- The current or new zoning codes do not prohibit demolition (scrapes) of existing structures. Those decisions are made by individual property owners based on technical and economical evaluation.
- A single family residence can take on a size of a duplex. It’s a question of form, not use.
- Codes do not regulate a style of architecture. A style is a matter of personal preference not legislation.
The down-zoning does not accomplish the intent of preserving the character of our neighborhoods. The down-zoning will induce stagnation by eliminating opportunities for increasing density and bringing new population to the neighborhoods. With this current proposal of the new zoning code there lies a tremendous opportunity but also a responsibility. Peter Park said: “When cities stop changing, they start dying”. So what is green growth?
- Green growth prevents sprawl.
- Green growth recognizes potential of already established neighborhoods. Existing infrastructure, schools, transportation, retail etc. along with proximity to downtown present a great opportunity. By bringing new, young population to those neighborhoods we continue to revitalize the community making it more desirable.
- Green growth is respectful to the existing character of neighborhoods. New developments are subordinate to the historic structures in terms of scale, setbacks and forms. New “form based” code can control those aspects without eliminating opportunities for multifamily living.
- Green growth means sustainable and respectful developments.
When I decided to move to Northwest Denver I was excited to become a part of this vibrant and growing community. The schools are improving and the property values are going up. I would like to see this growth to continue. Neil Goldschmidt, the mastermind behind the planning effort that turned Portland into the city it is today said: “Ours is the city with much to cherish, much to love and too much to lose to remain idle”. I would like to place my vote for the green growth.
Gosia,
ReplyDeleteThanks for boiling it down. City Council has been downzoning because they perceive that the majority of their constituents want it. In the past, they wanted it because they felt it was the only preservation tool they had. Council, even though they all know its an imperfect tool, agreed.
Neighborhood folks are becoming more and more educated (through your efforts and others like you), it's happening slowly, but I see progress.
Thank you my Friend. All we can do is tinker and hope that somebody reads it. Do you have any good ideas on how to spread the word?
ReplyDeleteGiven the population growth projected for the metro area, downzoning is not good planning. It will push the growth outwards. Unfortunately, the downzoning crowd is often the loudest crowd.
ReplyDeleteThough I do agree with the basic premise that downzoning (DZ) promotes stagnation that leads to development occuring at the outer bands of the city, I have to play devils advocate for the local property owners supporting the DZ crowd.
ReplyDeleteTheir concern is vaild when you see some examples of projects that are not sensitive in size or use to the existing fabric and character of the neighborhood. The local folks want vitality too, but not at the expense of natural light, poorly developed duplexes with no accomodation for parking, insensitivity to landscaping / buffers. Living in Sunnyside and witnessing the projects that have been built, I understand the "Crowd's" point of view.
I understand the concerns of the crowds but DZ will not address their concerns. What will happen instead is the initial deflation in property values. Than, after economy improves and due to reduced inventory the prices in the area will go up and with that the investors will return. Just like they always do, they will look for deteriorated or underdeveloped properties and scrape. They will build to the maximum allowed volume, with the only difference being that they will no longer build multiplexes. They will build oversized, single-family McMansions. In 10-15 years “the crowds” will be disappointed at the outcome because the only thing we will have accomplished is eliminate the opportunity for increased density and growth.
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