JPUN IDENTIFIED ISSUES FOR SPANOS REDEVELOPMENT

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

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