Rezoning Request for 219, 221, 223, 225, 227, 235 and 245 South Holly Street aka Green Flats project.

June, 2018

At the request of Theresa Lucero in Denver Community Planning and Development, Steve Charbonneau met with a group of close-by neighbors.  We discuss the issues and concerns they had about a rezoning of this property.  A workgroup of six people were chosen.  They are: Wende Reoch (President of Cranmer Park – Hilltop Civic Association), Tom Hart (Zoning Committee Chair of CPHCA), Lise Uhrich (representing adjacent neighbors), John DeRungs (representing Crestmoor Park Neighborhood Association), Pete Casillas (representing Crestmoor Park Neighborhood Association), Anna DeWitt (representing the property owners requesting the rezoning), and Jason Lewiston (developer).

It should be noted that while the property falls within the Cranmer Park-Hilltop Civic Association, in a spirit of collaboration CPHCA invited two members of the Crestmoor Park Neighborhood Association to participate in the workgroup.

The intent of the workgroup was to enter mediation as a way to honestly and openly discuss with the owner and developer the issues, concerns and to ultimately look for a reasonable rezoning solution that both the owner/developer and the neighborhoods would find acceptable; maybe neither getting all they’d like, but a solution that was agreeable.

We met twice.  Once this summary is reviewed and finalized, the recommendations will be taken to the larger neighborhood and a decision will be made as to 1) write a letter of support, 2) neither support or oppose, and 3) to oppose any rezoning.  If the larger neighborhood is agreeable, then the points listed below will need to be memorialized in the appropriate manner to ensure adherence on everyone’s part.

We discussed and agreed:

  1. If Cranmer Park-Hilltop Civic Association and Crestmoor Park Neighborhood Association will agree to not oppose, or to write a letter supporting the rezoning from E-MU-2.5 and E-SU-Dx to all E-MU-2.5 with one waiver, that of allowing a third story, compliant with CPD’s requirement; the applicant will reduce the number of units downward from 27 to 23.  While this does not necessarily resolve all the density concerns of everyone present, it does provide a possible compromise.
  2. Decks.  Rooftop decks above the third floor, shown on the original design have been eliminated.  The third floor units will have east or Holly street facing decks.
  3. Setbacks.  The proposed rear setback is considerably larger than that required by the zoning ordinance.  Specifically, the rear setback, from the property line along the alley to the back of the building, will be no less than 40 feet.  Additionally, the front set-back will be no less than 20 feet, and side set-backs will be no less than 7.5 feet.  The conditioned/indoor living space will not start until about 70′ back from the rear property line.
  4. The garages per the Hudson residents are on the property line, and 15′ height.  The back of the garages, the wall facing the alley, will be brick with possible designs to enhance the ally.
  5. Parking.  There will be thirty-six (36) parking spaces for the residents, which is more than the City’s required parking spaces.
  6. Additional landscaping in the form of 2-3 two inch trees will be provided for the properties directly across the alley from the proposed development.
  7. For the majority of the time construction is taking place, parking on-site will be provided for the workers.  City requirements for construction will be met.
  8. All lighting will be downward facing and not spill into adjacent property.
  9. The proposed development will commit to establishing a HOA, and will not allow short-term rentals.
  10. Traffic.  Any addition traffic and congestion at Cedar and Holly, compounds existing safety concerns from speeding cars along Holly, and the poor sight lines that exist at that intersection.  
  11. Impact to property values was brought up as a concern.  However, there was no agreement or consensus on this point.

Enforcement.  Some of the points we discussed and agreed upon will be enforced through the City’s requirements.  There are other points which will need to be contained in specific covenants that are signed by the owner/developer and the registered neighborhood organization. 

Additional follow-up items, while not a direct part of this mediation:

  1. Is it possible to limit on-street parking to two hours, or get permit parking?
  2. Some members of the group would request the City of Denver to study the effectiveness of the current traffic mitigation (blinking pedestrian crossing lights), relative to other options, including a stop sign.