Arapahoe staff map rezoning steps to meet state transit-oriented housing goal; board backs higher-density assumptions to reach target

Planning staff told the board that Colorado House Bill 24-13 requires jurisdictions to calculate a housing opportunity goal around transit stations and to adopt zoning that can meet that goal. Jason Reynolds and other planning staff said the county's current zoned capacity leaves the county about 19,000 units short of the state's target and presented three focused areas for rezoning: the Federal Boulevard enclave, the Dry Creek/ Inverness area and the Four Square Mile area.

Jason Reynolds explained the calculation options available to the county: submit the bare-minimum capacity under proposed zone districts (35 dwelling units per acre for RMF/MU); add additional geographic areas to the rezoning map; or submit a higher theoretical density (staff ran a scenario using a 100 units/acre assumption in Dry Creek to demonstrate capacity). "We calculated that goal and submitted a report to the state last year. And I believe we are short approximately 19,000 units," Reynolds said.

Staff presented estimated unit yields: the proposed rezonings would create zoned capacity for roughly 16,847 units under the conservative 35-units-per-acre assumption, leaving a shortfall of about 2,329 units; if the county submits a higher-theoretical-density calculation for areas like Dry Creek, the county could exceed the state target. Commissioners asked for additional outreach to Inverness Metro District stakeholders and for a check on neighboring Centennial zoning to ensure regional compatibility. The board indicated support for moving forward with the staff'recommended rezonings and for option sets that would close the shortfall most quickly (the board signaled support for options that include the higher-density math scenario while asking staff to coordinate further on code amendments and stakeholder outreach).

Provenance: presentation and extended Q&A with staff from SEG 1836 through SEG 3400; board direction and thumbs-up consensus recorded by SEG 3358.

Speakers quoted: Jason Reynolds (public works and development).