Professional Documents
Culture Documents
Highland Neighborhood
The Planning and Community Development Committee Highland United Neighbors, Inc. (HUNI)
Denver, Colorado
Federal Blvd.
W. 32nd Ave.
NORTH
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W. 29th Ave.
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In our review of any change proposed in our community we strive to understand the impact of physical design on the health and stability of our community. Historically, to protect the residential uses in the neighborhood and support the reuse of existing commercial buildings, we have opposed up zoning and conversion of residential properties to commercial uses. We endeavor to avoid setting precedents that could negatively impact the neighborhood in the future. We return, often, to built projects to assess what has worked and what has not. We use that information in an ongoing way to renew our design principles. For that reason this is not just a reference manual, it is also a work in progress.
Reviews requests for zoning changes Reviews requests for zoning variances Provides courtesy reviews of Use-by-Right projects Reviews proposed alley and street vacations Reviews proposed special use permits and business use exceptions Assists neighbors and applicants through the citys review process Conducts and initiates pro-active planning processes Represents neighborhood interests in citywide planning processes Encourages input from neighbors.
The PCD Committee does NOT deal with liquor license issues. HUNI does have a Good Neighbor Committee that reviews liquor license issues.
Renovation and sensitive expansions of historic buildings are preferred over demolition and replacement. New buildings should respond to their surroundings. Attention should be paid to scale, proportion, roof slopes, fenestration patterns and proportions, entry locations, percentage of glass to solid materials, and materials. The use of quality materials help new buildings fit into their context. Architectural styles for new buildings can reflect their time. Sophisticated design of high quality is preferred over poorly designed imitations of historic architecture. Bulk and height of new buildings should respond sensitively to the scale of neighboring buildings. Expression of individual units can help new multifamily buildings fit in better. Entrances should face the street. Individual entrances for first floor units are encouraged to promote a pedestrian scale and pedestrian character along the street. Porches or canopies at entries are encouraged to provide weather protection and places where neighbors can greet one another. Parking should be accessed from alleys wherever possible. Parking should not occupy the front of lots at grade level, but rather should be screened from the street by residential or commercial uses. In larger buildings, underground parking is encouraged. Where alley access is unavailable, curb cuts should be limited to the absolute minimum width and number needed, to maintain the pedestrian orientation of the street and avoid a wall of garage doors. Existing flagstone sidewalks should be protected and repaired rather than be replaced with concrete. Existing trees in the right-of-way and front setback areas should be saved and protected. New trees should be planted in the park strip. A broad range of housing types and price levels are desired. Change has been continuous throughout Highlands history. But the scale of change has been incremental and related to the size of surrounding buildings and parcels. As Highland becomes more dense, new buildings should maintain and enrich the scale and fine grain of the surrounding neighborhood.
Talk to us! We are open minded and eager to provide guidance, offer suggestions, and provide constructive criticism. While our meetings are open to the public, we use discretion when discussing projects at the early stages of development. Initial meetings can serve to clarify what options are available for a given project and reduce time spent on directions unlikely to receive city approval. Contact us to obtain a place on our monthly agenda so that you can gain the counsel of the entire committee. We discourage preliminary meetings with individual members of the committee due to time constraints for the volunteers and because brainstorming by the committee members often results in a more complete discussion of options and opportunities. Talk to the City of Denver Planning staff and city staff in other departments to understand zoning regulations, process questions, and other requirements. Talk to the immediate neighbors. Let them know what you are considering and hear their concerns. Where unique and/or unusual conditions exist (and there are a lot of them in Highland), we will consider exceptions to the standard rules and strive for creative solutions to create successful outcomes for all involved.
Be considerate of others! City Ordinance does not permit construction to begin any earlier then 7am and no work is allowed after 9pm. If you have a dumpster on the street, clean around the dumpster nightly to prevent small children from harming themselves while walking in the area. Secure all sites with construction fencing and maintain fencing throughout the project. Meet your neighbors and check in with them regularly throughout the construction process. Post your site with emergency contact information. Post your site prior to demolition at least two weeks in advance. Notify neighbors of any potential interruption of service, water, electrical
To reach HUNIs Planning and Community Development Committee, contact Chairperson Tim Boers at 303-499-7795 days, 303-433-5068 evenings and weekends, or via e-mail at tboers@boulderassociates.com.
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