A battle is brewing in West Washington Park over whether the zoning should be changed to prohibit development of duplexes, triplexes and row houses.
Proponents say the change would preserve neighborhood character. Opponents say the proposal is too restrictive and would keep homeowners from developing and maximizing the value of their properties.
“It ends up being a property-rights issue,” said Brad Evans, a broker with Denver CORE/Keller Williams Downtown.
Evans, who opposed a similar measure that was approved for the Sloan’s Lake and West Highland neighborhoods, said the issue goes beyond the West Washington Park neighborhood and could affect the entire city.
“Density is the buzzword now,” Evans said. “These are all lessening the possibility of density in the future.”
When Cary Bernhardson bought his home on a 9,500-square-foot lot in 2001, he did so with the intention of eventually building a duplex or triplex.
“I looked at about 100 properties before I purchased this one,” he said. “I’ve been thinking about this since 2001. If I didn’t have the money before, I certainly don’t have the money now because the stock market took about half of everything I own.”
Only about a quarter of the lots in the neighborhood are large enough to build a duplex or triplex on, he said.
“The other 75 percent don’t have a downside,” he said. “R-2 (zoning) doesn’t mean anything to them. This gives your neighbor the right to say what you can do with your property.”
About 88 percent of the area’s lots have been developed with single-family homes, but the 208.4 acres in question are zoned R-2, allowing for development of multifamily residences.
“It’s the land accumulation that tends to be disruptive of that single- family land character,” said Julius Zsako, communications director for the city’s Community Planning and Development department, which supports the downzoning.
Generally, the area is defined as East Cedar Avenue, South Downing Street, the alley west of South Clarkson Street and East Mississippi Avenue.
Charlie Busch, president of the West Washington Park Neighborhood Association, said the group has collected about 800 signatures supporting the downzoning initiative.
“When people buy in our neighborhood, they do have an expectation that it’s predominantly single-family homes,” Busch said. “You kind of assume that if you’re buying in a neighborhood that’s predominantly 70- year-old homes, it’s going to stay that way.”
The Community Planning and Development department supports the plan.
“It’s consistent with the vision of Blueprint Denver and protecting our areas of stability,” Zsako said. “It adds value to the property having that predictability.”
The measure, which will be discussed by a city panel today at the City & County Building, will be considered by the City Council at 5:30 p.m. Nov. 24 in the council chambers.
Margaret Jackson: 303-954-1473 or mjackson@denverpost.com
Meeting: Blueprint Denver City Council Committee
Agenda: Multifamily housing in West Washington Park; no vote or public comment is scheduled
Time: 1:30 p.m. today
Site: City & County Building, 1437 Bannock St., Room 391
