Denver moves closer to a new zoning code

June 24, 12:25 AMDenver Headlines ExaminerGus Nicholson

Previous Next

Comment Print Email RSS Subscribe

Subscribe

Get alerts when there is a new article from the Denver Headlines Examiner. Read Examiner.com's terms of use.

Email Address   Include other special offers from Examiner.com Terms of Use

For the better part of the last fifteen years Denver residents watched neighborhoods transformed by scrapes and inner city “McMansions” popping up where stately architectural gems used to stand. Five foot setbacks gave way to walls of alleys between two story homes choking the light out of each other. Houses rambled with no appreciable aesthetic beyond covering as much of the lot front to back as possible. Citizens in many neighborhoods took note and pressed officials to make changes to zoning ordinances.

The city tried several approaches and reached some dead ends. Among them was the effort to create new design standards based on the characteristics of a particular neighborhood. This effort evolved into the current New Zoning Code Project. Members of the Denver city council recently began setting up town meetings accompanied by Planning and Development staff members to begin to role out the proposed new system.

At a meeting in Hilltop last evening, Marsha Johnson, city councilwoman for District 5 was asked what happened to the previous design ordinance process. “Nothing,” she replied. “We’re hoping, this new zoning will take care of [the main issues].” She then invited Peter Park, Manager, City Community Planning & Development to explain the basic outline and user friendly features of the new system.

The system which is at Phase III, the Drafting phase, was begun in January, 2005 to address the problems associated with the current zoning system that dates back to the 1950’s. That system was implemented at a time in the city’s history when urban renewal drove development as returning veterans jump started one of the longest periods of sustained prosperity and growth and fueled virtually a complete revamping of the urban landscape. In the 1960’s, whole neighborhoods were razed to make way for new development. Today, officials concede the city is in more of a maintenance phase, where the need is to preserve the character of neighborhoods while still providing for new development.

Character and consistency seem to be the driving forces behind the new effort. “What’s on the ground already is important,” said Gideon Berger, a member of the City Planning & Development staff. For example, if a builder wants to construct a new home, what will determine the setback distance from the front street will be the distances from that street to the fronts of houses already there and particularly those to the immediate left and right of the proposed new construction. “But aspiration is also important,” he added, provided there’s a consensus in the neighborhood for change. That makes the proposed new code context-based.

Citizens were invited to look over maps and help planners find inconsistencies and errors in zones. At the same time, the new system was explained. Designations like R-0 and R-1 will give way to E-SU-D, where E stands for urban edge, SU for single unit and D for a particular lot size. There are 13 articles, all with five divisions: context, districts, building forms, design standards and use. Proponents of the system would like to do away with as many exceptions to the rules as possible while leaving undisturbed existing PUDs, PBGs and sites with in-place waivers and conditions. They argue these are expensive for developers and planners alike to deal with.

Districts 1, 5 and 7 meetings have already been held. The meetings are all from 6:00 to 9:00 PM except for the last on the list which is from 6:00 to 8:00 PM. The schedule is:

* Wednesday, June 24, District 8, Ms. Madison, Blair Caldwell Library, 2401 Welton St.
* Thursday, June 25, District 4, Ms. Lehmann, Temple Sinai, 3509 S. Glencoe St.
* Tuesday, June 30, District 10, Ms. Robb, National Jewish, Molly Blank Conference Center, 1400 Jackson St.
* Tuesday, July 7, District 3, Mr. Lopez, Barnum Recreation Center, 360 Hooker St.
* Wednesday, July 8, District 11, Mr. Hancock, District 2 Police Station, 3921 Holly St.
* Thursday, July 9, District 6, Mr. Brown, site to be determined.
* Tuesday, July 14, District 3, Mr. Lopez, Southwest Improvement Council, 1000 S. Lowell
* Wednesday, July 15, District 9, Ms. Montero, Asbury Event Center, 3011 Vallejo
* Thursday, July 16, District 11, Mr. Hancock, Montbello Recreation Center, 15555 E. 53rd Ave.