Here is a summary of the meeting:
The meeting featured a presentation by Andrew Webb (
Andre...@denvergov.org), a city planner, on the "Unlocking Housing Choices" project, which aims to amend Denver's zoning code to allow more housing options. Andrew explained the project's three key strategies: encouraging compatible residential design, allowing additional houses on properties with existing homes, and enabling more units when affordability is provided. He detailed proposed changes to design standards, incentives for building multiple units, and affordability requirements. Community members raised concerns about increased density, traffic, gentrification, and the potential for speculative development. Andrew addressed these concerns, explaining that the proposals include guardrails to prevent displacement and that development would likely occur in areas already experiencing redevelopment pressure. The presentation was followed by a Q&A session where attendees sought clarification on the project's impact, outreach methods, and potential outcomes.
Denver Zoning Code Amendment Proposal
The meeting focused on a presentation about a proposed amendment to the Denver Zoning Code aimed at expanding middle housing options and addressing community concerns about affordable housing and retention of existing structures. The presenter, Andrew Webb, discussed the project's goals of responding to community feedback from adopted area plans and neighborhood planning initiatives. Technical difficulties with audio and presentation sharing occurred during the meeting, causing some participants to experience connectivity issues. The presenter mentioned plans to conduct a community survey in early fall and provide opportunities for public testimony at planning board and city council meetings.
Denver Residential Development Strategies
Andrew presented three key strategies for residential development in Denver's first phase, including encouraging compatible design, allowing additional houses on single and two-unit properties, and enabling more dwelling units when affordability is provided. The proposed changes aim to address concerns about bulky two-story porches, unarticulated second-story walls, and large rooftop terraces by establishing new requirements for transparency, height, and articulation. Kelly also outlined plans to limit the size of new single-unit homes and incentivize the creation of missing middle housing through a tiered square footage system based on the number of units built.
Missing Middle Housing Discussion
Andrew explained the concept of missing middle housing, describing it as house-scale multi-unit developments that maintain the appearance and dimensional standards of single-family homes while allowing multiple dwelling units. She clarified that the proposal would not create tall apartment buildings but rather allow existing single-family properties to be subdivided into 2-3 separate ownership lots, potentially reducing housing costs to the high $300,000-$400,000 range compared to current $500,000 developments. Kelly addressed concerns about demographic representation in community surveys, explaining they were distributed through community leaders, social media, and posted at libraries and recreation centers, though she noted the surveys tended to attract older residents and those from non-Communities of Color.
Housing Development Proposal Discussion
Andrew discussed concerns about property ownership and development in response to a housing proposal, questioning who would build the homes and how to prevent out-of-town buyers from acquiring local properties. Andrew clarified that the zoning changes would not dictate who buys properties but would provide alternatives to speculative real estate development by allowing smaller-scale housing construction. The discussion also covered forecasting on housing trends if the proposal is not adopted, with Andrew noting that the current trend of demolishing existing homes to build larger, more expensive replacements would likely continue under the status quo.
Affordable Housing Development Proposal
Andrew discussed an alternative housing proposal aimed at making it easier for affordable housing developers to compete in the private market, noting that while citywide forecasts are challenging to predict for specific neighborhoods like Athmar Park, the proposal would likely impact areas with existing development pressure at a modest pace. He emphasized that the proposal includes guardrails to prevent gentrification, such as requiring the retention of existing homes or inclusion of income-restricted units. The feasibility study found that lower-value neighborhoods like Westwood and Harvey Park are not as attractive for multi-unit development due to insufficient per-square-foot revenue potential.
Housing Development Neighborhood Concerns
Andrew discussed the expected prevalence of development in middle-income neighborhoods with recent redevelopment activity, noting intense building in the northwest part of the city where modest bungalows have been replaced by expensive duplexes. Bill Guerra from West Highlands expressed concerns about the broad approach of the housing initiative, arguing that it treats all single-unit homes the same despite varying development patterns across neighborhoods and questioning the focus on large massing in separate buildings. Andrew provided information about accessing resources at denvergov.org/housing-choices
