Agenda Date: 10/07/2014
Subject:
Title
Ordinance on second reading approving the rezoning of property known as 101 West Jamison Avenue from PD Planned Development District to PD-R Planned Development Residential District and approving the Jamison Village General Planned Development Plan
Body
Presented By: |
Glen Van Nimwegen, Community Development Director, AICP |
POLICY QUESTION:
Does the city council support the proposed rezoning which would allow redevelopment of an industrial property into a residential use?
BACKGROUND:
The applicant, Stoneridge Homes Inc., is requesting to rezone a three-acre parcel located approximately a quarter mile west of South Broadway on the north side of West Jamison Avenue. The property is owned by South Suburban Parks and Recreation (SSPR) and is zoned PD Planned Development. The proposal is to rezone the property to PD-R Planned Development Residential which will allow for a residential development.
In the early 1970's SSPR acquired the site from Denver Water and later developed it as a maintenance facility. The surrounding area known as Southbridge was vacant and zoned industrial (P.I.P.) as was the SouthPark area due to the location at Mineral Avenue of the former Gates Rubber plant. In 1978, prior to US Homes acquiring the Southbridge area, the city adopted a new zoning classification (planned development) to replace the zoning designations P.I.P. and PUD. This site, with the Southbridge area, was then zoned PD Planned Development. Shortly after, US Homes filed a general planned development plan designating the land immediately adjacent to the site and west of the site as PD-R. All of the land area on the north side of Mineral between Windermere and Broadway was designated as PD-C. Since the SSPR site was not included in the US Homes acquisition, it was not incorporated into the Southbridge PD Plan and zoning designations. Therefore, the zoning on the site remains as PD Planned Development with an industrial use. SSPR closed this maintenance facility in 2011 and is under contract for purchase with the applicant. They have stated the property would not be used for a park or open space.
STAFF ANALYSIS:
Project Description:
The proposed development will comprise 38 dwelling units for a total maximum density of 12.67 dwelling units per acre. The concept in the plan is two-story homes attached in pairs (duplex-type style) with rear loaded garages. Since the plan does not propose a minimum number of units per building, development with multiple-unit buildings could occur. However, all development on the site will be bound to the development standards which include the maximum density cap of 12.67 du/ac (38 dwelling units) and a maximum building height of 30 feet.
The minimum development standards are included in the Land Use Data chart on sheet 1 of the general planned development plan. Sheet 2 describes the general design and development standards. Sheet 3 represents the existing conditions of the site. Sheets 4 through 6 depict a conceptual site layout and building elevations illustrating how the design standards apply.
The proposed density and building heights are compatible with the surrounding townhome development. However, the building setbacks are lesser with 15 feet from Jamison Avenue and 10 to15 feet around the perimeter compared to Southbridge Townhomes with 30 feet and 20 feet, respectively. Staff originally felt the proposed building setbacks were justified because the site is a small infill property with certain physical constraints due to its configuration, topography changes with the adjacent property and limited street frontage to accommodate two required access points. After hearing the planning board's concerns, staff supports the recommended condition of approval, which increases the proposed setbacks from the property boundaries. Below is a chart, comparing the Jamison Village proposal with the revised setbacks to the two adjacent townhome developments;
Development Standard Comparison Chart
Development Standards |
Approved Southbridge PD Plan (Area H) |
Southbridge Townhomes (built) Entire Filing 8 |
Southbridge Townhomes (built) Adjacent Filing 8 |
Jamison Village PD Plan |
Land Use |
Townhomes |
Townhomes |
Townhomes |
Townhomes |
Site Area |
18.34 acres |
18.34 acres |
5.54 acres |
3 acres |
Density |
12.64 du/ac |
11 du/ac |
13.7 du/ac |
12.67 du/ac |
Number of units |
232 |
202 |
76 |
38 |
Maximum Building Height |
35 feet |
35 feet |
35 feet |
30 feet |
Minimum Setback from Boundary |
20 feet |
20 feet |
20 feet |
15 feet north boundary 10 feet east/west boundary |
Minimum Setback from Jamison Avenue ROW |
30 feet |
30 feet |
30 feet |
15 feet |
Private streets and walkways within the development will provide pedestrian connectivity between the residential units and the onsite amenities. The walkways will connect to an existing six-foot wide attached sidewalk along West Jamison Avenue which will provide access to the Highline Canal and shopping, services and employment. There are no pedestrian connections proposed to the townhome development which surrounds the site due to the elevation changes in the topography.
Two points of vehicular access are proposed from Jamison Avenue. The westerly access point will be the main entrance for residents and their guests. The easterly access will be restricted to emergency vehicles only due to its close proximity to the proposed main access and the existing entrance into the Southbridge townhome community. This access will be gated with a Knox Box lock for the fire access.
Traffic, Stormwater and Utilities:
The traffic study submitted for the proposal evaluated traffic impacts for 40 units. It estimates this development to generate approximately 116 trips entering and exiting the site on a typical weekday. Of these, approximately 18 will occur during the morning peak-hour, with three vehicles entering and 15 exiting the site. Approximately 21 trips will occur in the evening peak-hour with 14 vehicles entering and seven exiting the site. The study concludes that the traffic impacts associated with this development will be minor and can be accommodated by the existing roadway system.
The site slopes down to the northeast at approximately one to two percent. The site conveys storm runoff to the existing storm sewer in the northeast corner which outfalls into West Jamison Circle. From there, flows are conveyed to a regional detention facility in Horseshoe Park. The developer proposes to make improvements to the regional detention facility to enhance the water quality, in lieu of providing onsite facilities. Since the site is covered in asphalt, concrete and buildings, the storm runoff from the new development with the additional landscaping will be less than the existing.
Public utilities may be provided to the site via a water main in West Jamison Avenue and water, sanitary sewer and storm sewer in West Jamison Circle. The simplest and shortest connection will be to all three utilities in West Jamison Circle across common area owned by the townhome association. The developer is in negotiation with the association for the easement.
Consistency with the Comprehensive Plan:
Section 10-12-1 of the city's zoning ordinance requires that zoning amendments follow the goals and policies of the comprehensive plan and promote the general welfare of the community. It is staff's opinion that the proposed rezoning follows the goals and policies of the city's comprehensive plan and promotes the general welfare :
City Wide Plan:
Goal 1: A Dynamic Littleton
Policy 1.1-Generate more opportunities for residents to live, shop, and play where they work, and to work, shop, and play where they live.
· The residents living in Jamison Village can walk to several large employers in the area such as Littleton Adventist Hospital, CenturyLink and other employers in the SouthPark and Southbridge office/industrial park area. In addition, the residents will have easy access to several restaurants and the Highline Canal trail system.
Policy 1.6-Encourage housing that responds to changing demands in the local housing market, allows every generation and income group to call Littleton home, and otherwise follows this plan.
· The proposed development will provide a new housing option in Littleton for professionals, small families and empty-nesters.
Policy 1.7-Evaluate the redevelopment potential of blighted properties. Work with owners throughout the redevelopment process to encourage sustainable uses and structures. Design the redevelopment so that it mitigates its negative effects, if any, on adjacent uses and structures.
· The proposed development will eliminate a vacant deteriorating maintenance facility with barbed wire fencing and aging industrial buildings. The new residential development will be more compatible in use with the adjacent residential community. The smaller massing of the paired homes along with the proposed building orientation and landscaping improvements will improve the appearance of the property and minimize negative impacts to the adjacent residential neighborhood.
Goal 2: An Outdoor Littleton
Policy 2.3- Encourage inviting outdoor activity and gathering places in new developments.
· The proposed development will provide connecting walkways and open spaces for the residents and private yards to promote outdoor gatherings and gardening.
Policy 2.8-Make the healthy choice the easy choice.
· The development will provide another walkable housing option with easy access to employment, shopping, recreation and healthcare.
Goal 3: A Connected Littleton
Policy 3.2-Increase the walkability of the neighborhoods and develop an inviting citywide pedestrian network.
Policy 3.4-Provide inviting connections between commercial development and adjacent residential neighborhood.
· This development will create a walkable community taking advantage of the existing pedestrian network that ties the neighborhood to the existing commercial and recreational opportunities.
Goal 4: A Distinctive Littleton
Policy 4.3- Encourage high quality design, architecture, landscape architecture, and public art throughout Littleton.
· The proposed PD Plan incorporates standards for high quality urban design and architectural features including quality building materials and landscaping.
South Neighborhood Plan:
Land Use Policy 1: That residential areas be protected from commercial and industrial development by utilizing a combination of setback "buffers," screening, and other measures to reduce the visual and audible impacts created by the development.
Land Use Policy 3: That residential and industrial development be staged to provide a balance of types of development in accordance with a detailed plan for each development area. Any development of an industrial or commercial nature shall not be located north of Jamison Avenue and west of Broadway.
· The proposal promotes these two policies in that it will change a former industrial site into a residential neighborhood more compatible with the adjoining townhome development.
Land Use Policy 4: That residential development in the area provides a mix of housing types, in a manner that preserves or enhances the character of existing residential areas.
· The proposed development will provide additional for sale housing in the area compatible with the existing residential area but also provides other options with smaller building groupings (two-attached units) and private outdoor yards.
Parks, Open Space and Public Services Policy 5: That development be required to provide adequate measures to prevent water quality degradation of McLellan Reservoir, the Highline Canal or any surface or subsurface water body within the neighborhood that is attributable to the development.
· The developer has agreed to make improvements to the regional detention area in Lee Gulch, enhancing the water quality.
Promotes the general welfare of the community:
The proposed rezoning will promote the general welfare of the community by changing an industrial property within a residential area into a new housing development that will not only complement the existing residential neighborhood but will provide new residents with a walkable community and easy access to employment, shopping, recreation and healthcare.
Planned Development District:
Section 10-2-23(E) (4) (a) of the city code states that the city council shall base its decision on the conformance of the proposed plan with the stated intent of the Planned Development District:
10-2-23(A): Intent: The Planned Development (PD) District is hereby created to promote the public health, safety, and general welfare by allowing more flexible development based upon a comprehensive, integrated plan.
10-2-23(B): Application and Intent: Further, in the application of this section it is the intent of the city council to:
1. Encourage more creative and effective use of land and public or private services, and to accommodate changes in land development technology so that the resulting economies benefit the community.
· The community will benefit from additional new housing close to employment, retail, services, healthcare and transit reducing vehicle trips and encouraging walkability.
2. Encourage innovation and efficiency in residential development to meet the growing demands for housing of all types and designs for persons of any social or economic status.
· The development will meet the demand to provide new product to an existing older housing stock. New energy efficient building materials and appliances will help to conserve natural resources.
3. Encourage innovative development or redevelopment of all land uses to meet the contemporary needs of the community by providing for a greater variety and mix of uses including those which may coexist on the same parcel or within the same building as shown on an approved general PD Plan.
· The development will provide new housing to the southerly Littleton area serving the existing and potential employment and retail uses.
4. Provide a process, which relates the design and development of a site to the particular characteristics of the site.
· The site will be developed at a comparable density to the adjoining property with lower building heights and smaller massing due to the elevation change between the two properties. All rear facades (garages) will be oriented inward away from the neighboring views.
5. Require that the nature and intensity of development be supported by adequate utilities, transportation network, drainage systems, and open space to serve the development, and to minimize impacts on adjacent existing and future development.
· The development will provide easy vehicular and pedestrian access to an existing trail network, transit, shopping, employment and healthcare. Existing utilities and roadways will serve the development.
6. Encourage development that is consistent with the policies and guidelines established in the adopted comprehensive plan for the area and the city.
· See justification under "Consistency with the comprehensive plan."
The proposed development meets all of the intent statements by converting a former industrial site that has been vacant for three years into a residential community, which will provide additional new housing stock to support existing employment and retail centers.
Neighborhood Outreach:
On July 29, 2014, the applicant, Gary Wanger of Stoneridge Homes, Inc., held a neighborhood meeting to discuss the proposed multiple-family residential project. He also has met several times with the adjacent townhome community's association board to discuss the proposed development and request for utility easements.
PLANNING BOARD RECOMMENDATION:
On August 25, 2014, the planning board reviewed the proposed rezoning and general planned development plan. Several residents from the adjacent townhome community expressed their concerns, which included density, building setbacks, building height, and lack of open space. Attached are two letters received at the hearing and several received afterward.
After considering the public and the applicant's testimony, the board voted 4-3 to forward a recommendation of approval to the city council with the condition that the minimum buildings setbacks on the general planned development plan be increased to 15 feet from the north property boundary and 10 feet from both the east and west property boundaries.
Planning Board Resolution No. 2014-06 reflects the planning board's recommended condition for approval.
FISCAL IMPACTS:
Capital facility impact fees will be collected for each unit at the time of building permit issuance to expand services necessary for adding this new population. As proposed the project would be responsible for $140,486 in capital facility impact fees.
STAFF RECOMMENDATION:
Since the council's first reading of the ordinance on September 2, the applicant evaluated the planning board's recommended building setbacks and prepared the attached exhibit demonstrating that the proposed development can accommodate the west and east setbacks of 10 feet and the north setback of 15 feet.
Staff concurs with the planning board's recommended condition of approval and finds that, with the condition to increase the minimum building setbacks, the proposed rezoning complies with the pertinent goals and policies of the city's comprehensive plan and the South Neighborhood Plan and promotes the general welfare of the community. Staff finds the proposed planned development plan meets the criteria for the Planned Development District. Staff recommends approving the proposed ordinance, which reflects the recommended condition of approval denoted by yellow highlighting.
LITTLETON CITY CHARTER SECTION 37 (VOTING)
The city has received many letters of protest, which are attached. Staff has determined that pursuant to Section 37 of the city charter, the minimum number of letters of protest have been submitted, which will require a favorable vote of two-thirds of all the members of city council (5-2) to pass the proposed ordinance. The letters are signed by owners of approximately 50 percent of land extending a radius of 100 feet from the land, which is subject to the proposed change, disregarding intervening public streets and alleys.
PROPOSED MOTION:
Proposed Motion
Motion to approve on second reading the ordinance approving the rezoning of property known as 101 West Jamison Avenue from PD Planned Development District to PD-R Planned Development Residential District and the Jamison Village General Planned Development Plan.