Summary of the Meeting on Carriage Lots
The audio from the meeting on Monday, 10/7, is a recording of a hybrid meeting hosted by the Community Planning and Development department in Denver. The purpose of the meeting was to discuss proposed changes to the Denver Zoning Code related to carriage lots. A carriage lot is a piece of land typically located in the middle of a block, surrounded by four public alleys, and lacking frontage on a public street.
The meeting was attended by Alec Miller, the project manager for the text amendment bundle, and Tina Axelrad, the zoning administrator for the city of Denver. Attendees included carriage lot owners, residents living on blocks with carriage lots, and other curious individuals.
The meeting began with technical difficulties setting up the hybrid meeting format and interpretation services. Once resolved, the presentation commenced with an explanation of carriage lots, their historical context, and their current distribution across Denver.
Current Regulations and Proposed Changes
The presenters explained the current regulations regarding carriage lots, emphasizing that development is currently limited to owners with primary residences on the same block. The proposed changes aim to remove this requirement, allowing any Denver resident to own and develop a carriage lot. The rationale for this change is to promote equitable access to housing and to treat carriage lots similarly to other single-family and two-family zoned land.
Addressing Concerns and Community Feedback
The majority of the meeting consisted of Q&A, with attendees voicing concerns and seeking clarification on the proposed changes. Many attendees expressed frustration over the lack of prior outreach and community engagement. They argued that the meeting, held a week before the Planning Board hearing, felt like an "11th-hour attempt" to provide information rather than a genuine opportunity for community input.
Specific concerns raised by the attendees included:
- Impact on Property Values and Ownership Opportunities: Some residents voiced concerns that removing the ownership restriction would lead to increased property values, making it difficult for neighbors to purchase adjacent carriage lots.
- Strain on Infrastructure and Utilities: Residents worried about the potential strain on existing infrastructure and utilities, particularly water, sewer, and electricity, with the addition of new dwelling units.
- Safety and Access: Concerns were raised about the ability of emergency vehicles, particularly fire trucks, to access carriage lots located in the middle of blocks with narrow alleys.
- Maintenance and Aesthetics: The responsibility for maintaining alleys and ensuring compatibility with existing neighborhood aesthetics was also a point of discussion.
Additional Context and Examples from Attendees
Several attendees shared personal anecdotes and examples, highlighting the challenges and opportunities presented by carriage lots. One carriage lot owner described investing significant personal funds to clean up and maintain their lot, only to face ongoing issues with neighbors treating it as a public space. They argued that development, with individual ownership, would lead to better maintenance and beautification of these often-neglected spaces.
Next Steps and Continued Engagement
The meeting concluded with an invitation for attendees to submit written comments to the Planning Board and to attend the public hearing scheduled for October 16th. The presenters emphasized the importance of community feedback and encouraged continued dialogue throughout the amendment process.
Note: This summary focuses solely on the content of the provided audio recording and accompanying source materials.