The City Planning offices have spent a considerable amount of time looking at the Arapahoe Square in an effort to determine the best development plan for the area.  The planning staff, certain visionairy business leaders and our politicians have spent some time to travel and look at all the great planning strategies that have been implemented in other cities.

Several years ago, the Planning office decided to rezone portions of the B-8 zoned property to B-8A.  The "A" was to promote more mixed use and residential development while restricting density rights in the area.  The neighborhood stakeholders protested the zoning change yet it was passed and there have been exactly "0" that is "zero" projects that have occurred due to the zoning changes.  This same phenomena occurred in LoDo when the Planning office rezoned much of the area to B-7 which was a significantly restrictive zoning that has not only "not" produced one development but turned one property into a weed patch on the corner of 19th and Market.  This property which everyone has driven by has been weeds for 20 years because parking was eliminated as a permitted use in the area.  Can you imagine the amount of property taxes that have been paid on this site while it has produced absolutely nothing in revenue?  Figure an average of $15,000 per year for 20 years, or $300,000.

These are just two examples that prove the Planning Office and visionary zoning does not create development because it can't move markets.  In fact, zoning in these two cases have not only not produced development, but have restricted the opportunities in these areas.

Many of you are aware of the efforts to rezone the Arapahoe Square neighborhood which has occurred.  If you check your zoning at the Planning office none of us are technically zoned B-8 or B-8A any longer.  We are all zoned "Arapahoe Square".  What does Arapahoe Square zoning mean or allow for?  Its not clear yet what the zoning is going to provide for or prohibit against, but we should all be paying attention.  The Planning Office, with great intentions, still believes that its zoning policies will drive development when in fact, only markets drive development.

So what is the point of this blog entry?  The point is there is nothing in our current zoning that is prohibiting, discouraging or negatively impacting new development. We all need to get involved in the future of the Arapahoe Square Area to protect our property values against "utopia" zoning concepts.  Our Planning leaders need to let the markets drive Araphoe Square and they should concentrate on what the needs of the area are "structurally" to help new development, when it comes,  be successful. 

What structural improvements would help support new development?  Any type of pedestrian link from the Arapahoe Square to the Central Business District.  Something like a walkover over Broadway would be tremendous.  Trying to cross Broadway on foot is risky unless you run a 4.5, 40 yard dash and you can look three different directions simulataneously.  Another improvement would be to take the hard edge off of Broadway which bisects the Arapahoe Square. 

There are many other ideas that can be designed and "shovel ready" when the markets return.  Zoning amendments or rezones would be bad for The Arapahoe Square now!