Arapahoe County rezoning proposals leave 2,329-unit housing gap

Arapahoe County commissioners set no hearing or adoption date for proposed rezoning maps after a July 28 study session on the county’s projected 2,329-unit housing gap under House Bill 24-1313.

The Board of County Commissioners’ study-session agenda called the item an update on rezoning efforts and a request for board direction. The session produced no rezoning vote or adopted map.

Staff said the county’s current calculation shows a shortfall of roughly 19,000 housing units. The proposed maps could accommodate about 16,847 units, leaving 2,329 still to be identified, staff told commissioners.

The county presentation proposes moving properties into residential multifamily, or R-MF, and mixed-use, or MU, zones. It describes R-MF as allowing 13 to 35 dwelling units per acre and MU as allowing at least 35 units per acre, with no stated maximum. The proposed zoning capacity is not an entitlement for a particular project.

The proposals cover:

• Federal Enclave: 73 parcels would be rezoned to R-MF and 39 to MU, with projected capacity for 650 and 566 units, respectively.
• Dry Creek: 46 parcels would be rezoned to MU. Staff presented multiple capacity calculations, including a higher-density scenario of about 20,125 units. The area includes property around the Dry Creek light-rail station and Inverness.
• Four Square Mile: 370 parcels would be rezoned to R-MF and 96 to MU, with projected capacity for 8,506 units.

To close the gap, staff outlined options including applying 35 units per acre to both R-MF and MU; adding areas such as Belleview Avenue or an RTD-related parcel; increasing the Dry Creek calculation from 35 to 100 units per acre; or creating a new MU-X district with greater height and capacity. Commissioners directed staff to continue developing less expansive map and density options and to gather information from the Inverness Metro District and on comparable height limits.

Staff said a higher-height Dry Creek district would require a code amendment, public notice, a Planning Commission recommendation and a public hearing before board action. Staff also said the county had been told to have zoning in place by Dec. 31 to comply with state housing requirements. The discussion did not establish a schedule for the next Planning Commission or board hearing.

The presentation says HB 24-1313 requires affordability and displacement-mitigation strategies. The July 28 materials do not identify a specific adopted affordability program, funding mechanism or binding anti-displacement measure, leaving those strategies unresolved in the county’s compliance work.

Survey feedback varied by area. In the Federal Enclave, 69% of respondents were supportive or neutral and 31% opposed rezoning. Respondents preferred townhomes and duplexes over apartments, while traffic and parking were the top concerns; 21 people attended the February open house and 15 survey forms were completed, the survey summary says.

In Dry Creek, 32% were supportive or neutral and 68% opposed. Respondents preferred townhomes and duplexes and raised concerns about traffic, parking, water infrastructure and crime. County materials say a traffic study is underway.

In Four Square Mile, 92% were supportive or neutral and 7% opposed, apparently reflecting rounding. Respondents favored mixed-use housing with ground-floor commercial space and residences above, as well as townhomes. Traffic was the top concern, followed by noise, parking, utility capacity, neighborhood character and building height, survey materials show.

Until the county publishes a hearing schedule and the board adopts changes, the maps remain proposals. The projected totals do not change current zoning or authorize particular developments.