Monthly Archives: September 2006

Below are the 8 specific areas of concern identified by JPUN which are appropriate for and should be included within the Spanos Rezoning PUD prior to final approval. This list of issues permits large scale redevelopment on the proposed site while maintaining the character of the surrounding residential neighborhood. The bullet points under issue are provided as JPUN’s suggestion as to how each concern should be addressed in the rezoning application.

Issue 1: Mixed Use Community
Goal: Provide neighborhood with commercial/retail uses in conjunction with high-density residential development.

1. The development shall include a minimum of 16,000 square feet of non-residential/commercial to partially replace the commercial uses previously located on the site.
2. The required non-residential area shall be purpose-built, constructed for non-residential use and may not include residential kitchens (i.e., such commercial uses shall not include live-work uses).

Issue 2: Bulk/Scale of the Project
Goal: Follow bulk limitations to incorporate high-density low-rise development into the neighborhood in a reasonable manner that is sensitive to the surrounding single family residences.

The regular Jefferson Park Neighborhood block is approximately 360’ by 360’ and divided by at least one, and very often multiple alleys, both parallel and at right angles. Buildings greater than 200’ in length are both foreign and inappropriate for the existing and envisioned neighborhood fabric. A consistent and inexcusable feature of the proposal development is to wall off the southern portion of 19th and early 20th century River Drive homes, and existing alley residences, with a 400’+ long structure, 6-stories high.

1. No building shall have an overall dimension greater than two hundred twenty-five feet (225’), or half of the long length of a typical Denver city block.
2. For the purposes of defining bulk, view corridor and alleys shall be treated as if they were occupied by single-unit dwellings.
3. For the purpose of defining bulk, homes on the east-west alley south of River Drive shall be treated as if the underling zone district is R1/R2.

Issue 3: Preservation of View Corridors
Goal: Preservation of neighborhood’s unique physical relationship to the city center and Denver architectural landmarks by maintaining established views to the Platte River Valley.

1. No building shall be constructed within an area through the proposed PUD zone district that is aligned with the existing River Drive and equal in width to existing River Drive right-of-way width plus a ten foot (10’) setback along the north and south edges of this right of way.
2. No building shall be constructed within an area through the proposed PUD zone district that is aligned with the existing Front View Crescent and equal in width to existing Front View Crescent right-of-way width plus a ten foot (10’) setback along the north and south edges of this right of way.

Issue 4: Public Access/Pedestrian and Bike Connections
Goal: Establish, in perpetuity, public access for pedestrians and bicycles both through the development and to view overlooks.

1. The development shall establish permanent public easements in the right-of-way width portion of both required view corridors.
2. The development shall provide and maintain one (1) universally accessible route from Front View Crescent to 23rd Avenue.
3. The development shall provide and maintain one (1) universally accessible route from Clay Street to pedestrian walkway along the east edge of the site, this may be incorporated or separate from the required walkway to 23rd Avenue.

Issue 5: Landscaping
Goal: Establish a pedestrian oriented environment along all public right-of-ways.

1. Landscaping shall not diminish the through view of the two required view corridors.
2. Site walls shall not exceed thirty inches in height within three feet of any right-of-way.
3. Site walls exceeding 48” in height are prohibited within ten feet of any right-of-way.

Issue 6: Preservation of View Plane
Goal: Preserve views from Jefferson Park’s namesake public park, and respect the height sought by the neighborhood plan’s recommended view plane.

1. Any building west of Bryant Street shall not exceed fifty-five feet in height above the average elevations where the four corners of the proposed building intersect the existing grade. Where height restrictions overlap, the more restrictive shall govern.
2. Any building facing Clay Street is considered “park facing”, and shall not exceed thirty-five feet in height above the average elevations where the four corners of the proposed building intersect the existing grade. Where height restrictions overlap, the more restrictive shall govern.
3. Any building north of Front View Crescent shall not exceed sixty-five feet in height above the average elevations where the four corners of the proposed building intersect the existing grade. Where height restrictions overlap, the more restrictive shall govern.

Issue 7: Exterior Design & Materials
Goal: Encourage design and detailing that is compatible with existing historical context and creates a neighborhood and pedestrian oriented ground level environment.

1. All building facades facing a street, alley or pedestrian right-of-way shall provide not less 50% brick masonry.
2. All building facades facing a street, alley or pedestrian right-of-way shall provide not less 20% window to solid wall area.
3. Each residential building in the development shall be differentiated from the others through variation of the masonry detailing.
4. Exterior trim, cornices and moldings should be of a characteristic similar in details and design to the historic neighborhood.

Issue 8: Parking & Traffic
Goal: Mitigate vehicular impact on River Drive and the pedestrian environment.

1. Development shall include measures to discourage or prevent the access of non emergency vehicles via River Drive.
2. Parking access shall be limited to one curb cut for every two hundred twenty five lineal feet of curb.
3. Developer shall produce a detailed traffic study during the PUD application and review process.

For a PDF version of this document, click on the following link:

JPUN PUD Issues – AGSpanos

It’s still too early to voice a complaint about the specifics of the Spanos Rezoning. However, Rick Garcia and his staff have been instrumental in at least making sure the developer’s team gave credence to the Jefferson Park Community’s concerns. It’s worth a phone call or email to his office to thank him for his time, patience, and concern. Rick Garcia’s contact information is here.

In an effort to keep the neighborhood abreast of the AGSpanos rezoning process, the city has agreed to provide the neighborhood a list of milestone dates, and to elaborate on the level input available by the community. This information is expected early next week, and will be shared here as soon as it becomes available. This information will also be reviewed at the next General Membership meeting.

You may be wondering what happened to the statement of points that was supposed to be available on this web site. Unfortunately, the JPUN attorney has been out of town this entire time. The wording will not get her review until Monday. But on Monday, September 18th, the points will be posted. The JPUN Statement addresses the following issues in a manner that is consistent with both the majority of neighborhood input, and the adopted neighborhood plan.

1. Use
2. Bulk/Scale
3. View Corridors
4. Public Access (Bike/Pedestrian)
5. Landscaping
6. View Plane
7. Design & Materials
8. Parking & Traffic

The points are prescriptive in nature. The points are not intended to drive out the project, but to ensure the project’s integration into and reinforcement of the physical strengths of the unique Jefferson Park community.

After drawing out the negotiating process sufficient enough to appear as a “good-faith” effort, but performing in something other than good faith by not sharing requested information, nor physically addressing the concerns of landowners, while selectively parsing the Neighborhood Plan to shamelessly promote a project that is nearly completely ignorant of the goals and vision put forth by the Plan. AGSpanos Companies of Stockton, California, has filed a PUD application that is nothing more than the RMU-30 with waivers that was sprung on, and unanimously rejected by, the Land Use Committee on December 15, 2005. The only additional constraint at this point is the inclusion of a site plan with unacceptable building envelopes, that almost completely shunt the neighborhoods dramatic and historic views of the Platte River Valley. To this point, the neighborhood, acting in good-faith, has resisted the temptation to speak out against this proposed development. Keep an ear to the ground and stay tuned to www.jpun.org for what happens next…

A JPUN-produced PUD points document was promised at last weeks meeting. Unfortunately, the wording is still being finalized by our attorney. Expect to see that document posted here by week’s end.