No more multifamily dwellings in Sloan’s Lake, West Highland
Big news in the hood this morning — what do you think?!
Rocky Mountain News – After a nearly 10-hour meeting that ended just after 3 a.m. today, the City Council approved a rezoning that will prevent the construction of duplexes and other multifamily dwellings in two northwest Denver neighborhoods.
The council voted 10-2 to rezone 53 acres in West Highland and 62 acres in Sloan’s Lake from R-2 to R-1, putting an end to so-called scrape-off redevelopments to make room for higher density multiple-unit properties.
Council members Charlie Brown and Jeanne Faatz voted in opposition. Though they raised several concerns with the proposal, both said the issue boiled down to property rights.
Council members who supported the rezoning said it was in line with Blueprint Denver, the city’s land-use and transportation plan.
About 130 people testified at the two hearings, and at least twice that many showed up to listen. The huge turnout – and the divisiveness of the issue – prompted council members to call on sheriff’s deputies to keep a close eye on the hearings.
The zoning changes, which go into effect in January 2009, created ill feelings among divided neighbors.
“Anytime you have emotions that are this high and (evoke) this much passion on what you think is right, you always run the risk of conflicts and personal issues entering the scene,” said Councilman Rick Garcia, whose district includes the two neighborhoods.
A rezoning usually requires seven affirmative votes from the 13-member council to pass. But more than 20 percent of the affected property owners signed a protest petition, requiring a supermajority – or 10 votes – to gain approval.
Supporters said the increased density from the multiple-unit structures was ruining the character of the two neighborhoods, which are comprised of predominately single-family detached homes.
The outcropping of multifamily structures has cast shadows on gardens, increased traffic and created parking wars, among other quality of life issues, they said.
Anthony Cooper, who supported the rezoning proposals, said the two neighborhoods aren’t designed to handle the increased density allowed under the current zoning.
Traffic and lack of parking are already problems, he said.
Multifamily dwellings “fit into the neighborhoods like galoshes on a duck,” he said. “They just don’t fit.”
But opponents said the rezoning infringes on their property rights and would hobble the redevelopment they say has revitalized the neighborhoods.
Todd Silverman said he bought in the area 10 years ago for several reasons, including the “potential the zoning would afford.”
It’s unfair that now “certain people want to take away those property rights,” he said.
Realtor Susan Pearce agreed. She also said the rezoning could lead to higher housing costs.
“Fewer units will mean rising costs,” she said. “Once the price of property goes beyond a certain point, our teachers, our policemen, our young accountants, our young families, will not be able to live in the city, and eventually, their allegiances will go to the suburbs because that’s where they’re living.”
The percentage of single-family detached homes in West Highland would drop from 87 percent to 37 percent if all the zone lots were developed under the current zoning. In Sloan’s Lake, it would go from 71 percent to 22 percent.
The development potential threatens the existing neighborhood character as envisioned in Blueprint Denver, said Deirdre Oss, a senior city planner.
Similar neighborhood fights have played out in other areas, including City Park and Congress Park. A plan to down-zone West Washington Park, which has seen a rash of so-called pop-top and scrape-off redevelopments in recent years, has been on hold.
“This is not a unique situation,” said Peter Park, manager of Community Planning and Development. “We’ll deal with it again.”
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