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, C-MS-8

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LOTS 21 THROUGH 40, INCLUSIVE, BLOCK 299 – CLEMENTS’ ADDITION TO THE CITY OF DENVER SOUTHEAST QUARTER OF SECTION 34, TOWNSHIP 3 SOUTH, RANGE 68 WEST, SIXTH PRINCIPAL MERIDIAN, CITY AND COUNTY OF DENVER, STATE OF COLORADO

Rezoning Application Attached Narrative: 2015I-00183: 17th

Ave & Pearl St. PUD G-14

I. Consistency with Adopted Plans: This PUD rezoning request is for mixed use development

ranging from 1 to 10 stories with the preservation of buildings fronting 17th

Avenue. The

proposed PUD is consistent with A. Blueprint Denver, and B. the Uptown Neighborhood plan.

A. The Blueprint Denver concept land use is Mixed-Use in an Area of Change. Mixed-use is

defined on pg 41 as areas that may have a sizable employment base as well as housing.

Intensity is higher in mixed-use areas than in other residential areas, and the proportion of

residential to commercial uses may vary considerably from one mixed-use district to

another. The purpose of Areas of Change is to channel growth where it will be beneficial

and can best improve access to jobs, housing and services with fewer and shorter auto trips.

Areas of Change are parts of the city where most people agree that development or

redevelopment would be beneficial (pg. 127). The street classification of 17th

Avenue in

Blueprint Denver is Mixed Use Collector, which are designed to provide a greater balance

between mobility and land access within residential and commercial areas. Mixed-use

streets emphasize a variety of travel choices such as pedestrian, bicycle and transit use.

Mixed-use streets are located in high-intensity mixed use commercial, retail and residential

areas with substantial pedestrian activity.

B. Uptown Neighborhood Plan:

a. Encourages reinforcement of distinctions between Uptown and Downtown in bulk,

height, land use mixture, setbacks, landscaping and other design considerations (pg.

24).

b. Variations in the mixture and intensity of land uses and allowable heights and

densities are encouraged, while creating neighborhood continuity (pg. 24).

c. Encourage Mixed Use Projects, including greater use of retail in office and

residential projects.

d. Scale and bulk between Pennsylvania and Park Avenue should emphasize residential

uses as the larger share of the mixture, with preservation of older structures and a

lower intensity of scale and bulk of uses than the Sherman to Pennsylvania segment

(pg. 83).

e. The Sherman to Pennsylvania segment should be primarily office land uses, with

high density residential uses and a cap placed on the building heights by the

Mountain View Preservation Ordinance (pg. 83). Note: The view plane would limit

heights in this area from 140’ to 162’, or roughly 11 to 15 stories.

f. This PUD proposes a variety of building heights including, 1 story, 2 story, 6 story, 8

story as well as a maximum proposed height of 110 ft, and 10 stories. This is a lower

intensity and scale and bulk of uses between Sherman and Park Avenue than the

area between Sherman and Pennsylvania.

g. In Sections IV and VI, the Uptown Neighborhood plan encourages infill and

redevelopment, and use of architecturally and historically significant buildings,

including historical continuity between new and existing development.

h. Redevelopment is also encouraged to strengthen existing employment and retail

bases (pg. 23).

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Rezoning Application Attached Narrative: 2015I-00183: 17th

Ave & Pearl St. PUD G-14

II. Justifying Circumstance: The land or its surroundings has changed, or is changing to such a

degree that it is in the public interest to encourage a redevelopment of the area to recognize

the changed character of the area.

• The property is mostly covered today by surface parking with four existing structures.

• A B-Cycle Station was recently installed at the NW corner of 17th

& Pearl, across the

street from the subject site. This facility supports multi-modal person trips and provides

an alternative to vehicle trips in the area.

• Residential infill development at 1727 N to 1767 N Pearl Street occurred in 1999 - 2000.

• The block corners at 17th

and Pearl were once covered by walkable commercial buildings

that addressed each street, as shown in the 1933 Aerial Image in the left image below.

The condition today on the N, NE and SE corners are predominantly surface parking.

Repurposing the existing buildings on the SW corner of this intersection on this site sets

a precedent to encourage reinvestment in walkable mixed-use development along 17th

Ave.

• Blueprint Denver (2002) and the Uptown neighborhood plans (1986) encourage mixed-

use, infill development and repurposing of historic structures between downtown and

Uptown. Reuse of commercial properties is prevalent along 17th

Ave, and some infill

development has occurred west of Pennsylvania Street.

• In 2010, the property was rezoned from R-4-X to C-MX-5, DO-1 / C-MX-8, DO-1 / C-MS-

8, DO-1

III. The proposed PUD defines a walkable, mixed use project that encourages infill development on

½ of an street block within the orthogonal street grid pattern that supports multi-modal

connectivity and convenient access to urban amenities between Uptown and Downtown. The

proposed PUD is consistent with the Urban Center neighborhood context as described in Section

7.1 of the Denver Zoning Code, and referenced below.

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Rezoning Application Attached Narrative: 2015I-00183: 17th

Ave & Pearl St. PUD G-14

• The Urban Center Neighborhood Context consists of multi-unit residential and mixed-

use commercial corridors and commercial centers with commercial / mixed-use

buildings that are typically Shopfront and General forms. Multi-unit and Commercial

residential uses are primarily located along residential collector, mixed-use arterial, and

local streets.

• The Urban Center Neighborhood Context consists of a regular pattern of block shapes

surrounded by an orthogonal street grid. Orthogonal streets provide a regular pattern of

pedestrian and vehicular connections through this context and there is a consistent

presence of alleys. Block sizes and shapes are consistent and include detached

sidewalks, tree lawns, street and surface parking, and landscaping in the front setback

• All building typically have consistent orientation and shallow front setbacks with parking

at the rear and/or side of the building.

• The Urban Center Neighborhood Context is characterized by moderate to high building

heights to promote a dense urban character, particularly where there are high levels of

pedestrian and bicycle use with the greatest access to multi-modal transportation

system.

The stated purpose and intent of the proposed zone District is consistent with the Urban Center

Neighborhood Context:

• Accommodate the preservation and reuse of two existing commercial block buildings fronting

17th

Avenue

• Accommodate the reuse and redevelopment of property to the south of the Remaining

Buildings with appropriate building forms and uses that provide a mix of residential and

commercial uses and amenities that respond to the surrounding context and contribute to the

vibrancy of the neighborhood.

• Allow for application of the General Building form to contribute to the planned vision for

context sensitive, mixed use redevelopment and existing continuity within the neighborhood,

and provide for an appropriate transition between the Remaining Buildings and proposed new

building area.

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