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HomeMy WebLinkAbout1968-09-18 PZC MINUTESPage 1090 Mr. Lone commented that he felt such a plan could be much more "livable and usable". Mr. Touchton stated he felt we could have a high degree of inconsistencies, but that it might be good in some ways. Mr. Osborne stated that there were many problems that could be gotten into , but he was trying to give a developer more flexibility which he feels is needed. Mr. Osborne pointed out that in New York City, for example, no building can be erected without first going through a Planned Unit Development. He stated he feels that the Englewood Comprehensive Zoning Ordinance needs to be updated, and that there are many assets in the Planned Unit Development concept for the City. Mrs. Romans pointed out that there are areas in town where redevelopment is neede9, but to encourage people to do this, some flexibility in the Zoning regulations must be provided. The price of land today is proving too high to give an incentive to redevelopment with the same use. She pointed out that in this Planned Unit study by Mr. Osborne, open space, in addition to that devoted to parking, must be provided, and this open space is computed according to the proposed usage. She stated that as an example, requests are coming into the office to permit residential uses (apartment buildings, etc.) in the commercial area along Broadway, and in some of the more desirable industrial districts. Under this proposed plan, these requests could be worked in very satisfactorily, both to the developer and to the City. Mr. Osborne stated that under his proposed Planned Unit Development the density in an R-1 District could not exceed eight units per acre, while under the present ordinance today, the density is approximately seven units per acre. This density was determined using the present restrictions in the Comprehensive Zoning Ordinance. He stated that the amount of open space was determined by using the square footage of the units multiplied by a predetermined factor. FHA uses this procedure. Additional slides were shown the Commission, and discussion on several slides followed. Mrs. Romans and Mr. Woods stated that the Planned Unit concept was very much a topic at the ASPO convention in San Francisco this last May, and that everyone was concerned, but that no one had an answer to the problem. Various planned unit developments that have been viewed were discussed. Mrs. Romans pointed out that at "The Dam" in Arapahoe County, there is no provision for a small grocery store , dairy store, etc. for the residents of this development, and there is no public transportation. A great many of these developments are devoted to the elderly, retired people, and she felt that such convenience-type uses were needed. The County Attorney had said at the ASPO meeting that the County has been asked to rezone land adjacent to the "Dam" for commercial use. Mr. Osborne agreed that the present ordinances have forced the developer to ignore the needs of life. Mrs. Romans discussed WoodLake in California where there is a small commercial center · for the residents adjacent to the development. Further discussion followed. Mrs. Romans commented that the trend seems to be back to the "neighborhood" development; the small groceries, dairies, etc. to serve that specific area. Mr. Lone asked why there were no area requirements in the R-2 and R-3 and other districts, but there were for the R-1? Mr. Osborne stated that in an R-2 , R-3 , or other districts, a developer might come in with a development plan for only three or four lots, which might be desirable; he did not think it likely that residents of an R-1 area would agree to such a small planned unit development in their neighborhood. Mr. Lone stated he disagreed with that, and cited the development in the 4000 block of Bannock. He felt that if a planned unit development were to be proposed for that block, that the residents in the area would be the first to approve. He stated he could see where a number of older, dilapidated structures in the R-1 zones could be cleaned out, and a new development come in. Mr. Osborne pointed out that under the proposed Planned Unit Development District, in a planned develop- ment of one square block, a commercial use would not be permitted. Mr. Lone stated he felt that was not logical, as a block "planned unit" could not by itself support any commercial use such as a grocery store , etc. Discussion followed. Further discussion followed. The members thanked Mr. Osborne for attending to discuss this matter with them. Mrs. Romans stated that Mr. Osborne would be leaving the employ of the City September 13 1968 for duty with the Air Force, and that a farewell get-to-gether was planned in the Planni~g ' Office from 3:00 P.M. to 5:00 P.M. on that day. She invited any of the Commission members who cared to do so to stop by. The meeting adjourned at 10:25 P.M. Gertrude G. Welty Recording Secretary * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * I. CALL TO ORDER. CITY OF ENGLEWOOD PLANNING AND ZONING COMMISSION September 18, 1968 The Regular Meeting of the City Planning and Zoning Commission was called to order by Chairman Woods at 8:05 P.M. Members present: Members absent: Also present: Carlson; Lentsch; Lone; Parkinson; Touchton; Woods Eomans, Ex-officio None City Attorney Criswell I I I I I I Page 1091 II. APPROVAL OF MINUTES . Mr. Woods stated the Minutes of September 4, 1968, were to be considered for approval. Lentsch moved: Lone seconded : The Minutes of September 4, 1968 , be approved as written. The motion carried unanimously. III. WILBUR WRIGHT 3000 S. Bannock REZONING R-2-A to R-3-B CASE #13-68C August 21, 1968 Mr. Woods stated the applicant had requested a public hearing on his request to rezone the property at 3000 South Bannock from R-2-A (two-family residential) to R-3-B (multi-family residential). Parkinson moved: Carlson seconded: The Public Hearing on Case #13-68 be opened. The motion carried unanimously . Mrs. Romans stated that Mr. Wright filed an application on April 19, 1968, for the rezoning of Lots 1-14 , Block 23, Spe~rs Broadway Addition , from R-2-A (two-family residential) to R-3-B (multi-family residential). This application encompassed only the property owned by the School Board at Bannock and Cornell. To conform with zoning procedures, the area was extended to the centerlines of Cornell, Bannock, along the south lot line of Lot 14, and to the centerline of the alley, north to Cornell. The present zone classification will permit a two-family residence on 75 ft. frontage, or a single-family use on 50 ft. frontag~ The requested zone .classification would permit an apartment usage on 75 ft. frontage, 9,000 sq. ft. lot area. Mr. Wright has an option to purchase the property from the School Board, which option expires January 1 , 1969. The City is in the process of amending the Comprehen- sive Zoning Ordinance and Map, and at the time Mr. Wright had made his application, it had been hoped that this would be accomplished before January, 1969. When it was determined by the Planning Department staff that this amendment would not be completed before that date, Mr. Wright requested a special hearing to enable him to meet the deadline of the option. The reasons given for the requested zoning are: 1) The property cannot be used under the present zoning at this time; 2) Apartment house zoning (R-3-B) would be the highest and best use for this land; 3) Rezoning and development of this land would remove a building from the City that is daily becoming a hazard. Mr. Woods asked for the proponents of the request to speak. Mr. Wright 6088 S. Lakeview - Mr. Navetta 3055 S. Acoma - stated he has entered into a contract with Mr. Robert Starkloff for the construction of his proposed apartment buildings. He stated the price of the land($40,000) made it impossible to develop the .land in accordance with the R-2-A Zoning, under which he could construct only eight dwelling units, or four duplexes. He stated he felt the vacated school building is a hazard to the entire area, and a blight to the City. He stated he plans four buildings, with a total of 72 units, renting for approximately $110 per month. He stated he had talked to people in the area and some of them feel that it would make a nice neighborhood park ; however, the School Board has not indicated that this possibility had ever been seriously considered. Mr. Wright stated that at the present time , he is not considering anything but one-bedroom units, with approxi- mately 480 sq. ft. of floor area. He stated that Englewood has a vacancy rate of 1 %, and he feels there is a demand for apartments in this area. stated he lived in the subject block, and that he had purchased his property 25 years ago. He stated that most of the homes in the block are 50 to 60 years old, and are "going downhill". The owners of the rentals in the area will not put any repairs on their property, and he feels that something should be done to give an opportunity for redevelop- ment. He stated he was in favor of the rezoning. Mr. Woods asked for anyone in opposition to the requested rezoning to speak. There was no one present who wished to speak in opposition. Mr. Woods asked for a show of hands in favor of the rezoning. Seventeen persons indicated they favored the rezoning. Again, upon call for a show of hands, no one indicated opposition. Touchton moved: Parkinson seconded: The hearing be closed. The motion carried unanimously. Parkinson moved: Lone seconded: The matter be tabled for further consideration. The motion carried unanimously. IV. PLANNING COMMISSION 3000 S. Bannock and W. side of 3000 S. Acoma St. Parkinson moved: REZONING R-2-A and ..:R-2-B to R-3-B. Touchton seconded: The Public Hearing be opened. The motion carried unanimously. CASE #31-68A August 21, 1968 Page 1092 Mrs. Romans stated that the rezoning which is being considered was initiated by the Planning Commission and would complete the remainder of the east side of the 3000 block of South Bannock a~d the west side of the 3000 block of South Acoma Street. The east side of South . Bannock 1 is zoned R-2-A and the west side of South Acoma is R-2-B; both of which are two- family zone classification, and the proposal is for R-3-B, multi-family residential. The purpose of the Commission initiated rezoning was to determine whether or not the property . owners would prefer to have only the School site which was considered in the previous hearing rezoned, or whether they would prefer to consider the rezoning of the entire block. Mr. Beier asked what the permitted uses of an R-3-B district were? Mrs. Romans read the permitted uses from the Ordinance. Mr. Woods asked if there were any one in favor of the rezoning that wished to speak? No one present spoke for the rezoning. Mr. Woods asked if any one present wished to speak in opposition to the rezoning? No one present spoke in opposition to the rezoning. Sixteen persons raised their hands as proponents of the rezoning proposal. No one raised their hand in opposition. Lone moved: Parkinson seconded: The Public Hearing be closed. The motion carried unanimously. Parkinson moved: Lone seconded: The matter be tabled for further consideration. The motion carried unanimously. A recess was called .at 8:35 P.M. The meeting was called to order at 8:40 P.M. V. STREET VACATION 3500 S. Lafayette CASE #32-68 Mrs. Romans stated that the following letter had been received from Mr. Voigt on the morning of September 18, 1968: "Doug Morrison and Co. 802 Seventeenth Street Denver 2, Colorado Realtors September 17, 1968 Mr. Russell G. Wood, Chairman Planning Commission City of Englewood Englewood, Colorado 80110 Re: Vacating Lafayette St. Attn: Mrs. Dorothy Romans Gentlemen: Beginning probably on October 15, 1968, we will construct a building on the long-term lease for the Burroughs Corporation on a parcel of land bordered by Highway 70, Lafayette St., and Hampden Avenue within the confines of Cherry Hills Village. We have conversed with the authorities of Cherry Hills Village and have requested the vacating of Lafayette St. from Hampden to the Highway 70. They have assured us that this vacation has merit and will pursue the matter further upon request. Therefore, we are requesting and applying to the authorities of the City of Englewood by this letter to vacate Lafayette St. as indicated above. We have petitioned some of the neighbors and will go further. if you so desire and have found that the vacation is feasible and desirable; particularly feasible from the traffic standpoint. This has been substantiated by a letter from the State Highway Department . Would you please give this your consideration and advise what other steps need to be taken to accomplish this vacation. Very truly yours, IX>UG MORRISON & CO. /s / Richard Voigt Richard M. Voigt" Mrs. Romans stated that the street in that particular area is within the limits of Cherry Hills Village, and is not in the jurisdiction of the City of Englewood. The City of Engle- wood does, however, have a water main in this street, and there is also a gas main in the street which appears from Public Service Company records to be approximately 12 ft. deep. She stated that the Water Department is very concerned about the effect a vacation would have on ~he .access to their water main. There is also a fire hydrant in Lafayette at Highv1ay 70, and i~ is assumed that access should be provided to it; however, Ch~ef Sovern has not yet had time t? make a recommendation on the matter, inasmuch as the letter was received s~ch a short time before the meeting. Mrs. Romans read memorandums from Public Works Dire~tor Waggoner, Chief Building Inspector Wallace, and Utilities Department Office Manager Curtice: I I I I I I Page 1093 "September 18 , 1968 "Would recommend that we check with the medical clinic on Lafayette before we object. Kells Waggore r" "September 18 , 1968 "It is my opinion that vacating Lafayette Street might be of considerable inconvenience to the patrons of the medical building at 3501 South Lafayette Street. The building faces Lafayette on the upper level and some people driving south by the front to drop the doctors patients off or some people using the parking area at the Northeast portion of the driving South when leaving the lot and continue down Hiway 70 to the west could be inconvenienced. Sincerely, ,kt Beryl A. Wallace Beryl A. Wallace BAW /ss" "September 18 , 1968 "With reference to your memorandum of September 18, 1968, concerning the subject street vacation. "As shown on the attached sketch, a City of Englewood, 6 inch, water main is in service through the entire block, located in the street right-of-way approximately 15 feet out from the east line of South Lafayette Street. "This water main presently serves the Cherry Hills Medical Arts Building at 3535 South Lafayette Street with a manifold tap (2 one inch taps) and 1 inch service line with meter , as well as providing water to the fire hydrant at the northwest corner of the intersection of South Lafayette Street and Highway 70. "It is also anticipated that the water service for the proposed Burroughs building will also be from a tap on this water main since it is the only source of water available for same. "The original dedication of this street was required, among other things, no doubt , for the purpose of proper installation and maintenance of utility facilities. "For maintenance purposes, the vacation of this street would surely require the establishment of utility easements in favor of the City of Englewood and others. "J. Robert Mack Utilities Director by: John D. Curtice, Office Manager Utilities Department" Discussion followed. Mrs. Romans mentioned that Bullocks Mortuary might at times use Lafayette to get to Highway 70 in a funeral procession. Further discussion on the traffic pattern in the area followed. Mr. Parkinson suggested that the Planning Director write to Mr. Voigt and tell him that: 1) the street is in Cherry Hills Village; 2) the City does have concern about the access to the fire hydrant at the intersection of Lafayette and the Highway ; and 3) that there is an easement that the City would retain regardless of the vacation of the street, unless upon receiving the recommendation of the Fire Chief it appeared that a different course of action should be taken. VI. NORTHWEST ENGLEWOOD Mr. Rhodus & Mr. Mock REZONING R-1-C to R-2-B CASE #33-68 Mr. Stanley Rhodus and Mr. Irving Mock were present to discuss the possibility of rezoning a portion of the residential area in Northwest Englewood to R-2-B, a two-family zone district. Mrs. Romans stated that on several occasions, residents o f the Northwest Englewood area .have been in her of f ice to discuss the possibility with her, and she suggested they .discuss the matter with the Commission. Mr. Rhodus stated that he thought maybe with the R-2-B zoning, they could get some activity toward redevelopment in the area. Mr. Rhodus stated that they do want some restrictions on the zoning, i.e., no basement apartments, and a minimum floor area higher than the 650 sq. ft. permitted in the R-2-B Zone District regulations. He stated they definitely do not want apartment houses in the area, but a great many of the people are interested in the R-2-B. Mr. Mock stated he had talked to the people in Blocks 15 and 16, Evans Park Estates, and they are ready to file for rezoning. Discussion followed. Mr. Criswell suggested that the residents of the area could, themselves, file covenants restricting the size of units, etc. Further discussion followed. Mr. Rhodus and Mr. Mock stated they would try to talk to every one in the entire area, and if the majority of those residents are not in favor of the R-2-B, they will file only for Blocks 15 and 16, Evans Park Estates. VII. PLANNED UNIT DEVELOPMENT. The Director asked the members of the Commission if they had had a chance to review the proposal following Mr. Osborne's presentation on September 11th; they indicated they had not. Mrs. Romans asked the members to keep this matter in mind , and to offer any suggestions they might have after giving it further consideration. Page 1094 VIII. COMPREHENSIVE PLAN. Mrs. Romans asked if the members had had the opportunity to review this Plan, which was given to them two or three weeks ago. They indicated they had not. IX. DENVER REGIONAL COUNCIL OF GOVERNMENTS. Mr. Lone reported on the meeting of the Regional Council of Governments. He discussed a proposal, the Intergovernmental Job Information Center, to disseminate information on govern- mental jobs that are available in the metropolitan area. This project will be financed by private funds or grants for at least one year, and possibly two years. He stated that this project might also result in uniform job titles and job descriptions in the metropolitan area. Mr. Lone then discussed the University of Colorado Bureau of Community Services project that was e n dorsed by the Council of Governments. This Bureau will offer the opportunity f or "class" sessions on subjects in which a number of people might be interested. Mr. Lone stated that the Council also endorsed the program of the Olympic Committee; he com- mented that he felt the entire metropolitan area would bene f it if the Olympic Games were to be held in this region. X. DENVER PLANNING BOARD. Mrs. Romans stated that the tentative date of October 2, 1968 has been set for the joint meeting with the Denver Planning Board here at City Hall. She stated that probably one topic of discussion would be the Columbine Freeway, and that there would be representatives from Harmon, O'Donnel and Heninger, and from Meurer, Serafini and Meurer present also. - ----- -.---- III (A). WILBUR WRIGHT 3000 S. Bannock REZONING R-2-A to R-3-B CASE #13-68C Touchton moved: Lentsch seconded: That Case #13-68 be raised from the table. The motion carried unanimously. In reviewing comments made during the Hearing, Mr. Parkinson asked if this area would make a nice park? Discussion followed; it was pointed out that this involves an area of only one acre, and that Dartmouth Park, which is in close proximity to this area , will soon be finished. Further discussion followed. Parkinson moved: Lentsch seconded: The Planning Commission recommend to City Council the rezoning request made by Mr. Wilbur Wright for a change from R-2-A (two-family residential) to R-3-B (Multi-family residential) be approved for the following reasons: 1) There has been substantial change in character of the neighborhood, and the structure (a school building built in excess of 50 years ago) which is on the subject site, is now vacant; 2) There appears to have been no development of the area since the adcption of the existing zoning; 3) It does appear likely that the subject site will develop under the proposed zoning ; 4) A public hearing has been held, with seventeen persons in favor of the rezoning, and no one opposing the rezoning. The motion carried unanimously. -- --- --- ---- - - - - - --- - IV (A). PLANNING COMMISSION 3000 S. Bannock & 3000 S. Acoma REZONING R-2-A and R-2-B to R-3-B CASE #31-68A Parkinson moved: Touchton seconded: The matter of Case #31-68 be removed from the t able. The motion carried unanimously. Discussion of the area ensued. area would not, by themselves, stated she felt that this area Discussion followed. Mrs. Romans pointed out that the ownerships in this particular meet ihe requirements of frontage in an R-3-B District. She could possibly wait for rezoning until the Ordinance is amended . Lone moved: Touchton seconded: The Planning Commission recommend to City Council that the rezoning initiated by the Planning Commission for change of zoning from R-2-A and_R-2-~ (both two-family zone districts) to R-3-B (multi-family residential) be approved for the following reasons: 1) Th~re has been considerable interest shown in developments which this type of zoning would permit in this area; 2) Assuming the Council will act favorably on the application of Wilbur Wright, there will be a large multi-family development taking place in this block; I I I I I Page 1095 3) The area is close to public transportation and shopping facilities; 4) There were sixteen residents of the area present at the Public Hearing in favor of the rezoning, and there were no opponents to the rezoning. The motion carried unanimously. Mrs. Romans briefly discussed the development on the Old North School Site as proposed by Mr. Wright. She stated that under the proposed Planned Unit Restriction, Mr. Wright could not locate 72 units as shown on his tentative plan on that site, that either the number of units would have to be decreased, or the design of the buildings changed by building to a greater height, but covering less of the lot with structure, thus providing more open space. Lentsch moved: Lone seconded: The meeting adjourn. The motion carried, and the meeting adjourned at 10:15 P.M. Gertrude G. Welty Recording Secretary MEMORANDUM TO THE ENGLEWOOD CITY COUNCIL REGARDING ACTION OR RECOMMENDATION OF THE CITY PLANNING AND ZONING COMMISSION. DATE: September 18, 1968 SUBJECT: Rezoning of the following described property: Beginning at the southwest corner of Lot 14, Block 23, Speers Broadway Addition, thence east and along the south line of Lot 14 extended 133 feet to a point on the north-south centerline of the alley in said Block 23, thence north and along the centerline of the alley extended 380 feet to its intersection with the center- line of West Cornell Avenue; thence west and along the centerline of West Cornell Avenue 163 feet to its intersection with the centerline of South Bannock Street; thence south and along the centerline of South Bannock Street 380 feet to its intersection with the south line of Lot 14 extended, thence east 30 feet to the point of beginning. RECOMMENDATION: Parkinson moved: Lentsch seconded: The Planning Commission recommend to City Council the rezoning request made by Mr. Wilbur Wright for a change from R-2-A (two-family residential) to R-3-B (multi-family residential) be approved for the following reasons: 1) There has been substantial change in character of the neighborhood, and the structure (a school building built in excess of 50 years ago) which is on the subject site, is now vacant; 2) There appears to have been no development of the area since the adoption of the existing zoning; 3) It does appear likely that the subject site will develop under the proposed zoning; 4) A public hearing has been held, with seventeen persons in favor of the rezoning, and no one opposing the rezoning. The motion carried unanimously. Respectfully submitted, By Order of the City Planning and Zoning Commission. Gertrude G. Welty Recording Secretary MEMORANDUM TO THE ENGLEWOOD CITY COUNCIL REGARDING ACTION OR RECOMMENDATION OF THE CITY PLANNING AND ZONING COMMISSION. DATE: September 18, 1968 SUBJECT: Rezoning of the following described property: Beginning at the northwest corner of Lot 15, Block 23, Speers Broadway Addition, thence east and along the north line of Lot 15 extended 133 feet to a point on the north-south alley in said Block 23, thence north and along the centerline of the alley extended 380 feet to its intersection with the centerline of West Cornell Avenue, thence east and along the centerline of West Cornell Avenue 163 feet to its intersection with the centerline of South Acoma Street, thence south and along the centerline of South Acoma Street 660 feet to its intersection with the centerline of West Dartmouth Avenue, thence west and along the centerline of West Dartmouth Avenue 326 feet to its intersection with the centerline of South Bannock Street, thence north and along the centerline of South Bannock Street 280 feet to its inter-. section with the north line of Lot 15 extended, thence east 30 feet to the point of beginning. Page 1096 RECOMMENDATION: Lone moved: Touchton seconded: The Planning Commission recommend to City Council that.the rezoning initiated by the Planning Commission for change of zoning.from.R-2-A and R-2-B (both two-family zone districts) to R-3-B (mult1-fam1ly residential) to R-3-B (multi-family residential) be approved for the following reasons: 1) 2)' 3) 4) There has been considerable interest shown in developments which this type of zoning would permit in this area; Assuming the Council will act favorably on the application of Wilbur Wright, there will be a large multi-family development taking place in this block; The area is close to public transportation and shopping facilities; There were sixteen residents of the area present at the Public Hearing in favor of the rezoning, and there were no opponents to the rezoning. The motion carried unanimously. Respectfully submitted, By Order of the City Planning and Zoning Commission. Gertrude G. Welty Recording Secretary * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * I. CALL TO ORDER. CITY OF ENGLEWOOD PLANNING AND ZONING COMMISSION October 9, 1968 The Regular Meeting of the City Planning and Zoning Commission was called to order by Chairman Woods at 8:05 P.M. Members present: Members absent: Also present: Carlson; Lone; Parkinson; Woods Romans, Ex-officio Lentsch; Touchton City Attorney Criswell -- - --~ - - ----- --- - - - II. APPROVAL OF MINUTES. Chairman Woods stated that the Minutes of September 11, and September 18, 1968, were to be considered for approval. Parkinson moved: Carlson seconded: The Minutes of September 11, 1968, and September 18, 1968, be approved as written. The motion carried unanimously. -- --- - - - - - --- - - - - - - - -~ III. COMPREHENSIVE ZONING ORDINANCE Beauty Shops in R-3 Zone Districts Mr. Touchton entered and took his place with the Commission. CASE #24-68A June 26, 1968 Mrs. Romans stated that in the present Zoning Ordinance, beauty shops, barber shops, beauticians and cosmetologists are specifically excluded from the home occupation listings in the resi- dential districts, and are permitted only in the business zones. There have been a number of requests for beauty shops in the home; one of the most recent by Mrs. Roback, who owns a home in a multi-family residential zone district at 3447 South Grant .. Mrs. Roback requested the Commission to consider amending the Zoning Ordinance to permit beauty shops as a home occupation in a multi-family zone district. Mrs. Romans commented that possibly this would have merit in the multi-fami.ly zones, but she was not considering recommending that they be permitted in single-family zone districts. She pointed out that in the multi-family distr:icts , professional offices and other uses which generate considerable traffic are permitted, but retail is excluded. She also pointed out that restaurants have been considered accessory and conditional uses in conjunction with motels in an R-3-B zone district, and she felt that beauty shops and barber shops could be viewed in the same manner. ( Mrs. Roback stated that she had gotten her license this past summer, and if the restriction were changed, that the basement in her home would be remodeled into an area to accommodate this use. She stated that she had obtained the same license that people in Denver have, but ~hat Englewood, t~rough the provisions of the Zoning Ordinance, will not allow beauty shops ~n a h~me .. The Cit~ of Denver, on the other hand, permits beauty shops as a home occupation in their single-family and multi-family zone districts. Mrs. Roback stated that her home is in close proximity to business zoning --across the alley to the west and to the south there is B-1 ~oning --and that she feels her request is reasonable. She stated that she I I I