COUNCIL COMMUNICATION

TO: Mayor and Council

FROM: Audra Kirk

DEPARTMENT: Community Development

DATE: October 16, 2017

SUBJECT: Council Bill 66 - 3333, 3323, 3317 South Pearl Street Planned Unit Development

DESCRIPTION:

Council Bill 66 - 3333, 3323, 3317 South Pearl Street Planned Unit Development

RECOMMENDATION:

Staff recommends Council approve a Bill for an Ordinance approving 3333, 3323, 3317 South Pearl Street Planned Unit Development.

PREVIOUS COUNCIL ACTION:

There has been no previous Council action concerning the proposed 3333, 3323, 3317 South Pearl Street Planned Unit Development (PUD).

SUMMARY:

ANALYSIS:

The Planned Unit Development is a rezoning process that establishes specific zoning and site planning criteria to meet the needs of a specific development proposal that may not be accommodated within existing zoning development regulations. A PUD rezoning provides the opportunity for unified development control for multiple properties or multiple uses.

The property at 3317 South Pearl Street contains an existing single-family home that was built in 1987, and a detached garage. The lot at 3317 South Pearl Street is 6,250 s.f. in area. The property at 3323 South Pearl Street contains a single-family home built in 1950, and a detached garage. The lot at 3323 is 6,250 s.f. in area. The property at 3333 South Pearl Street contains a single family home built in 1943, and has a lot area of 9,375 s.f.

The minimum threshold requirement to re-zone any property to a PUD is ½ acre of total land area. Mr. Adragna of 3333 South Pearl Street was able to acquire this minimum threshold by including two of his neighbors to the north into the PUD rezoning. While the three property owners will be included in the PUD, if approved, the development may not happen at the same time.

PUD OVERVIEW

The proposed 3333, 3323, 3317 South Pearl Street PUD will allow a maximum of one (1) three unit dwelling, two (2) two-unit dwellings, and three (3) detached garages. Each unit will be required to have 2 off-street parking spaces. All of the designated parking is accessed from the alley, and meets the City’s parking regulations.

The proposed new homes are set back approximately 25 feet from South Pearl Street to be compatible with the existing structures to the north and south. The PUD District Development Standards require that landscaping and screening comply with the City of Englewood Unified Development Code Section 16-6-7.

All new utilities are to be placed underground between the garages and the residences. A Minor Subdivision application to reconfigure the lots will be submitted, and will be approved administratively if the PUD application is approved.

Architectural Character: The proposed PUD will be urban in character and respect the pedestrian scale of the neighborhood. The PUD contains architectural character standards that require a mix of pattern and color changes, a minimum masonry requirement, and a requirement that building entries be clearly defined with architectural elements. It should be noted that the conceptual building footprints shown on the Proposed Site Plan and the proposed building elevations are subject to change; however, any changes would have to meet the design standards and guidelines of the PUD.

Permitted Uses: The subject property currently lies within the R-1-C Single Unit Residential District. The existing R-1-C Zone District allows primarily residential and public/institutional uses.The proposed PUD District Plan includes a table of allowed uses that lists the primary permitted residential and public/institutional uses.

Dimensional Standards: The following table provides a comparison of dimensional requirements for principal structures between the property’s existing R-1-C zone classification and the proposed PUD. The proposed PUD is very similar to the R-2-B zone district, however, there are important differences. First, in the R-2-B zone district, the minimum lot area for a single family home is 6,000 s.f., and a minimum of 50 feet of street frontage. The proposed PUD would allow a single family home to be built on a 4,500 s.f. with 37 ½ feet of street frontage. Other zone district do allow for homes to be built on a 4,500 s.f. lot, however, they must be lots of record on or before February 23, 2004. Secondly, the R-2-B zone district has a maximum lot coverage of 60% for multi-unit dwellings. The proposed PUD has a maximum lot coverage for 50% for multi-unit dwellings. The dimensional requirements set forth in the proposed PUD would allow multi-unit dwellings (based on lot area and lot width), and single family dwellings on a 37 ½’ lot.

COMPARISON OF DIMENSIONAL REQUIREMENTS FOR PRINCIPAL STRUCTURES

Min

Lot

Area

(sq ft)

Max FAR

Max Lot

Coverage (%)

Min

Lot Width

(ft)

Max

Height

(ft)

Minimum Setbacks (ft)

Front Each Side

Rear

R-1-C District (Existing Zoning)

One-Unit Dwelling

6,000 None 40 50 32 25

5 20

One-Unit

Dwelling on a

Small Lot

(must be an existing lot)

4,500 None 35 37 32 25

3 20

All Other

Allowed Uses

24,000 None 40 200 32 25

25 25

3333, 3323, 3317 South Pearl Street PUD (New Zoning)

One-Unit Dwelling

4,500 None 40 37.5 32 25 5 20

Multi-Unit Dwelling (Maximum units based on lot area and lot width)

3,000

Per unit

None 50 25

per

unit

32 25 5 25

All Other

Allowed Uses

24,000 None 40 200 32 25 25 25

Residential Density: The proposed 3333, 3323, 3317 South Pearl Street PUD would permit a maximum of 7 dwelling units on the 0.5 acre property. This represents a maximum density of 14 dwelling units per acre (d.u./ac.). For comparison purposes, some properties to the east of subject property contain multi-unit apartment buildings with densities of 60 d.u./ac and higher. Properties to the west in the R-1-C zone district could have a maximum density of 7 d.u./ac. Allowing for a slight increase in density between the R-1-C zone district and the MU-R-3-C zone district, complies with the 2016 Comprehensive Plan to create a transition zone between the medical zone districts and the residential. The 2016 Comprehensive Plan defines Areas of Transition as, “Location of diversified land use including medium to high density housing and medical office.”

Setbacks: A setback is the minimum distance a structure must be located from a property line. The proposed PUD setbacks for principal structures are shown in the table of Dimensional Requirements above. The proposed setbacks, maximum area and height regulations for detached accessory structures are as follows:

Use Maximum Number

Maximum Height

Front Setback

Side Setback

Rear Setback

Maximum Floor Area

Detached Garage

1 per dwelling unit

16’ 25’ 3’ 6’ 1000 s.f.

Storage 1 10’ 25’ 3’ 3’ 150 s.f.

Shed

Other Accessory Structure

1 12’ 25’ 3’ 3’ 200 s.f.

Building Height: The maximum building heights in the PUD are based on the average elevation of the finished grade at the corners of the building to the highest point of the building or structure. The maximum allowed PUD building height for all uses is 32 feet; the maximum allowed height for garages without a detached accessory structure is 16 feet.

Parking: The UDC requires 2 parking spaces for each single-unit dwelling and 1.5 parking spaces for each multi-unit dwelling. The proposed PUD requires 2 parking spaces for each multi-unit dwelling.

Traffic: The Public Works Department reviewed the proposed PUD request for potential impacts. Public Works concluded that a traffic impact study was not required due to the slight increase in traffic over the existing permitted density.

Signage: The proposed PUD will follow the standard signage regulations of the UDC for the R-1-C Zone District.

Landscaping: The UDC requires that a minimum of 40% of a property be landscaped in the R-1-C Zone District. The proposed PUD also requires that 40% of the PUD property be landscaped, as well as meeting all other landscape requirements for the R-1-C Zone District. Sheet 07 of the PUD provides more detail on the landscape plan.

Screening and Fencing: The proposed PUD will follow the standard screening and fencing regulations of the UDC for the R-1-C Zone District.

Grading and Drainage: The proposed Grading and Drainage Plan was acceptable to the City’s Public Works Department.

Utilities: The proposed Utilities Plan was reviewed and approved by the City’s Utilities Department.

Park Dedication: The subdivision regulations of the UDC require the dedication of park land or payment of a fee in lieu of dedication for all residential developments. The proposed Pearl Street development will be required to pay a fee in lieu of dedication for the 4 to 7 new residences. This translates to a fee in lieu of dedication amount of between $1,690 and $3,070.

PLANNED UNIT DEVELOPMENT CONSIDERATIONS

Section 16-2-8.F Approval Criteria states: PUD rezonings shall be made in the interest of promoting the health, safety, and general welfare of the community, and shall be consistent with the Comprehensive Plan. In addition the review or decision making body shall only recommend approval of, or shall only approve, a proposed PUD rezoning if it finds that the proposed rezoning meets the criteria listed below:

1. The proposed development shall comply with all applicable use, development, and design standards set forth in this Title that are not otherwise modified or waived according to the

rezoning approval. In addition, the proposed rezoning shall meet at least one of the following criteria:

1. The proposed development will exceed the development quality standards; levels of public amenities; or levels of design innovation otherwise applicable under this Title, and the proposed development would not be allowed or practicable under a standard zone district with conditional uses or with a reasonable number of Zoning Variances or Administrative Adjustments; or

1. The property cannot be developed, or no reasonable economic use of the property can be achieved, under the existing zoning, even though the use of the conditional uses or a reasonable number of Zoning Variances or Administrative Adjustments.

The proposed PUD meets the criteria of 1a. The proposed PUD will exceed the current UDC quality standards by specifying a variety of materials on facades of the building; by calling for a minimum masonry percentage or defined porch on the front façade; and by requiring rear loaded garages.

The PUD contains architectural character standards that require a mix of pattern and color changes, and a requirement that building entries be clearly defined with architectural elements. Provisions for roof pitches and flat roofs are also included in the PUD.

The proposed PUD further meets the requirement of 1a due to the fact that there are not any conditional uses allowed by the UDC that would allow for multi-family dwellings in an R-1-C zone district or allow a single family dwelling on a 37 1/2’ wide lot. In addition, the Board of Adjustments and Appeals can not grant a variance, nor can staff grant an Administrative Adjustment for an increase in density or a reduction in lot area that would increase density.

2. All PUD rezoning shall meet the following criterion:

1. The resulting rezoned property will not have a significant negative impact on those properties surrounding the rezoned area and the general public health, safety and welfare of the community will be protected.

The Public Works Department reviewed the proposed PUD request and concluded that there were not significant traffic impacts with this minor increase in permitted density.

The rezoned property will not have a significant negative impact on those properties surrounding the rezoned area and the general public health, safety and welfare of the community are protected.

16-2-8.H.4(a): In its review of the PUD application, in addition to any other criteria and findings applicable to the decision, the Commission’s recommendations shall include its written findings on each of the following points:

1. The application is or is not in conformance with the Comprehensive Plan and this Title.

The 3333, 3323, 3317 South Pearl Street PUD conforms to the Englewood Forward: 2016 Comprehensive Plan strategy of redevelopment. Part 3, Envisioning the Plan, lists this area as

a Residential Transition Area. Specifically, this area is to, “Explore residential redevelopment plans that promote infill townhome development between the hospitals and single family neighborhoods to the north to provide a transitional zone that will diversify land use mix, provide opportunities for new housing and home ownership.”

2. The application is or is not consistent with adopted and generally accepted standards of development in the City.

The 3333, 3323, 3317 South Pearl Street PUD is consistent with adopted and generally accepted development standards established by the City of Englewood. The application was reviewed by the City’s Development Review Team (DRT) and all comments were addressed by the applicant.

3. The application is or is not substantially consistent with the goals, objectives, design guidelines, policies and any other ordinance, law, or requirement of the City.

The 3333, 3323, 3317 South Pearl Street PUD is substantially consistent with the goals, objectives, design guidelines, policies, and other ordinances, laws and requirements of the City.

FINANCIAL IMPLICATIONS:

The proposed 3333, 3323, 3317 South Pearl Street PUD will generate building use tax, based on the total cost of the project and park fee-in-lieu, of between $1,690 and $3,070 depending on the final number of units built.

ATTACHMENTS:

Bill for an Ordinance 3333, 3323, 3317 South Pearl Street Planned Unit Development Planning and Zoning Commission Staff Report - September 6, 2017 Neighborhood Meeting Summary - June 9, 2017 Letter of Support - June 7, 2017 Survey Conducted by Applicant - June 22, 2017 Planning and Zoning Commission Minutes - September 6, 2017 Planning and Zoning Commission Findings of Fact - September 6, 2017 Emails

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BY AUTHORITY ORDINANCE NO. ____ COUNCIL BILL NO. 66 SERIES OF 2017 INTRODUCED BY COUNCIL

MEMBER ________________

BILL FOR

AN ORDINANCE APPROVING THE 3333, 3323, 3317 S. PEARL STREET PLANNED UNIT DEVELOPMENT (PUD), LOCATED AT 3333, 3323, AND 3317 SOUTH PEARL STREET, IN THE CITY OF ENGLEWOOD, COLORADO.

WHEREAS, Casey and Amy Adragna are the owners of 3333 South Pearl Street, Scott and Elizabeth Brann are the owners of 3323 South Pearl Street; and Kelley Rhodes is the owner of 3317 South Pearl Street; and WHEREAS, the proposed site consists of three parcels totaling one-half acre, the minimum threshold for a Planned Unit Development (PUD); and WHEREAS, the properties currently lie in a R-1-C Zone District which allows for residential and public/institutional uses; and WHEREAS, a PUD is a rezoning process that establishes specific zoning and site planning criteria to meet the needs of a specific development proposal that may not be accommodated within the existing zoning development regulations. The PUD rezoning provides the opportunity for unified development control for multiple properties or multiple uses; and WHEREAS, currently the property at 3333 South Pearl Street contains a single-family home that was built in 1943, the property at 3323 South Pearl Street contains a single-family with a detached garage that was built in 1950, and the property at 3317 South Pearl Street contains an existing single-family residence with a detached garage that was built in 1987; and WHEREAS, the proposed PUD will allow a maximum of one (1) three unit dwelling, two (2) two-unit dwellings, and three (3) detached garages. Each unit will be required to have two (2) off street parking spaces. The proposed new homes are setback approximately twenty-five (25) feet from South Pearl Street to be compatible with the existing structures to the North and South. All new utilities will be placed underground, and the PUD Development Standards require that landscaping and screening comply with the City of Englewood Unified Development Code Section 16-6-7; and WHEREAS, the proposed PUD will be urban in character and respect the pedestrian scale of the neighborhood. The PUD contains architectural standards that require a mix of pattern and color changes, a minimum masonry requirement, and a requirement that building entries be clearly defined with architectural elements; and

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WHEREAS, 3333, 3323, 3317 S. Pearl Street Planned Unit Development submitted an application to rezone the property to a PUD because the existing zoning designation would not accommodate the proposed development; and WHEREAS, the proposed 3333, 3323, 3317 S. Pearl Street Planned Unit Development will exceed the development quality standards required by the Englewood Unified Development Code for residential development; and WHEREAS, the property cannot be developed, or no reasonable economic use of the property can be achieved, under the existing zoning, even through the use of conditional uses or a reasonable number of Zoning Variances or Administrative Adjustments; and WHEREAS, the Planning and Zoning Commission held Public Hearing on September 6, 2017; and WHEREAS, the Planning and Zoning Commission made the following findings:

1. That the proposed development would be possible or practicable under a standard R-2-B zone district.

2. That the property can be developed, or that reasonable economic use of the property can be achieved, under the existing zoning, even through the use of conditional uses or Administrative Adjustment.

WHEREAS, the Planning and Zoning Commission recommended that the 3333, 3323, 3317 S. Pearl Street Planned Unit Development not be approved; and WHEREAS, the proposed use of the property cannot meet the requirements of Englewood Unified Development Code Section 16-6-8(F), without a PUD, in that there are not any conditional uses allowed by the UDC that would allow for multi-family dwellings in the R-1-C zone district or allow a single family dwelling on 37 ½’ wide lot; and WHEREAS, the Board of Adjustment and Appeals cannot grant a variance, nor can staff grant Administrative Adjustments for an increase in density or reduction in lot area that would increase density; and WHEREAS, the proposed PUD complies with the 2016 Comprehensive Plan to create transition zones between the medical zone districts and residential districts, and the 2016 Comprehensive Plan defines Areas of Transition as “Location of diversified land use including medium to high density housing and medical office”; and WHEREAS, the proposed PUD conforms to the Englewood Forward: 2016 Comprehensive Plan strategy of redevelopment, that it is consistent with adopted and generally accepted development standards adopted by the City of Englewood, and it is substantially consistent with the goals, objectives, design guidelines, policies, and other ordinances, laws and requirements of the City.

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NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF ENGLEWOOD, COLORADO, AS FOLLOWS: Section 1. The 3333, 3323, 3317 S. Pearl Street Planned Unit Development (PUD), for property located at 3333, 3323 and 3317 South Pearl Street, in the City of Englewood, Colorado, attached hereto as Exhibit A, is hereby approved. Introduced, read in full, and passed on first reading on the 16th day of October, 2017. Published by Title as a Bill for an Ordinance in the City’s official newspaper on the 19th day of October, 2017. Published as a Bill for an Ordinance on the City’s official website beginning on the 18th day of October, 2017 for thirty (30) days. Joe Jefferson, Mayor ATTEST: Stephanie Carlile, Acting City Clerk I, Stephanie Carlile Acting, City Clerk of the City of Englewood, Colorado, hereby certify that the above and foregoing is a true copy of the Bill for Ordinance introduced, read in full, and passed on first reading on the 16th day of October, 2017. Stephanie Carlile

TO: Planning and Zoning CommissionTHRU: Brad Power, Community Development Director

Harold Stitt, Senior PlannerFROM: Audra L. Kirk, Planner IIDATE: September 6, 2017

SUBJECT: Case ZON2017-002 - Public Hearing 3333, 3323, 3317 South Pearl Street Planned Unit Development

APPLICANT:Casey Adragna2192 West Caley AvenueLittleton, CO 80120

PROPERTY OWNER(S):Casey and Amy Adragna2192 West Caley AvenueLittleton, CO 80120

Scott and Elizabeth Brann8474 South Brentwood StreetLittleton, CO 80128

Kelley Rhodes3317 South Pearl StreetEnglewood, CO 80113

PROPERTY ADDRESSES:3317, 3323 and 3333 South Pearl Street, Englewood, CO 80113

REQUEST:The applicant has submitted an application to rezone the properties above from R-1-C Single Unit Residential District (Small Lot Size) to the 3333, 3323, 3317 South Pearl Street Planned Unit Development (PUD). The proposed PUD would allow for a maximum of one (1) single-family attached dwellings with three (3) units, and two (2) single-family attached dwellings with two (2) units.

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RECOMMENDATION:Case ZON2017-002: The Department of Community Development recommends that the Planning and Zoning Commission review the 3333, 3323, 3317 South Pearl Street PUD request and forward a favorable recommendation for approval to City Council.

LEGAL DESCRIPTIONS:3333 South Pearl Street: Lots 40-42 Block 3 West View3323 South Pearl Street: Lots 43-44 Block 3 West View3317 South Pearl Street: Lots 45-46 Block 3 West View

EXISTING ZONE DISTRICT:R-1-C Single Unit Residential District (Small Lot Size)

PROPERTY LOCATION AND SURROUNDING LAND USE:The subject properties of this PUD are located on South Pearl Street between East Floyd Avenue and East Girard Avenue. Land to the north, south, and west of the subject property is zoned R-1-C Single Unit Residential District. Land directly to the east of the subject property is zoned MU-R-3-C High Density Residential and Limited Office District.

PUD PROCEDURE:Rezoning to a PUD requires the applicant to have a pre-application meeting with staff, and a neighborhood meeting with owners and neighbors located within 1,000 feet of the proposed PUD. After the neighborhood meeting a formal application is submitted to the City and reviewed by City departments and other affected outside agencies. A public hearing is held before the Planning and Zoning Commission and City Council. If the PUD is approved there is a 30 day referendum time period before becoming effective.

BACKGROUND:The Planned Unit Development is a rezoning process that establishes specific zoning and site planning criteria to meet the needs of a specific development proposal that may not be accommodated within existing zoning development regulations. A PUD rezoning provides the opportunity for unified development control for multiple properties or multiple uses.

The property at 3317 South Pearl Street contains an existing single-family home that was built in 1987, and a detached garage. The lot at 3317 South Pearl Street is 6,250 s.f. in area. The property at 3323 South Pearl Street contains a single-family home built in 1950, and a detached garage. The lot at 3323 is 6,250 s.f. in area. The property at 3333 South Pearl Street contains a single family home built in 1943, and has a lot area of 9,375 s.f.

The minimum threshold requirement to re-zone any property to a PUD is ½ acre of total land area. Mr. Adragna of 3333 South Pearl Street was able to acquire this minimum threshold by including two of his neighbors to the north into the PUD rezoning. While the three property owners will be included in the PUD, if approved, the development may not happen at the same time.

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NEIGHBORHOOD MEETING SUMMARY:Pursuant to the PUD procedure, the applicant conducted a neighborhood meeting on June 6, 2017, prior to submitting the application for a PUD rezoning on July 28, 2017. Notice of the pre-application meeting was mailed to property owners and occupants of property within 1000 feet of the site. Neighborhood meeting notes are attached to this report (See Exhibit B). In addition to the neighborhood meeting, the applicant also conducted a survey of residence on the 3300 block of South Pearl Street. The survey asked if neighbors would rather see a PUD with zoning to match the MU-R-3-C that is currently on the east side of South Pearl Street of if they would like to see a lower density with duplexes and townhomes. (See Exhibit D).

CITY DEPARTMENT AND DIVISION REVIEW:The 3333, 3323 and 3317 South Pearl Street PUD was reviewed by the City’s Development Review Team (DRT) on August 8, 2017. Identified issues were addressed by the applicant and the final 3333, 3323, 3317 South Pearl Street PUD was submitted on August 23, 2017.

PUD OVERVIEW:The proposed 3333, 3323, 3317 South Pearl Street PUD will allow a maximum of one (1) three unit dwelling, two (2) two-unit dwellings, and three (3) detached garages. Each unit will be required to have 2 off-street parking spaces. All of the designated parking is accessed from the alley, and meets the City’s parking regulations.

The proposed new homes are setback approximately 25 feet from South Pearl Street to be compatible with the existing structures to the north and south. The PUD District Development Standards require that landscaping and screening comply with the City of Englewood Unified Development Code Section 16-6-7.

All new utilities are to be placed underground between the garages and the residences. A Minor Subdivision application to reconfigure the lots will be submitted, and will be approved administratively if the PUD application is approved.

Architectural Character: The proposed PUD will be urban in character and respect the pedestrian scale of the neighborhood. The PUD contains architectural character standards that require a mix of pattern and color changes, a minimum masonry requirement, and a requirement that building entries be clearly defined with architectural elements. It should be noted that the conceptual building footprints shown on the Proposed Site Plan and the proposed building elevations are subject to change; however, any changes would have to meet the design standards and guidelines of the PUD.

Permitted Uses: The subject property currently lies within the R-1-C Single Unit Residential District. The existing R-1-C Zone District allows primarily residential and public/institutional uses. The proposed PUD District Plan includes a table of allowed uses that lists the primary permitted residential and public/institutional uses.

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Dimensional Standards: The following table provides a comparison of dimensional requirements for principal structures between the property’s existing R-1-C zone classification and the proposed PUD.

COMPARISON OF DIMENSIONAL REQUIREMENTS FOR PRINCIPAL STRUCTURES

Minimum Setbacks (ft)MinLot

Area(sq ft)

Max FARMax LotCoverage

(%)

MinLot

Width(ft)

MaxHeight

(ft) FrontEach Side Rear

R-1-C District (Existing Zoning)

One-Unit Dwelling 6,000 None 40 50 32 25 5 20

One-UnitDwelling on aSmall Lot

4,500 None 35 37 32 25 3 20

All OtherAllowed Uses

24,000 None 40 200 32 25 25 25

3333, 3323, 3317 South Pearl Street PUD (New Zoning)

One-Unit Dwelling 4,500 None 40 37.5 32 25 5 20

Multi-Unit Dwelling (Maximum units based on lot area and lot width)

3,000Per unit

None 50 25per unit

32 25 5 25

All OtherAllowed Uses

24,000 None 40 200 32 25 25 25

Residential Density: The proposed 3333, 3323, 3317 South Pearl Street PUD would permit a maximum of 7 dwelling units on the 0.5 acre property. This represents a maximum density of 14 dwelling units per acre (d.u./ac.). For comparison purposes, some properties to the east of subject property contain multi-unit apartment buildings with densities of 60 d.u./ac and higher. Properties to the west in the R-1-C zone district could have a maximum density of 7 d.u./ac.

Setbacks: A setback is the minimum distance a structure must be located from a property line. The proposed PUD setbacks for principal structures are shown in the table of Dimensional Requirements above. The proposed setbacks, maximum area and height regulations for detached accessory structures are as follows:

Use Maximum Number

Maximum Height

Front Setback

Side Setback

Rear Setback

Maximum Floor Area

Detached Garage

1 per dwelling unit

16’ 25’ 3’ 6’ 1000 s.f.

5

Storage Shed

1 10’ 25’ 3’ 3’ 150 s.f.

Other Accessory Structure

1 12’ 25’ 3’ 3’ 200 s.f.

Building Height: The maximum building heights in the PUD are based on the average elevation of the finished grade at the corners of the building to the highest point of the building or structure. The maximum allowed PUD building height for all uses is 32 feet; the maximum allowed height for garages without a detached accessory structure is 16 feet.

Parking: The UDC requires 2 parking spaces for each single-unit dwelling and 1.5 parking spaces for each multi-unit dwelling. The proposed PUD requires 2 parking spaces for each multi-unit dwelling.

Traffic: The Public Works Department reviewed the proposed PUD request for potential impacts. Public Works concluded that a traffic impact study was not required due to the slight increase in traffic over the existing permitted density.

Signage: The proposed PUD will follow the standard signage regulations of the UDC for the R-1-C Zone District.

Landscaping: The UDC requires that a minimum of 40% of a property be landscaped in the R-1-C Zone District. The proposed PUD also requires that 40% of the PUD property be landscaped, as well as meeting all other landscape requirements for the R-1-C Zone District. Sheet 07 of the PUD provides more detail on the landscape plan.

Screening and Fencing: The proposed PUD will follow the standard screening and fencing regulations of the UDC for the R-1-C Zone District.

Grading and Drainage: The proposed Grading and Drainage Plan was acceptable to the City’s Public Works Department.

Utilities: The proposed Utilities Plan was reviewed and approved by the City’s Utilities Department.

Park Dedication: The subdivision regulations of the UDC require the dedication of park land or payment of a fee in lieu of dedication for all residential developments. The proposed Pearl Street development will be required to pay a fee in lieu of dedication for the 4 to 7 new residences. This translates to a fee in lieu of dedication amount of between $1,690 and $3,070.

PUD SUMMARY: The proposed 3333, 3323, 3317 South Pearl Street PUD has been reviewed by the City’s Development Review Team (DRT) and issues identified by the DRT were

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addressed by the applicant. The PUD documents are complete and no additional conditions of approval are recommended at this time. Therefore, the Community Development Department recommends that the Planning and Zoning Commission review the 3333, 3323, 3317 South Pearl Street PUD request and forward a favorable recommendation for approval to City Council.

PLANNED UNIT DEVELOPMENT CONSIDERATIONS:The Planning and Zoning Commission is to review 3333, 3323, 3317 South Pearl Street PUD request, and following the public hearing, may recommend that the Council approve, deny, or approve the rezoning with conditions. In its review of the application, the Commission’s recommendations should include findings on each of the following points:

1. The application is or is not in conformance with the Comprehensive Plan and this Title (UDC).

The 3333, 3323, 3317 South Pearl Street PUD conforms to the Englewood Forward: 2016 Comprehensive Plan strategy of redevelopment. Part 3, Envisioning the Plan, lists this area as a Residential Transition Area. Specifically, this area is to, “Explore residential redevelopment plans that promote infill townhome development between the hospitals and single family neighborhoods to the north to provide a transitional zone that will diversify land use mix, provide opportunities for new housing and home ownership.”

2. The application is or is not consistent with adopted and generally accepted standards of development in the City.

The 3333, 3323, 3317 South Pearl Street PUD is consistent with adopted and generally accepted development standards established by the City of Englewood. The application was reviewed by the City’s Development Review Team (DRT) and all comments were addressed by the applicant.

3. The application is or is not substantially consistent with the goals, objectives, design guidelines, policies and any other ordinance, law, or requirement of the City.

The 3333, 3323, 3317 South Pearl Street PUD is substantially consistent with the goals, objectives, design guidelines, policies, and other ordinances, laws and requirements of the City.

4. The UDC requires that the review or decision making body shall only approve a proposed PUD if it finds that the proposed development complies with all applicable use, development, and design standards set forth in the UDC that are not otherwise modified or waived according to the rezoning approval; and the proposed rezoning meets one of the following criteria:

a. That the proposed development will exceed the development quality standards, levels of public amenities, or levels of design innovation otherwise applicable under

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this Title, and would not be possible or practicable under a standard zone district with conditional uses or with a reasonable number of Zoning Variances or Administrative Adjustments; or

The proposed PUD will exceed the development quality standards required by the UDC for residential development as follows:

The proposed PUD will exceed the current UDC quality standards by specifying a variety of materials on facades of the building; by calling for a minimum masonry percentage or defined porch on the front façade; and by requiring rear loaded garages.

The PUD contains architectural character standards that require a mix of pattern and color changes, and a requirement that building entries be clearly defined with architectural elements. Provisions for roof pitches and flat roofs are also included in the PUD.

b. That the property cannot be developed, or that no reasonable economic use of the property can be achieved, under the existing zoning, even through the use of conditional uses or a reasonable number of Zoning Variances or Administrative Adjustments.

These properties are in an R-1-C zone district and would be able to be redeveloped into single-family homes.

In addition to the two Planned Unit Development considerations above, the UDC requires that a property rezoned to PUD must not have a significant negative impact on those properties surrounding the rezoned area and that the general public health, safety and welfare of the community are protected. Staff has reviewed the PUD request and found the following:

The PUD application is in conformance with the Englewood Forward: 2016 Comprehensive Plan and the Unified Development Code.

The application is consistent with adopted and generally accepted standards of development in the City.

The Public Works Department reviewed the proposed PUD request and concluded that there were not significant traffic impacts with this minor increase in permitted density.

The rezoned property will not have a significant negative impact on those properties surrounding the rezoned area and the general public health, safety and welfare of the community are protected.

ATTACHMENTS:Exhibit A: 3333, 3323, 3317 South Pearl Street PUDExhibit B: Neighborhood Meeting Summary – June 9, 2017Exhibit C: Letter of support from Shawn Koons – June 7, 2017

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Exhibit D: Survey done by applicant dated June 22, 2017

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