bus stops on two bus lines. Bus stops at the intersection of York Street and Bruce Randolph Avenue serve RTD’s 34 line running along Bruce Randolph Avenue and RTD’s 24 line running along York Street. The following table summarizes the existing context proximate to the subject site:
Existing Zoning Existing Land Use Existing Building Form/Scale
Existing Block, Lot, Street Pattern
Site U-SU-B1 Single-unit
residential
One story single-unit residential dwelling with small portable shed with detached sidewalk.
Generally regular grid of streets;
Block sizes and shapes are consistent and rectangular.
Vehicle parking to the side or rear of
buildings (alley access).
North U-SU-B1 Single-unit
residential
One story single-unit residential dwelling with garage shed with detached sidewalk.
South U-SU-B1 Single-unit
residential
One story single-unit residential dwelling with detached sidewalk.
East U-SU-B1 Multi-unit
residential
Two story multi-unit residential (8 units)
West U-SU-B1 Single-unit
residential
One story single-unit residential dwelling with garage shed with detached sidewalk.
1. Existing Zoning
The current U-SU-B1 zone district is a single-unit residential district allowing urban houses and detached accessory dwelling units with a minimum zone lot area of 4,500 square feet. Blocks typically have a pattern of 37.5-foot-wide lots. Setbacks and lot coverage standards accommodate front and side yards similar to U-SU-B but allowing a detached accessory dwelling unit building form in the rear yard. The maximum height is 2.5 stories or 30 feet. There are no waivers or conditions that apply to this site.
3. Existing Building Form and Scale All images are from Google Streetview.
Front view of subject property Rear view of subject property
Single Family Residential south of subject property Single Family Residential north of subject property
Proposed Zoning
The primary building forms allowed in the existing zone district and the proposed zone district are summarized below.
Design Standards U-SU-B1 (Existing) U-SU-A1 (Proposed)
Primary Building Forms Allowed Urban House Urban House
Stories/Heights (max) 2.5/30’ 2.5/30’
Minimum Zone Lot Size/Width 4,500sf/35’ 3,000sf/25’
Primary Setbacks (min) Block sensitive (20’) Block sensitive (20’)
Building Coverages 37.5% 50%
Summary of City Agency Referral Comments
As part of the DZC review process, the rezoning application is referred to potentially affected city agencies and departments for comment. A summary of agency referral responses follows:
Assessor: Approved – No Comments.
Asset Management: Approved – No Comments. Denver Public Schools: Approved – No Comments.
Department of Public Health and Environment: Approved – No Comments. Denver Parks and Recreation: Approved – No Comments.
Public Works – R.O.W. - City Surveyor: Legal description is approved. Development Services - Transportation: Approved – No Comments. Development Services – Wastewater: Approved – See Comments
Approve Rezoning Only - Will require additional information at Site Plan Review. DES Wastewater approves the subject zoning change. The applicant should note that redevelopment of this site may require additional engineering including preparation of drainage reports, construction documents, and erosion control plans. Redevelopment may require construction of water quality and detention basins, public and private sanitary and storm sewer mains, and other storm or sanitary sewer improvements. Redevelopment may also require other items such as conveyance of utility, construction, and
maintenance easements. The extent of the required design, improvements and easements will be determined during the redevelopment process. Please note that no commitment for any new sewer service will be given prior to issuance of an approved SUDP from Development Services.
Development Services – Project Coordination: Approve Rezoning Only - Will require additional information at Site Plan Review:
1) The proposal would be reviewed by Residential Zoning for zoning compliance. Inherently there is no concern with the proposed choice of the U-SU-A1 zone.
2) However, the applicant's desire to construct two single family homes on a single U-S-A1 zone lot would not be permitted based on the current zone lot configuration. Section 5.3.3.3. indicates that only the Urban House form is permitted in the U-SU-A1 zone district and that primary Urban House
structures are limited to one per zone lot. A zone lot would need to have a minimum of 3,000 s.f. each and 25' of lot frontage in the U-SU-A1. A zone lot amendment would also be needed to split the property into two zone lots.
Development Services – Fire Prevention: Approved – No Comments. Public Review Process
Date CPD informational notice of receipt of the
rezoning application to all affected members of City Council, registered neighborhood
organizations, and property owners:
10/29/20
Property legally posted for a period of 15 days and CPD written notice of the Planning Board public hearing sent to all affected members of
City Council, registered neighborhood organizations, and property owners:
3/2/21
Planning Board public hearing: 3/17/21 CPD written notice of the Land Use,
Transportation and Infrastructure Committee meeting sent to all affected members of City
Council and registered neighborhood organizations, at least ten (10) working days
before the meeting (tentative):
3/9/21
Land Use, Transportation and Infrastructure
Committee of the City Council (tentative): 3/23/21 Property legally posted for a period of 21 days
and CPD notice of the City Council public hearing sent to all affected members of City
Council and registered neighborhood organizations (tentative):
4/12/21
• Public Outreach and Input
o Registered Neighborhood Organizations (RNOs)
▪ Provisional support from the Clayton United RNO was written by Fred Glick prior to official submittal of the rezoning application. Follow up statement from Fred Glick clarifying earlier letter and explanation of RNO’s approach included as email attachment:
• Letter from the Clayton RNO prior to official submittal supports the request in principle;
• Additional narrative from Clayton RNO providing further support of the application based on the inconsistency of lot size and land use across this particular block. There is a variety of lot sizes, including three very small lots at the south end of the block, a duplex south of the subject property, and two multi-family buildings directly across the street to the east.
• Given the irregular nature of the block the RNO members felt the smaller lots proposed by the applicant are appropriate. The RNO is comfortable with ‘gentle’ density provided by allowing smaller lots. o General Public Comments
▪ As of the date of this staff report, three letters of support were received and have been included as attachments in the application package. Two of the letters reflect generally that the project will be beneficial to the neighborhood. The third letter reiterates support of the request in principle, with a request for the applicant to go back to the RNO with an update of the official rezoning application post submittal. On March 4th, staff received an email regarding concern specific to garbage bin placement within the alleys near detached garages throughout the neighborhood. The concern is outside the scope of the rezoning but has been sent to the applicant to be acknowledged.
Criteria for Review / Staff Evaluation
The criteria for review of this rezoning application are found in DZC, Sections 12.4.10.7 and 12.4.10.8, as follows:
DZC Section 12.4.10.7
1. Consistency with Adopted Plans
2. Uniformity of District Regulations and Restrictions 3. Public Health, Safety and General Welfare
DZC Section 12.4.10.8
1. Justifying Circumstances
2. Consistency with Neighborhood Context Description, Zone District Purpose and Intent Statements
1. Consistency with Adopted Plans
The following adopted plans apply to this property: • Denver Comprehensive Plan 2040 (2019) • Blueprint Denver (2019)
• Bruce Randolph Avenue Plan (1986)
Denver Comprehensive Plan 2040
The proposed map amendment would allow for compatible infill development in an established neighborhood and near transit, consistent with the following strategies from the Environmentally Resilient vision element:
• Environmentally Resilient Goal 8, Strategy A - Promote infill development where infrastructure and services are already in place (p.54).
The proposed rezoning would allow for additional housing options near transit within an established neighborhood, consistent with the following strategies in the Equitable, Affordable and Inclusive vision element:
• Equitable, Affordable and Inclusive Goal 1, Strategy A – Increase development of housing units close to transit and mixed-use developments (p. 28).
• Equitable, Affordable and Inclusive Goal 2, Strategy A – Create a greater mix of housing options in every neighborhood for all individuals and families (p. 28).
• Equitable, Affordable and Inclusive Goal 2, Strategy B – Ensure city policies and regulations encourage every neighborhood to provide a complete range of housing options (p. 28). Therefore, the proposed map amendment is consistent with Denver Comprehensive Plan 2040.
Blueprint Denver
Blueprint Denver was adopted in 2019 as a supplement to Comprehensive Plan 2040 and establishes an
integrated framework for the city’s land use and transportation decisions. Blueprint Denver identifies the subject property as part of a Residential Low place within the Urban Neighborhood Context and provides guidance from the future growth strategy for the city where buildings are predominantly low-scale houses and duplexes. Setbacks and lot coverage vary across neighborhood contexts.
Blueprint Denver Future Neighborhood Context
In Blueprint Denver, future neighborhood contexts are used to help understand differences in things like land use and built form and mobility options at a higher scale, between neighborhoods. The subject property is shown on the context map as Urban neighborhood context. The neighborhood context map and description help guide appropriate zone districts (p. 66). The Urban neighborhood context is described as “small multi-unit residential and mixed-use areas are typically embedded in 1-unit and 2-unit residential areas. Block patterns are generally regular with a mix of alley access. Buildings are lower scale and closer to the street.” (p. 136). The proposed U-SU zone district is part of the Urban context and is intended “to promote and protect residential neighborhoods within the character of the Urban Neighborhood Context. These regulations allow for some multi-unit districts, but not to such an extent as to detract from the overall image and character of the residential neighborhood.” (DZC 5.2.2.1). The proposed rezoning to stay within the Urban context is appropriate and consistent with the plan.
Blueprint Denver Future Places
The neighborhood context of Urban provides nuance to the aspirations of the individual places shown on the map. The Future Places Map shows the subject property as part of a Residential Low designation.
Blueprint Denver describes the aspirational characteristics of Residential Low in the Urban context as,
“Predominantly one-and two-unit, though many areas are mostly one-unit. Includes Accessory Dwelling Units. In some contexts, some higher-intensity residential uses may be mixed throughout. Neighborhood-serving retail may be found in some key locations. Buildings are predominantly low-scale houses and duplexes. Setbacks and lot coverage vary across neighborhood contexts.” (p. 148). The proposed district of U-SU-A1 provides the ability to stay within the context and character of the lot size pattern within Residential Low. There is no change in height from U-SU-B1 to U-SU-A1. The maximum height stays at 2.5 stories or 30’.
Blueprint Denver also provides specific direction for rezonings that are within the Residential Low future
places and requesting a smaller minimum zone lot size. Specifically, when seeking a rezoning to a smaller minimum zone lot size in a Residential Low area, “it is only appropriate to allow smaller lot sizes than the existing zone district if there is an established pattern in the surrounding blocks of smaller lots with similar uses that would be consistent with the zone district request” (p. 231).
The applicant is proposing to rezone from U-SU-B1 with a minimum zone lot size of 4,500 square feet to U-SU-A1, with a minimum zone lot size of 3,000 square feet. The parcel size analysis below shows the lot size of parcels in the surrounding blocks that are also single-unit residential uses. Of those parcels, 29 percent of them are 4,500 to 5,499 square feet, which are the lots that align with the current U-SU-B1
zone district. In that same area, 36 percent of the lots are between 3,000 and 4,499 square feet, which are the lots that align with the proposed U-SU-A1 zone district. While there does not appear to be a dominant lot size in this area, this analysis shows that the lot size of the proposed U-SU-A1 is even slightly more prevalent in the surrounding blocks with similar uses than the existing U-SU-B1 zoning. Therefore, this proposed rezoning is consistent with Blueprint Denver’s guidance for rezoning to a smaller minimum zone lot size for properties within Residential Low Future Places in the Urban Context.
Blueprint Denver Street Types
In Blueprint Denver, Future Street Types work in concert with the Future Places to evaluate the
appropriate intensity of adjacent development (p. 67). Blueprint Denver classifies N. Columbine Street as Local or Undesignated Future Street Type, which “can vary in their land uses and are found in all
neighborhood contexts. They are most often characterized by residential uses.” (p. 161). The proposed U-SU-A1 district is consistent with this street type because it allows for residential and some civic uses.
Growth Strategy
Blueprint Denver’s growth strategy map is a version of the future places map, showing the aspiration for
distributing future growth in Denver (p. 51). The subject property is part of all other areas of the city that are proposed for growth. All other areas of the city are anticipated to see around 20% of new housing growth and 10% of new employment growth by 2040” (p. 51). These “areas are smaller but still play a key role in meeting the diversity of new jobs and housing needed for our dynamic city” (p. 48). The proposed map amendment to U-SU-A1 is consistent with this growth strategy.
Blueprint Denver Strategies
Blueprint Denver provides additional guidance for how to consider Low Residential places in rezonings that impact the minimum lot size. That section specifies, “For applicant-driven requests that are individual sites or small assemblages, typically it is only appropriate to allow smaller lot sizes than the existing zone district if there is an established pattern in the surrounding blocks of smaller lots with similar uses that would be consistent with the zone district request” (p. 199).
Small Area Plan: Bruce Randolph Avenue Plan (1986)
The Bruce Randolph Avenue Plan was adopted by City Council in 1986 (Ordinance No. 929-1986) and applies to the subject property. The plan encourages through Land Use and Planning: "6. As redevelopment and new development takes place, encourage design that is in character with existing land uses in terms of heights, scale, density, and open space.” (p. 26). The proposed U-SU-A1 zoning is consistent with this land use and planning goal. The 1986 plan also speaks to Housing: “3. Infill housing should be diverse in terms of cost, styles, and scale of development. A percent of housing development should be affordable to area residents but should also include units that entice more middle-income families to move into the area.” (p. 39) The proposed rezoning is consistent with this goal by providing low-scale residential redevelopment and considers the preservation of context and character of the area while addressing the missing middle housing affordability component and allowing the property owner to age in place, encouraging long term residency.
2. Uniformity of District Regulations and Restrictions
The proposed rezoning to U-SU-A1 will result in the uniform application of zone district building form, use and design regulations.
3. Public Health, Safety and General Welfare
The proposed official map amendment furthers the public health, safety, and general welfare of the City through implementation of the city’s adopted land use plan which recommends “smaller lot sizes than the existing zone district if there is an established pattern in the surrounding blocks of smaller lots with similar uses” (p. 231). The proposed rezoning would also provide the benefit of an additional housing unit on each lot that would be detached from the single-unit homes and compatibly integrated into the surrounding neighborhoods. Regarding health-related impacts, increased density has been linked to increased physical activity, less obesity, and less driving and promotes the pedestrian environment. 4. Justifying Circumstance
The proposed official map amendment is in an area with changed and changing conditions. DZC Section 12.4.10.8.A.4. states that “Since the date of the approval of the existing Zone District, there has been a change to such a degree that the proposed rezoning is in the public interest. Such a change may include: Changed or changing conditions in a particular area, or in the city generally; or a city adopted plan; or that the city adopted the Denver Zoning Code and the property retained Former Chapter 59 zoning.”
The city policy informing rezonings to smaller lot sizes detailed previously was adopted as part of Blueprint
Denver 2040 in 2019. Because that plan included policy guidance that specifically supports this rezoning,
its adoption is an appropriate changed condition. Additionally, there are nearby properties that have redeveloped from a single house to two separate single-unit houses since the subject property’s current zoning was established in 2010. For example, 3440/3442 N Columbine was redeveloped in 2015, 3344/3346 N Williams St was redeveloped in 2016, and 3346/3350 Josephine Street was redeveloped in 2017. These changes are appropriate justifying circumstances for the proposed rezoning and reflect nearby physical changes within the neighborhood.
5. Consistency with Neighborhood Context Description, Zone District Purpose and Intent Statements
The requested U-SU-A1 zone district is within the Urban Neighborhood Context. The neighborhood context is “primarily characterized by single-unit and two-unit residential uses” and “single-unit residential structures are typically the Urban House building form” (DZC, Division 5.1). These areas consist of “regular pattern of block shapes” and “a consistent presence of alleys” (DZC, Division 5.1). The Clayton neighborhood consists of a mix of single and two-unit residential uses with some multi-unit residential uses located within rectangular blocks with alley access. The proposed rezoning to U-SU-A1 is consistent with the neighborhood context description.
The general purpose of residential zone districts in this context is to promote and protect residential neighborhoods within the character of the Urban Neighborhood Context (DZC Section 5.2.2.1). The building form standards, design standards, and uses work together to promote desirable residential areas. Common residential characteristics are recognized but variation is accommodated. The proposed U-SU-A1 district is consistent with the context description and the zone district general purpose because it will help preserve the existing single-unit use, form, and streetscape of the immediate area while allowing small-scale ADUs in rear yards.
The specific intent of the U-SU-A1 zone district is “a single unit district allowing urban houses and detached accessory dwelling units with a minimum zone lot area of 3,000 square feet. Blocks typically have a consistent pattern of 37.5-foot-wide lots. Setbacks and lot coverage standards accommodate front and side yards similar to U-SU-A but allowing a detached accessory dwelling unit building form in the rear yard” (DZC Section 5.2.2.2.C.) The subject site is in an area where urban houses and lots ranging from 25 feet to 50 feet are common, with most lots having a width over 37.5 feet. The site at 3431 N Columbine Street is 6,250 square feet with a width of 50 feet. The adopted plan direction recommends allowing smaller lot sizes where a pattern of smaller lot sizes already exists. Therefore, rezoning this site would be consistent with the specific intent of the zone district.
Attachments
1. Application 2020I-00006
Rezoning Application Page 1 of 3
Return completed form to [email protected]
201 W. Colfax Ave., Dept. 205 Denver, CO 80202 720-865-2974 • [email protected]
Last updated: May 24, 2018
Zone Map Amendment (Rezoning) - Application
PROPERTY OWNER INFORMATION*□
CHECK IF POINT OF CONTACT FOR APPLICATIONPROPERTY OWNER(S) REPRESENTATIVE**
□
CHECK IF POINT OF CONTACT FOR APPLICATIONProperty Owner Name Representative Name
Address Address
City, State, Zip City, State, Zip
Telephone Telephone
Email Email
*If More Than One Property Owner:
All standard zone map amendment applications shall be initiated by all the owners of at least 51% of the total area of the zone lots subject to the rezoning application, or their representatives autho-rized in writing to do so. See page 3.
**Property owner shall provide a written letter authorizing the repre-sentative to act on his/her behalf.
Please attach Proof of Ownership acceptable to the Manager for each property owner signing the application, such as (a) Assessor’s Record, (b) Warranty deed or deed of trust, or (c) Title policy or commitment dated no earlier than 60 days prior to application date.
If the owner is a corporate entity, proof of authorization for an individual to sign on behalf of the organization is required. This can include board resolutions authorizing the signer, bylaws, a Statement of Authority, or other legal documents as approved by the City Attorney’s Office.
SUBJECT PROPERTY INFORMATION
Location (address and/or boundary description): Assessor’s Parcel Numbers:
Area in Acres or Square Feet: Current Zone District(s):
PROPOSAL
Proposed Zone District: ✔
Whitney Wells Paschall
2825 Stout St.
Denver, CO 80205
605-691-3347
[email protected]
3431 N Columbine St, Denver, CO 80205
Schedule Number 02252-30-016-000
6,250 sq ft
U-SU-B1
U-SU-A1
Rezoning Application Page 2 of 3
Return completed form to [email protected]
201 W. Colfax Ave., Dept. 205 Denver, CO 80202 720-865-2974 • [email protected]
Last updated: May 24, 2018
REVIEW CRITERIA
General Review Crite-ria: The proposal must comply with all of the general review criteria DZC Sec. 12.4.10.7
□
Consistency with Adopted Plans: The proposed official map amendment is consistent with the City’s adopted plans, or the proposed rezoning is necessary to provide land for a community need that was not anticipated at the time of adoption of the City’s Plan.Please provide an attachment describing relevant adopted plans and how proposed map amendment is consistent with those plan recommendations; or, describe how the map amendment is necessary to provide for an unantici-pated community need.
□
Uniformity of District Regulations and Restrictions: The proposed official map amendment results in regula-tions and restricregula-tions that are uniform for each kind of building throughout each district having the same clas-sification and bearing the same symbol or designation on the official map, but the regulations in one district may differ from those in other districts.□
Public Health, Safety and General Welfare: The proposed official map amendment furthers the public health, safety, and general welfare of the City.Additional Review Cri-teria for Non-Legislative Rezonings: The proposal must comply with both of the additional review criteria
DZC Sec. 12.4.10.8
Justifying Circumstances - One of the following circumstances exists:
□
The existing zoning of the land was the result of an error.□
The existing zoning of the land was based on a mistake of fact.□
The existing zoning of the land failed to take into account the constraints on development created by the natural characteristics of the land, including, but not limited to, steep slopes, floodplain, unstable soils, and inadequate drainage.□
Since the date of the approval of the existing Zone District, there has been a change to such a degree that the proposed rezoning is in the public interest. Such change may include:a. Changed or changing conditions in a particular area, or in the city generally; or, b. A City adopted plan; or
c. That the City adopted the Denver Zoning Code and the property retained Former Chapter 59 zoning.
□
It is in the public interest to encourage a departure from the existing zoning through application ofsupple-mental zoning regulations that are consistent with the intent and purpose of, and meet the specific criteria stated in, Article 9, Division 9.4 (Overlay Zone Districts), of this Code.
Please provide an attachment describing the justifying circumstance.
□
The proposed official map amendment is consistent with the description of the applicable neighborhood context, and with the stated purpose and intent of the proposed Zone District.Please provide an attachment describing how the above criterion is met.
REQUIRED ATTACHMENTS
Please ensure the following required attachments are submitted with this application:
□
Legal Description (required to be attached in Microsoft Word document format)□
Proof of Ownership Document(s)□
Review Criteria, as identified aboveADDITIONAL ATTACHMENTS
Please identify any additional attachments provided with this application:
□
Written Authorization to Represent Property Owner(s)□
Individual Authorization to Sign on Behalf of a Corporate Entity Please list any additional attachments:✔ ✔ ✔ ✔ ✔ ✔ ✔ ✔
1. Letter of approval from the Clayton RNO.
2. A look at the neighborhood .ppt
Rezoning Application Page 3 of 3
Return completed form to [email protected]
201 W. Colfax Ave., Dept. 205 Denver, CO 80202 720-865-2974 • [email protected]
Last updated: May 24, 2018
PROPERTY OWNER OR PROPERTY OWNER(S) REPRESENTATIVE CERTIFICATION/PETITION
We, the undersigned represent that we are the owners of the property described opposite our names, or have the authorization to sign on behalf of the owner as evidenced by a Power of Attorney or other authorization attached, and that we do hereby request initiation of this application. I hereby certify that, to the best of my knowledge and belief, all information supplied with this application is true and accurate. I understand that without such owner consent, the requested official map amendment action cannot lawfully be accomplished.
Property Owner Name(s) (please type or print legibly)
Property Address City, State, Zip Phone Email Property Owner In-terest % of the Area of the Zone Lots to Be Rezoned
Please sign below as an indication of your consent to the above certification state-ment Date Indicate the type of owner-ship documen-tation provided: (A) Assessor’s record, (B) war-ranty deed or deed of trust, (C) title policy or commitment, or (D) other as approved Has the owner au-thorized a represen-tative in writing? (YES/NO) EXAMPLE
John Alan Smith and Josie Q. Smith
123 Sesame Street Denver, CO 80202 (303) 555-5555 [email protected]
100% John Alan Smith
Josie Q. Smith
01/01/12 (A) YESWhitney Wells
Paschall
3431 N Columbine
St., Denver, CO
80205
100%
09/13/20
A
No
Our rezoning request is consistent with the direction in each of these plans:
The Comprehensive Plan
Equitable, Affordable, and Inclusive - We believe that neighborhoods should be
populated with residents of all incomes, races, and ethnicities. The homes we would like to build will be affordable and should provide homes to people with low to mid level incomes and if any should become a rental, people of color will be considered at the forefront.
Strong and Authentic Neighborhoods - Our plans include architecture that is true to the neighborhood’s historic appearance.
Connected, Safe and Accessible Places - This property’s location has easy access to public transportation including Denver’s Light Rail system, bike paths and commuter roads, as well as several bus routes. It is also close to downtown and is home to numerous parks that we have personally enjoyed over the years.
Economically Diverse and Vibrant - There are now several amazing businesses in this neighborhood that did not exist when I first purchased the home. Adding some additional members to this neighborhood will undoubtedly add to the business’s foot traffic and revenue.
Environmentally Resilient - Our homes will be well insulated, put more people under one roof, and include low-water use landscaping.
Healthy and Active - Adding families to our neighborhoods will increase the use of city parks, trails, and schools.
Blueprint Denver
Our plans would fulfil Blueprint Denver’s plans by the following desires addressed by the Denverights:
● Expanding housing by adding 2 new single family homes
● Creates a “Common Sense Approach to New Growth” by developing 1.5 lots into 2 single family homes.
● The design of the new homes will complement the design of the existing
neighborhood. We want to build houses that match the style and architecture of existing homes.
arterial and collector streets, as well as where commercial uses have been already established. Vacant institutional uses on corners or select sites may be appropriate locations to introduce additional residential intensity. Medium building coverage. Buildings are generally up to 2.5 stories in height.
● Minimum Lot Size: For applicant-driven requests that are individual sites or small
assemblages, typically it is only appropriate to allow smaller lot sizes than the existing zone district if there is an established pattern in the surrounding blocks of smaller lots with similar uses that would be consistent with the zone district request.
● The housing sizes will be more uniform to the area. More consistently in the Clayton neighborhood, houses are roughly 25’ wide as will our new homes. ● We want one of the houses to be an affordable rental that is a part of the Section
8 housing opportunities for Denver residents.
● 2 new homes with a consistent setback from the street is safer for first
responders and mailmen/delivery workers. An alley set house is harder to find and access.
Bruce Randolph Avenue Plan
The BRA Plan is proud to address their improvements to shopping areas, The Hope Center, and local schools. They hope to add infill housing to vacant lots and their main goal was to beautify the area, lessen criminal activity, and support the business persons of the area.
BRA was very neglected and run-down for a long time. It’s made strides since the 1980s with its efforts to clean the area up and make it safe and enjoyable again. We believe the addition of our homes will not only beautify the neighborhood, but will provide safe and affordable places to live. The homes will allow for both individuals and families to join the neighborhood that will contribute to the businesses and schools of the area. If given the opportunity we would like to add infill housing by adding an ADU to one of the units.
Additionally, our plans would fulfill the section labeled “Major Recommendation 6” of the Bruce Randolph Avenue Plan: “ As redevelopment and new development takes place, encourage design that is in character with existing land uses in terms of heights, scale, density and open space.”
2. PUBLIC HEALTH, SAFETY, AND GENERAL WELFARE OF THE CITY
● 2 new homes with a consistent setback from the street is safer for first responders and mailmen/delivery workers. An alley set house is harder to find and access.
● Smaller lot sizes lead to an opportunity for higher density that can in turn contribute to strong and inclusive health outcomes.
U-SU-A1. They are also considered to be in the neighborhood of Clayton. ● The proposed official map amendment meets the criterion of the Denver Zoning
Code U-SU-A1(see section 5.2.2.2B): “a single unit district allowing urban houses and detached accessory dwelling units with a minimum zone lot area of 3,000 square feet. Blocks typically have a pattern of 25 foot wide lots. This district requires the shallowest setbacks and allows the highest lot coverage in the Urban Neighborhood Contex. Setbacks and lot coverage standards
accommodate front and side yards similar to U-SU-A but allowing a detached accessory dwelling unit building form in the rear yard.”
● Most of the neighborhood homes already conform to the U-SU-A1 parameters with a shallow set back and homes that are 18’-25’ wide.
● Lot size is one guideline to help new development be consistent within a neighborhood, however, creating two single family homes would create
conformity. For instance, if this property were to have just one house built on it, the house would be much larger and have about a 40’ width. Most homes in the area sit at a width of just 18’-25’.
● The current home is a very small Honeymoon House only providing 8% lot coverage. It was never intended to remain on the property for this long. The original plan for a honeymoon house would have created a new house be built on the front of the property by now.
● The current home does not fit in with the current general character of the
neighborhood description provided in section 5.1.3 of Denver Zoning Code Article 5. It states that “Residential buildings typically have consistent, moderate front setbacks, shallow side setbacks and consistent orientation”. It is clear that a tiny home that is entirely backset and is only providing 8% coverage, it is not
conforming to this description.
● 3 recent development examples show that single family homes on a smaller lot size creates better consistency within the character of the Clayton neighborhood. All of which were from one larger lot that was transformed into two smaller lots:
○ 3350 & 3346 Josephine St. ○ 3344 & 3346 Williams St. ○ 3440 & 3442 Columbine St.
This is our home on Columbine. It’s located
at the back of the lot. We would like to
build 2 neighborhood conformed houses.
several lots (in orange) that are already 3,000 square feet. And most are 4,500 unless.
3431 Columbine is less than one block from U-SU-A1 zoning.
This BLACK LINE in the middle is where the city decided our neighborhood is different and has different zoning. Living here…this whole area just feels like one neighborhood…to us it is all just Clayton.
3431
3421
3431
homes. We like how they kept to the character of the neighborhood.
After
Before
After
Before
Dear Community Planning and Development of the City of Denver,
My name is Bonnie Herman and I am the homeowner and occupant of 3441 N
Columbine St. I both support and understand that my neighbor, Whitney Wells Paschall, located
at 3431 N Columbine St., will be applying to rezone her property into two U-SU-A1 size lots
(3,000 sq ft min.). She has spoken to us about her general plans to build two neighborhood
conforming houses and we agree that this project will be beneficial to the neighborhood and
move it in the right direction.
If you have any questions, you can reach me at [email protected].
Dear Community Planning and Development of the City of Denver,
My name is Erin Hamilton and I am the homeowner and occupant of 3415 N Columbine
St. I both support and understand that my neighbor, Whitney Wells Paschall, located at 3431 N
Columbine St., will be applying to rezone her property into two U-SU-A1 size lots (3,000 sq ft
min.). She has spoken to us about her general plans to build two neighborhood conforming
houses and we agree that this project will be beneficial to the neighborhood and move it in the
right direction.
If you have any questions, you can reach me at [email protected].
parcels.
Should the owners move forward with a formal map amendment application, the RNO will review the actual application and decide, by membership vote, whether to support that application.
Thank you and please do not hesitate to contact me with any questions,
Fred Glick
On behalf of Clayton United RNO 303-578-2041
1
To: Herrera, Valerie M. - CPD City Planner Associate; Stueve, Ella C. - CPD City Planner Senior
Subject: [EXTERNAL] Re: Rezoning Application: 3431 N Columbine St.
Hi Val, thanks for your patience today! A few points to follow up our conversation: 1) The letter from Clayton United was written before we had seen the official application, thus the provisional language. More than anything, the members were conscious of and deferential to the immediate neighbors, who indicated their support in principle pending seeing the applicant's detailed plans. While I cannot speak unilaterally for the RNO, I believe the RNO would support the application, particularly given the support of the immediate neighbors, as evidenced by their support letters included in the application. 2) One of the topics of discussion at our meeting last year, and one of the arguments which supported the RNO's support, was the inconstancy of lot size and land use across this particular block. While many blocks throughout Clayton consist of very regular, consistently‐sized lots with single‐family homes with consistent setbacks, this block contains a variety of lot sizes, including three very small lots at the south end of the block, as well as a variety of uses and forms, including a duplex at the south end of the block and two multi‐family buildings directly across the street. Given the irregular nature of the block, the members felt that the smaller lots proposed by the applicant were appropriate. 3) By and large, the RNO is supportive of increased density and urbanist interventions. The community would be concerned about wholesale demolition of existing homes to construct large scale slot homes or townhomes, but has been supportive of the 'gentle' density provided by ADUs, the Group Living Amendment and smaller lots. We voted on Tuesday to officially support the Group Living Amendment. please let me know if you have any questions or if I can be of any help. thanks, fred On 1/14/2021 1:35 PM, Herrera, Valerie M. ‐ CPD City Planner Associate wrote: Hi Fred – Ella and I are on Teams. Val M. Herrera | Associate City Planner | Hablo Español Community Planning and Development | City and County of Denver p: (720) 865.2956 | [email protected] DenverGov.org/CPD | Twitter | Instagram | Take our Survey
CONNECT WITH US | 311 | pocketgov.com | denvergov.org | Denver 8 TV | Facebook
Legal Description: Lot 23 and 24 Block 6 ULLMANS ADD
Schedule Number: 02252-30-016-000
Whitney - Good morning,
We wanted to advise that we have received one email regarding your rezoning case at 3431 N Columbine St and wanted to make you aware of the 'practical concern' that is neither for nor in opposition of your case - rather more of a complaint to potentially be coordinated with our Department of Transportation and Infrastructure (DOTI).
Here are some rules from DOTI for trash can set-out and storage that was provided as a resource:
https://www.denvergov.org/content/denvergov/en/trash-and-recycling/trash-collection/cart-service-guidelines.html
Staff recommends that you reach out to this neighbor (Chris Bauer) to see about resolving the concern and retracting the input, but if not - then we ask that you as the applicant are prepared to directly address the concern if asked at Planning Board.
Please let us know if you have any questions and thank you again for all of your work on this rezoning case. Val M. Herrera | Associate City Planner | Hablo Español
Community Planning and Development | City and County of Denver Pronouns | She/Her/Hers
Phone: (720) 865-2956
311 | pocketgov.com | denvergov.org/CPD | Take Our Survey | Facebook | Twitter | Instagram ---Original
Message---From: Rezoning - CPD <[email protected]> Sent: Thursday, March 4, 2021 3:53 PM
To: Herrera, Valerie M. - CPD City Planner Associate <[email protected]> Subject: FW: [EXTERNAL] Comment re #2020I-00006 3431 N Columbine St
---Original
Message---From: Chris Bauer <[email protected]> Sent: Thursday, March 4, 2021 3:08 PM
To: Rezoning - CPD <[email protected]>
Subject: [EXTERNAL] Comment re #2020I-00006 3431 N Columbine St Dear Rezoning Board:
I have reviewed the rezoning application for 3431 N Columbine St, which proposes rezoning to allow two side-by-side homes to be constructed on two narrow lots of about 3000 sq ft. The proposal also mentions the possibility of a future ADU to be constructed behind one of these two homes.
I own and reside at 3440 N Josephine, so this proposal is close to the rear of my lot. We share an alley. In this area, many properties have garages at the rear, entered from the alley. Density on the block has increased significantly in the 12 years since I purchased my home. In principle, I believe that increased density is good for the neighborhood and do not object to this application.
Nevertheless, I am writing to express a practical concern. As each additional garage is built, with a corresponding driveway or in some cases adjacent off-street parking area, and as the number of single-family homes using the alley