An opinion by Myles Tangalin, CPN resident

This includes excerpts and summaries from related articles on the CPN website.
These brief overviews are meant to give just a few examples of some consequences of the
proposed zoning plans.

The City of Denver, through public processes, has removed single family zoning and built the
foundation for a continual increase of density. The adoption of Blueprint Denver earlier this
year creates a future city framework to manage growth;
(1) it allows Accessory Dwelling
Units (ADUs) across the city,
(2) requires revisions of codes for a more inclusive defnition of households and use categories of group living,
(3) integrates missing middle housing into residential areas,
(4) allows higher density redevelopment of neighborhood-imbedded institutional properties and
(5) focuses redevelopment along transit priority corridors, to name a few elements.

The East Central Area Plan (ECAP) reiterates and expands upon these features that are required by Blueprint Denver. We have an opportunity to influence how these details are implemented, but it is important to note these elements are not likely to be reversed. Change is happening, and with considerate forethought, collaboration and intention, change can be good. We can be involved in shaping the change and promoting the future we want to see, or try to respond and adapt after someone else decides what our future will look like.

In a very candid conversation with a city representative about the ECAP, this writer was told, “the real question is “not ‘if’ but ‘how,’ it will be implemented,” and in the area where I live near Colfax, because of its transit-rich nature, “the housing should be replaced with higher density development.”
“That sounds depressing,” I responded, “as I was hoping part of my legacy would be to leave my 110 year old Denver home to an heir, thinking by that time, the house would be considered architecturally significant.”

I went on to explain how these old houses were originally built for single families, then converted into multiple units in the 50-70s and converted back to single family homes in the late 80s and 90s. These older homes by their very nature have the most adaptable architecture and, like most of my neighbors, I am hoping we can preserve the character and history of the neighborhood for future generations.

So our duty is to decide what we want our neighborhood’s future to look like and make our voices heard as decisions are made on the implementation of these policies.

On Saturday, October 26, Andrew Web, Project Manager of the Group Living Code (GLC)
Amendment Project, presented the plan to the Denver Inter-Neighborhood Cooperation (INC) Zoning & Planning Committee. This code update began in 2018 and is sponsored by Councilwomen Kniech and Ortega. A complex set of issues began with a need to update institutional case uses, capacity of programs, program separations, operations and more. However, the redefinition of “Household,” drew the most questions and possible impacts to residential properties in our older neighborhoods. This GLC amendment is proposing to regulate Household Living by treating single-unit houses and multi-unit dwellings the same, allowing any dwelling unit to be occupied by up to 8 adults regardless of relationship, allow any number of minor (under 18) relatives and where structure exceeds 1,600 sf in gross foor area, an additional adult would be permitted for every 200 additional square feet.

To understand what is being proposed let’s briefly review what is currently allowed. The current word “Household” is used interchangeably with “Dwelling Unit” or “Unit” and is defned as “2 partners or unrelated adults, and unlimited family members of any age.” In Congress Park a single dwelling unit would allow 2 unrelated adults and unlimited family with no parking requirements.

Now, with the addition of the Blueprint Denver’s Accessory Dwelling Unit (ADU), another 3 unrelated adults could live on the property for a total of 5 unrelated adults and no parking requirements (the ADU is exempt). The ECAP is proposing adding a second primary unit to incentivize preserving the  existing home, so there could be a grand total of 7 unrelated adults living on a typical lot in three dwelling units, with only 2 parking spaces required (one for each primary dwelling unit).

The Group Living Amendment however, would allow 8 unrelated adults in each of those three dwelling units or 24 unrelated adults living on that property. Of course, an unlimited number of relatives can live together in a household and having 8-16 unrelated adults in a remodeled bungalow stretches the imagination. Unchanged, this amendment update could substantially transform the traditional neighborhoods as we know them.

The die is cast for future growth—again it’s not “if” but “how” it will happen. I understand and
respect the City’s desire to accommodate a burgeoning population. Surely as creative Denverites, we can fnd a realistic balance between the City’s envisioned high-density, transit-rich, continually growing neighborhoods and the overwhelming support in historic neighborhoods to nurture a future that respects Denver’s living history and vibrant architectural character.

If preserving our neighborhood is important and we want to influence the shape of our future we need to come together as a community, become more knowledgeable and connected so we can have our voices heard and have a hand in protecting and promoting what we value. These issues involve policy and politics and we need to find skilled representatives who listen to us, hear our concerns, advise us, are held accountable and work on our behalf to build a stronger more cohesive community.

And the examples in this article are just a few of the possible results from many complex changes proposed in BluePrint Denver and ECAP. See the contact information below to learn more.

More on Zoning and Plans Denver Zoning Code: www.denvergov.org/ zoning
For questions about ECAP, Blueprint Denver or Plan Zoning: Scott Robinson CPD scott. robinson@denvergov.org
If you would like more information on the Group Living Code Amendment Project: Project Website & Advisory Committee: www.denvergov.org/ groupliving Project Manager: Andrew. webb@denver.org; 720-865-2973
You can also contact our City Council representatives with questions or concerns:
Robin Kneich, Councilwoman At-large: kniechatlarge@ denvergov.org
Deborah “Debbie” Ortega, Councilwoman At-large: ortegaatlarge@ denvergov.org
Chris Hinds, Councilman District 10: chris.hinds@ denvergov.org
Galia Halpern, District 10 Aide & Congress Park Contact: galia.halpern@ denvergov.org
Please cc: Congress Park Neighbors so we all can stay in the loop: cpnboard@congresspark neighbors.org
Does CPN need an ECAP committee? Are you interested in participating or chairing?