Vision 2037
A Comprehensive Plan for the City of Dyver
Prepared for Dyver City from January to May 2017
Lead Planners Vicente Arellano Whigham Covington Avery Dement Sahra Mirbabaee Matthias Neill
Table of Contents Message from the Mayor
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AUX Inc.
5
About the Plan
6
Our Location
7
Town History
8
Vision Statement
9
Existing Conditions
10
Existing Economic Conditions
19
Existing Environmental Conditions
21
The Planning Process
24
Direction Setting Framework
29
Areawide Policy Plan
33
community-Wide Land Use Design
45
Small area plan
53
development management plan
58
appendix
67
From our Mayor For generations, Dyver City has been a place of opportunity and acheivement. Since our founding in 1870, we have been a town where people have realized their dreams and made a better life for themselves. Today we are a successful community but face new challenges. Dyver City is set to double in population in the next 20 years. Many new residents will be refugees from other parts of the world. Our environment is increasingly under pressure on both a local and global scale. As we go forward into the 21st century, we need to ensure that Dyver City continues to support the needs of new and long-time residents, and that it becomes a more sustainable city. We want to be a leader in accommodating and integrating newcomers, providing equitable economic growth, protecting the environment, and enhancing quality of life. It is my great pleasure to present Dyver City 2037, our plan for the future of our community. The plan is the result of a long collaboration between our city government, our residents, and AUX Inc. It outlines a vision for managed growth, exciting new economic opportunities, environmental responsibility, and a cohesive community. With this plan as our guide, we will meet the challenges of today and tomorrow, and inspire others to do the same.
Mayor Dheep C. Dyver
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Aux Inc.
Applied Urban Experiments (AUX) Inc. is a socially-conscious design and planning studio based in New York City that seeks to deliver ethical and sustainable solutions through participatory methods. AUX strives to incorporate best practices while fulfilling client goals and promoting ongoing public dialogue. Founded in 1988, we have completed more than 600 projects in 20 countries. We are committed to design excellence, innovation, and sustainability and understand the long-term significance of our work. Our work is informed by systemic transformations and improving the physical, social, economic and ecological conditions of cities today.
Our projects have included: • Feasibility studies • Master plans • Geospatial information systems • Technical modeling • Community engagement • Resiliency strategies • Brownfield and remediation strategies • Electric vehicle system planning • Sustainability assessment • Economic impact assessments • Strategic facility planning Our Clients have included: • UN-Habitat • UK Refugee Council • US Department of Housing and Urban Development • City of Malmö (Sweden) • City of Copenhagen (Denmark) • City of Vancouver (Canada) • City of Oslo (Norway)
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About the Plan Dyver City is a mid-sized town in central Colorado. It is expected to undergo profound demographic and ecnomic change over the next 20 years and accordingly, needs to plan carefully for its future. Dyver is committed to building an inclusive city that welcomes displaced people to join the community. Vision 2037, also referred to as the 2037 comprehensive plan or simply the comprehensive plan, will form the foundation of planning in the city over the decades to come. It is Dyver’s first comprehensive plan and marks a bold step for the community as it works to accomodate new residents, become more sustainable, and foster economic vitality. The plan seeks to link comprehensive planning with social and sustainable policy goals and objectives. Through extensive public outreach, civic engagement, and continuous dialogue with a range of stakeholders, the 2037 Plan finds ways to respond to the needs of Dyver while orienting itself towards brighter future.
Dyver City 2017
The Plan’s contents were reflect community concerns and development need.
vision 2037 comprehensive plan
Dyver City 2037
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Location
Dyver City is located in Colorado north of Denver and east of Boulder. The town is surrounded by forests and prime agricultural land. Dyver City offers a peaceful place to live, away from the hustle and bustle of large urban cities, while still providing a high quality of life. The land surrounding the city is ideal for outdoor recreation enthusiasts- there are trails for hiking and biking and cross country skiing in the winter time. Dyver City’s proximity to both Denver and Boulder provides access to a world class airport and higher education opportunities. Dyver City is proud to have found a balance between the beauty of nature and the joys of city living.
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History Pre -1870 Dyver City was founded in 1870 by Maximilian Dyver of the Dyver Railway Company, as a small stop on the Central Colorado Railway. Soon, Dyver became a trading post where farmers, ranchers, and miners congregated. For much of the 19th and early 20th Centuries, Dyver City remained a small western town with an economy centered on trade and the rail industry. In the late 1910’s, Dyver’s population increased more rapidly as Colorado’s economy grew. During 1950’s and 1960’s, the railway business declined. Dyver suffered economically, losing jobs and vibrancy as a result. Nevertheless, Dyver remained a peaceful attractive town that continued to attract a small amount of new residents, increasingly from the Denver area. In the 2000s, as global environmental-awareness increased, Dyver began to focus on sustainability. The city council made efforts to reinvigorate the town-center and preserve green spaces. In 2016, Dyver embarked on a bold new path, opting to take in several thousand refugees from conflict areas around the world, and to host a new expansion of the University of Colorado Boulder. These two decisions are predicted to bring substantial economic growth to Dyver, and will double its population over the next 20 years. Today, Dyver is working to accommodate this growth in a managed way, to enhance Dyver’s attributes and provide new opportunities for existing and future residents to live, work, play, and grow.
Area was home to nomadic groups of the Arapahoe Native American tribe
1870 Founded by Maximilian Dyver as a railway stop on the Central Colorado Railway
1920 Town population passes 3,000 mark
1950 The first shopping mall in Dyver City opens to the east of the town center
1969 Southern Highway By-Pass is completed, connecting Dyver City to Boulder and Denver via the Interstate system
1987 Dyver City develops its first plan, which calls for new housing development
1999 The millennium is celebrated with the opening of a new city parks
2007
2016 Dyver City Council votes to take in new refugees as part of an effort to grow the town’s economy and make it a more vibrant place
Dyver City Downtown Revitalization Ordinance begins the process of reinvigorating the town’s older commercial center
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Vision Statement Dyver City is committed to being an inclusive place for people of different races, genders, and economic statuses. Through conscious planning with a focus on equality, we intend to produce a city that provides quality living and opportunity for all people while valuing and protecting the natural resources and environment in our area.
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Chapter 1 Current Conditions Dyver City Today
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Current Urban Conditions Population The town of Dyver City itself sits within the wider township area of Dyver City (Map 1). The current population of the town is 10,000, with another 1,000 people living outside in the township area. Seventy-five percent of the population was born in the United States, and 40 percent of that population was born out-ofstate. Out-of-state residents come primarily from other western states including California, Washington, and Nevada. Twenty-five percent of the total population is foreign born. Mexico, El Salvador, and Vietnam, are the most common countries of origin. Notably, Dyver has a small Hmong community that has grown out of a post Vietnam War resettlement effort. Dyver City is relatively middle aged, with a median age in Dyver City is 32. Twenty percent of the population is comprised of seniors, aged 65 and older, while 35 percent is comprised of children under 18. The population is majority white (Figure 2).
Figure 2. Current Racial Makeup
Figure 1. Projected Population Growth
24,000 20,000 16,000 12,000 8,000 4,000
2017
2023
2028
2037
Source: Dyver City Planning Department
AT A GLANCE MEDIAN AGE: 32 TOTAL POPULATION: 11,000 MEDIAN HOUSEHOLD INCOME: $38,000
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Current Urban Conditions Map 1.
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Current Urban Conditions Population Projection The population of Dyver is expected to double in the next 20 years. Much of that population growth is expected to come from refugee resettlement. In total, 3,000 refugees are expected from conflict areas such as Syria and Iraq, as well as from island nations such as the Maldives threatened by climate change (Table 1). In addition to these new refugees, 500-1000 university students and staff are expected as a result of a University of Colorado expansion to Dyver City. Six-thousand other new residents are from expected as a result of natural population growth as the Denver metropolitan area expands.
Table 1. Expected Sources of New Residents Origins
Type
Expected Number
Syria
Conflict
800
Iraq
Conflict
600
Yemen
Conflict
700
Maldives
Climate
400
Nauru
Climate
200
Russia
Political
150
Colorado
University- Related
1,000
Florida
Climate
100
Anywhere
General Population Growth
6,000
Source: Dyver City Planning Department
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Current Urban Conditions Land Use
Table 2. Acreage by Land Use
The built environment of Dyver City is varied, but is similar in nature to many other small and medium sized towns. The municipaility of Dyver sits within the larger Dyver City Township (Map 1).The city contains roughly 22 percent of the total land area of the township. Within the city, residential development and transportation are the largest land uses, occupying 611 acres and 216 acres respectively (Table 2). Industrial usages account for roughly 7 percent of land usage. Approximately the same amount of space is devoted to commercial, community facility, and recreational use. Twenty-eight percent of land in the city is currently vacant and unused.
Land Use
City
Fringe
Residential
611
217
Industrial
128
0
Commercial
74
0
Community Facilities
72
0
Recreational
77
0
Other (Medical)
17
0
Transportation
216
211
1,195
428
Water
26
99
Vacant
477
5,583
1,696
6,110
Total Developed
The fringe area, which comprises the 78 percent of the township beyond the city boundary, is primarily undeveloped. Two-hundred and seventeen acres are used for residential purposes and 211 acres for transportation purposes. Ninetyone percent of the land is not developed, and is either forested, water, or agricultural land. No land in the fringe area is used for industrial, commerical, community facilities, recreational, or medical purposes (Figure 3). Maps 2 and 3 provide an overview of current land use and zoning patterns.
Total Land Source: Dyver City Tax Lot Assessment Data
Figure 3.
Acreage by Land Use City
Residential Vacant/Undeveloped Industrial Commercial
Typical land use patterns in Dyver City.
Community Facilities Recreational Other (medical) Transportation Water
Acreage by Land Use Fringe Source: Google Maps, 2017
=
Source: Dyver City Tax Lot Assessment Data
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Current Urban Conditions Map 2.
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Current Urban Conditions Map 3.
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Current Urban Conditions Housing Within the Township, there are 3,800 households, 3,500 of which are in the municipality area. The average household size is 2.9. There are 2,300 single family dwellings and 1,400 multifamily dwellings (Table 3). The vacancy rate is 5.4 percent. Fifty-five percent of dwellings are owner occupied and 45 percent are renter occupied. The largest increase in housing type between 1995 and 2005 has been in medium density single family detached units providing 1-3 dwelling units per acre. Only 75 new multistory apartments have been built, showing a preference for sprawl over density. Within the city planning area the total gross density is 4.5 dwelling units per acre.
The current waste water system has capacity for 17,600 people or 2.2 m.g.d. of wastewater (Table 5). Currently, 1,736 acres make up the present service district. There are 3,786 acres available for the potential service district. This could serve an additional 19,900 people. Some areas of the potential water and sewer service area would be easier and less expensive to serve, which constrains potential infrastructure expansion. Lastly, the railroad track running through town is active for freight. Map 4 provides an over view of existing infrastructure. Table 4. Community Facilities in Dyver City Type of Facility
Count within Dyver City
Table 3. Dwelling Units by Housing Type Housing Type
City
Fringe
2,015
285
Row/Townhouses
625
0
Garden Apartments
560
0
Single Family Detached
Multisory Apartments Total
215
0
3,415
286
Source: Dyver City Housing Authority
Infrastructure Dyver City’s infrastructure is insufficient for the current population and will need to be expanded to accomodate population growth. The 3,850 children under 18 who are still in school share three elementary schools, one junior high school, and one senior high school (Table 4). The city estimates that it will need to add three elementary schools and two junior high schools. There are 8 parks with recreation facilities that act as community gathering spaces. It is estimated that two more recreaton facilities will be needed. These numbers are initial projections and more education and community facilities may be needed.
Elementary School
3
Junior High Schhol
1
Senior High School
1
Parks with Recreational Faciltiies
8
City Hall
1
Courthouse
1
Library
1
Sewage Plant
1
Nursing Home
1
Hospital
1
Sewage Plant
1
Source: Dyver City Public Works
Table 5. Wastewater Treatment Capacities - Existing and Future Present Capacity
Future Capacity
2.2 m.g.d
3.7 m.g.d
1,736 acres
3,786 acres
17,600 people
19,900 people
Source: Dyver City Public Works
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Current Urban Conditions Map 4.
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Current Urban Conditions Existing Economic Conditions Although Dyver City has a nearly full employment rate, the city’s economy is highly concentrated with little diversity in economic sectors. Manufacturing companies are the largest employers followed by retail trade and service industries. This is a concern as American manufacturing has continuously declined over the last 20 years and Dyver City is unlikely to escape this trend. Jobs in retail and service industries can only grow with an increase in the city’s population. Wholesale trade and local government provide another 800 and 910 jobs, respectively. There are no jobs provided by the agriculture, mining, or construction industries. The effect of this narrow economy is a lack of innovation and diversity.
Projected Economic Conditions
to grow in jobs, although this trend will shrink over the 20 year period. Overall, it is projected that not only will Dyver City’s population grow more diverse, but so will its economy (Table 6).
Table 6. Predicted Job Growth, 2017-2037 Industry
Year 2037
0
550
550
Technology
0
300
300
Agriculture
0
75
75
Mining
0
0
0
Construction
0
1,000
1,000
Manufacturing
1,500
700
2,200
0
500
500
800
800
1,600
Retail Trade
1,000
1,200
2,200
Finance and Insurance
100
200
300
Services
950
500
1,450
Unclassified
0
100
100
Federal/State Government
0
50
50
910
350
1,260
0
300
300
5,260
6,625
11,885
Transportation and Public Utilities
Local Government Self-Employed
A major population increase will also mean more demand for retail and service industries, which will in turn provide more jobs. The local government will need to expand and the public facilities industry will require more employees, as new infrastructure is built. Manufacturing is still projected
Growth
Higher Education/ Research
Wholesale Trade
Several factors are projected to drive economic growth in the coming decades. An expansion of the University of Colorado Boulder will play an important role in creating jobs. Additional job growth will come from specialized manufacturing and agricultural growth. The construction industry will also see a major boost from the housing development that will need to be built to house Dyver City’s growing population.
Current Employment
Total Source: Dyver City Planning Department
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Current economic Conditions Anticipated Economic growth Drivers Satelite Campus There are several factors that are projected to drive economic growth. The first is the addition of a satellite campus for the University of Colorado Boulder which will arrive in 2019. This will not only bring professors, researchers, and students to the town, but will also provide construction jobs as the new campus facilities are built. The University has pledged to employ skilled refugees that will be joining the community. CU Boulder hopes to eventually make this satellite campus a major research hub to attract academics from all over the world. The construction industry will also see a major boost from the housing developments that will need to be built to house our doubling population.
PROJECTED JOBS 575
PROJECTED JOBS 550
Colorado Mills It is important that lower skill jobs with skill building components are a part of the economic growth of the town. The town has reached an agreement with Colorado Mills, a sunflower processing and distribution center. A new processing and distribution center will be built in an industrial zone within the service boundary. This will provide 575 new jobs as well as skills training for those who wish to work at the plant. Because it is a statewide company, there are opportunities for workers to move up the management chain. The processing portion of the business produces no smell or dangerous chemicals, making it suitable for inclusion in Dyver.
Housing Construction The construction business is estimated to grow over the next 20 years as demand for new homes and apartments grows and as the buildings for the new University are installed. This will produce 1,000 protected jobs. The state has agreed to create tax incentives for companies whose new hires are at least 35% refugees. There are also tax incentives for construction companies that participate in a program that subsidizes construction materials for refugee construction workers building their own homes.
PROJECTED JOBS 1,000
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Existing Environmental Conditions Dyver City is surrounded by a range of natural environments. Although it is not as constrained by mountainous terrain as some other Colorado towns, development in Dyver City is affected by topography, hydrology, soil conditions, and more. Maps 5 and 6 provide an overview of these environmental conditions.
Topography The Dyver City is characterized by rolling terrain. Most of the town itself sits on a relatively flat area, where slopes are less than 6 percent. Surrounding the town is a large area of slightly steeper land, where slopes are between 6 and 15 percent. The steepest terrain, with slopes in excess of 15 percent, is found in small ravines adjacent to streams and lakes in the area.
Forest Forest areas surrounding Dyver City are important to its character and to the health of the wider natural environment. They provide habitat for local wildlife, recreation space for the town’s active population, and help minimize erosion and enhance air quality. Forest areas are generally further away from the town; most are at least a mile from the town’s edge. There are large forest tracts around Lake Zissou to the north, and to the south and east around local streams and rivers. These forests vary in terms of the dominant tree species, as per the figures below. Pine: 38% Lowland Hardwood: 53% Upland Hardwood: 9%
Hydrology The local is relatively dry, but there is enough rain to sustain local lakes and streams. Several small streams run through the town, fed by Tom Daley Pond and Lake Cousteau to the west. To the north, the large Resevoir Zissou, feeds into the same river system. Some areas of Dyver City lie within flood plain areas. All streams in the Dyver City area generally drain to the east, away from the Rocky Mountains. Agricultural in the Dyver City Area
Source: Dyver City Parks & Rec
Forest Area in the Dyver City Area
Source: Dyver City Parks & Rec
Agriculture & Soil Around half of the area surrounding Dyver City is agricultural land. This agricultural land is primarily used for livestock ranching and some grain production, like much of the western American prairies. Around 87 percent of the soils in the area are good enough to support this moderate level of farming.The other 13 percent of soil areas are poor and unsuitable for most agriculture or development.
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Existing Environmental Conditions Map 5.
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Existing Environmental Conditions Map 6.
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Chapter 2 The Planning Process Listening to the community
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The Planning Process Overview The Vision 2037 Comprehensive Plan takes the current conditions of Dyver City into account and will guide development in the municipality over the next 20 years. The development of this plan is important in identifying and achieving a vision for Dyver City as place where residents, current and future, can thrive. Community involvement and feedback is crucial to the creation of the plan that works, and AUX has worked hard to engage members of the community. As part of community engagement efforts for Vision 2037, the planning department of Dyver City and AUX hosted “Have your say!,” a kick-off event on February 20th, 2017. At “Have your say!,” town leaders spoke about their vision for the future, and planning experts held a public meeting to introduce and discuss the development of the comprehensive plan.
“Have your say!,” was the culmination of two months of information dissemination for the launch of the plan and was designed to be a final stage in identifying a community vision for the plan. Prior to the event, residents were asked to participate in an online Opportunity Survey which asked them to voice their desires and concerns for Dyver City’s future. In total, 190 survey responses were collected. The survey was distributed online through social media and email lists, and was also advertised at relevant Dyver City events. Planners at the event worked with the 64 attending residents to discuss and map issues outlined in survey responses, and to gather additional input. The results of this work are outlined in the following pages.
Dyver City residents drawing up preferred scenarios in planning charette at first community meeting.
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The Planning Process Community Concerns 1. Refugee Resettlement and Population Growth Residents expressed concern that the town cannot accommodate the expected 2,500-3,000 refugees and 10,000 overall new residents.
Some residents were worried that a large population of newcomers would disrupt existing ways of life, others talked about the need to make future residents feel included and engaged in the community.
Many were worried that population growth would result in the town sprawling into adjacent natural areas and possibly becoming an extended sprawl suburb of Denver.
Other residents expressed excitement at the opportunity for new economic and cultural vibrancy created by the expected population growth.
2. Infrastructure Capacities Residents worried that population growth would strain existing infrastructure, particularly roads.
A small number of residents advocated for creating better transit within the town and between Dyver City and nearby cities including Boulder & Denver.
3. Education Numerous residents voiced concerns that schools’ population growth will result in overcrowded schools. They wanted assurance that new schools will be constructed but that doing so will not excessively burden the town financially.
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The Planning Process 4. Town Character
Some residents recounted that they moved to Dyver City because of its small-town character and expressed opposition at the idea of growth that might change that.
There was consensus that growth should not substantially effect the character of the town.
5. Affordability
5. Natural Space
Some residents, particularly those conscientious of rent, expressed concern that substantial population growth would result in increased housing prices. Others were enthusiastic that growth could increase their property values.
Many residents voiced a demand for preservation of open space and views. Of particular importance was the view of the Rocky Mountains to the west and the Southern Platte River running through the town.
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The Planning Process Taking results of the survey and “Have your say!” into account provided a clearer overview of community concerns and aspirations for Dyver City. Overall, community members outlined a planning vision for Dyver City that:
• Maintains the ways of life people know and enjoy while accommodating new residents socially and • • • •
physically Accommodates population growth by building infrastructure and schools Preserves the city’s natural elements Keeps housing costs affordable Makes the town a more exciting place to live, work, and recreate.
These themes represent the outcome of an integral part of the planning process and have been incorporated into the 2037 comprehensive plan.
Sample Comments from Working Sessions “Schools are going to get crowded if we don’t build new ones. Who’s going to pay for
“Could we get some form of transit to connect us
that and where are the new ones going to be?”
to Denver?”
“Dyver City needs more active spaces where kids can play and people can exercise.” “Make downtown great again!”
“The city needs to provide more sidewalks and better street lighting so that people can walk to the main street more easily.”
“I am happy that we’re a welcoming town ready to accept new refugees but I worry about clustering and ghettoisation. I would like to see the city do something to ensure the new and old residents live close to one another so that we all get to know one another.
“More community facilities please!”
“I want to be able to walk down Main Street to buy a pair of shoes.”
“I want a Trader Joe’s!!!!”
“Dyver City has a decent downtown with a nice feel. It would be a shame to lose that character to new “Road noise is a problem, especially near the highway. Can we do
development or to have our economic success disrupted by the development of new big box stores.
something about?”
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Chapter 3 Direction Setting Framework Looking towards the future
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Direction-Setting Framework Goals
Objectives Objective 1.1—Support the needs of new and long-time residents through Welcome Centers
1. Promote an Inclusive and Safe Community
Objective 1.2— Ensure equitable access to public spaces and public services Objective 1.3—Ensure Safety by enhancing drainage and flood policies
Objective 2.1—Delineate Urban Service Boundaries
2. Manage Urban Growth and Protect Open Space
Objective 2.2—Advise City Council to adopt an Adequate Public Facilities Ordinance Objective 2.3—Promote green space preservation and maintain prime agricultural land
3. Ensure Multimodal Transportation
Objective 3.1—Encourage development patterns that support all modes Objective 3.2—Invest in Bus Rapid Transit System to create a robust transrpotation network
Objective 4.1—Protect and enhance downtown’s economic activity
4. Build an Economically Vibrant Community
Objective 4.2—Promote lifelong learning inititives to remain regionally competitive Objective 4.3—Ensure diversity among communities to provide affordable housing
5. Become a Stronger Presence in the Region
Objective 5.1--- Work collaboratively with other regional cities, such as Denver and Boulder to coordinate open space, transportation and other land use decisions through the Mile High Compact Objective 5.2--Prioritize development that meets Denver Regional Council of Governments standards, is eligible for special funding, and is consistent with the Metro Vision 2035 Plan
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Direction-Setting Framework Promote an Inclusive & Safe Community Objective 1.1— Support the needs of new and long-time
Objective 2.3—Promote green space preservation and maintain
residents through Welcome Centers
prime agricultural land
Dyver City will be taking in thousands of new residents some of them refugees. This will entail a level of social change not yet experienced by the town. Welcome centers will act as a hub for new residents integration into the community and will provide basic but essential integration services.
The natural environment around Dyver City is threatened by urban expansion. The city needs to minimize sprawl to protect local forest and agricultural areas. A greenbelt will help do this, and will also provide recreational space for residents.
Objective 1.2— Ensure equitable access to public spaces and public services
Dyver City wants to be a place where all its residents can live great lives. To ensure this, the city must guarantee that residents can access public spaces and services equally, regardless of where they live. A major part of this is the expansion of the park system.
Objective 1.3—Ensure safety by enhancing drainage and flood policies
The development of a flood policy will ensure safety for residents living within the floodplain. Prioritization of drainage infrastructure will prevent damange to public facilities. New development should not take place in floodplain areas.
Manage Urban Growth & Protect Open Space Objective 2.1—Delineate Urban Service Boundaries New growth should prioritize areas with existing infrastructure or be concentrated in areas of planned infrastructure investment and expansion. This minimizes infrastructure investment costs to the city and controls sprawl.
Ensure Multimodal Transport Objective 3.1—Encourage Development Patterns that Support All Modes Minimizing car dependence is crucial to creating a healthy, safe, enjoyable, and integrated community. Dyver City must ensure that new development is pedestrian, bicycle, and transit-oriented in addition to accommodating automobiles.
Objective 3.2—Invest in Bus Rapid Transit System to create a robust transrpotation network
A comprehensive BRT system would be an appropriate way to promote the use of public transit, reduce congestion, and mitigate carbon emissions.
Objective 2.2—Advise City Council to adopt an Adequate Public Facilities Ordinance
Developers must prove that the land they plan to develop had adequate infrastructure to support the inteneded usage. 31
Direction-Setting Framework Build an Economically Vibrant Community
Become a Stronger Presence in the Region
Objective 4.1— Protect and enhance Downtown’s economic activity
cities, such as Denver and Boulder to coordinate open space, transportation and other land use decisions through the Mile High Compact
Downtown Dyver City has experienced a decline in vitality in recent decades. This has begun to change, but municipal effort is need to ensure that its historic buildings are protected, and that new economic development is, whenever possible, concentrated in downtown rather than on the periphery.
Objective 4.2— Promote lifelong learning initiatives to remain regionally competitive The global economy is changing, and with it, the concept of a competitive workforce. In order for residents of Dyver City to remain economically competitive at all geographic levels, it is imperative that there are opportunities to learn and develop skills. Objective 4.3—Ensure diversity among communties to provide affordable housing
Objective 5.1— Work collaboratively with other regional
Dyver City is part of the expanding Denver-Boulder Metropolitan Area. Its residents work around this region and their lives do not stop at municipal boundaries. Working collaboratively with other cities in the region will help provide quality transport connections and integrated green spaces. It will also help ensure a regionally coordinated approach to land use.
Objective 5.2— Prioritize development that meets Denver Regional Council of Governments standards, is eligible for special funding, and is consistent with the Metro Vision 2035 Plan The Denver region has certain development standards and Dyver City is equipped to meet many of these. Where it makes sense to do so, Dyver City should work to fulfill the development goals of the wider region. It should also seek acquire regional, state, and federal funding to do so.
Prioritize the construction of affordable housing in a variety of neighborhoods to prevent economic segregation.
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Chapter 4 Areawide Policy Plan Managed development for sustainable growth
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Areawide Policy Plan Land Suitability Analysis In order to acheive development goals laid out for Dyver City, it is necessary to identify and plan areas for growth. The Land Use Policy Plan was developed to do so, in alignment with the goals and objectives of Dyver City. A Land Suitability Analysis was conducted to gauge the appropriateness of areas for particular purposes in future expansion. Data on slope, soil, forest characteristics, buffer distance from water/reservoirs, distances from commercial areas, constraints such as floodplains, amongst other characteristics, were collected prior to conducting the suitability analysis. To conduct this analysis, seven characteristics were identified and assigned values, determining suitability for development (Table 7). Slope and floodplain were chosen because they make development on that land more difficult. Soil condition, presence of forest, and buffer distance from reservoir were chosen to align with the goal of protecting Dyver’s natural environment. Proximity to the CBD and commercial areas was chosen to ensure development prioritized the economic goals of the plan.
Table 7. Land Suitability Criteria Field
Weights
Slope
0-5%: 1 6 - 15%: 0.7 > 15%: 0.1
Floodplain
No: 1 Yes: 0
Soil
Good: 1 Poor: 0
Proximity to Central Business District
0.5 - 1.5 miles: 1 1.6 - 2.5 miles: 0.8 2.6 - 3.5 miles: 0.6 3.6 - 5.5 miles: 0.2 > 5.5 miles: 0.1
Proximity to Commercial Areas
0 - 0.5 miles: 1 0.6 - 1 miles: 0.8 1.1-2 Miles: 0.6 2.1-3 Miles: 0.4 3.1-4 Miles: 0.2 >4 Miles: 0.1
Forest
No Forest: 1 Pine: 0.7 Lowland Hardwood: 0.5 Upland Hardwood: 0.3
Source: Dyver City Planning Department
Map 7. Example of slope layer which was a criteria in the suitability analysis
The seven selected criteria were weighted equally for this analysis. Once the scores were assigned, the results were added together to assign development suitability scores to areas of Dyver City (Table 8). It must be noted that areas located in the floodplain or have poor soil, were given a zero, therefore qualified as no build areas. It is critical to note that the suitability analysis will not serve as the only determinant for development. Map 8 visualizes the results of this land suitability analysis.
Table 8. Land Suitability Assessment Rubric Suitability Value
Definition
0
No build
1
Most suitable for development
2
Moderately suitable for development
3
Unsuitable
4
Highly unsuitable
Source: Dyver City Planning Department
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Areawide Policy Plan Map 8.
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Areawide Policy Plan Smart Growth
Growth 'As Usual' Planning for Dyver City’s growth should take into account what would happen in the absence of new planning goals and policies. Vision 2037 analyzed existing housing trends and growth rates and used these to assess likely future development patterns if development continues ‘as usual.’ The current housing stock trends can be seen below (Table 9). Table 9. Existing Housing Stock Housing Type
Total Dwelling Units
Total Acres
Percentage of Housing Stock
Single Family Detached
2,300
730
62.1%
Row/Townhouses
625
40
16.8%
Garden Apartments Multi-Story Apartments
560
36
15.1%
215
11
5.8%
Total
3700
828
The current housing stock is largely composed of single family detached housing, and if left unchecked this type of development is likely to continue. Continued growth in low density housing will result in sprawl, which would be detrimental to Dyver’s natural environment. In order to avoid sprawl, the following ratios are proposed as targets for expected urban growth. These target ratios were used to propose an alternative to the Growth ‘As Usual’ scenario known as a Smart Growth Scenario. Development according to these ratios will require approximately 407 acres of land for residential development. Average houshold size is assumed to increase slightly to 3.0 because incoming residents are likely to be joining Dyver City in families. Visualizations of these Growth ‘As Usual’ and Smart Growth scenarios are found on the following pages, maps 9 and 10. Table 11. Proposed Housing Allocation Housing Type
Source: Dyver City Planning Department
Applying the existing ratio of housing types to the expected population growth provides an estimation of the average densities of each housing type and the number of units that would be built to accomodate 11,000 new people. Assessing the space consumption of these expected housing units, provides an estimation of the land acreage required for housing without any invervention. Table 10 below illustrates these estimations. In this scenario, it is likely that at least 800 acres of land would need to be developed.
% of Incoming Avg Density Housing Stock (du/acre) Target 5% 2.7
Incoming Units Land Required (acres) 220
80
Row/Townhouses Garden Apartments
20%
8.6
879
100
40%
11.8
1,758
145
Multi-Story Apartments
35%
18.1
1,538
82
4,290 units
407 acres
Single Family Detached
Total Source: Dyver City Planning Department
Table 10. Land Required for Growth ‘As Usual’ Housing Type
% of Housing Stock
Avg Density (du/acre)
Incoming Units Land (units) required (acres)
Single Family Detached
62.1%
3.2
2358
736.8
Row/Townhouses Garden Apartments Multi-story Apartments
16.8%
12.5
641
51.3
15.1%
15.6
574
36.8
5.8%
19.5
220
11.3
3793
836.2
Total Source: Dyver City Planning Department
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Areawide Policy Plan Map 9.
37
Areawide Policy Plan Map 10.
38
Areawide Policy Plan Existing residential density Breakdown 65%
15%
15%
5%
Single Family Detached
Density = 3.2 du/acre
Townhouses
Density = 12.5 du/acre
Garden Apartments
Density = 15.6 du/Acre
Multi-Story Apartments
Density = 18.1 du/acre
5%
20%
40%
35%
Potential Smart Growth residential density Breakdown
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Areawide Policy Plan land classification Dyver’s areawide land policy plan seeks to reflect the community’s land development and environmental protection goals. To that end, the areawide land policy plan proposes appropriate land management strategies for different areas of Dyver City (Table 12). Vital resource lands (e.g. forests or prime agricultural zones) are to be protected or managed wisely. Transition areas--areas within Dyver’s city limits that are not developed but may need to be--are to feature moderate population densities and strong guidelines to produce quality new developments.
Finally, the areas in and immediately around Downtown Dyver are to feature prioritized infill development on vacant parcels, historic preservation inclusive of adaptive reuse of historic structures, and redevelopment and renovation of derelict sites. Additionally, guidelines for ranking the suitability of land for development will ensure the efficient and optimal use of valuable lots, while serving the goal of protecting open space and natural features. Map 11 provides an overview of the different land classification areas underlying this approach.
Table 12. - Policy Plan by Land Class Land Class
Core
Urban
Urban Transition
Rural
Conservation
Purposes
Characteristics
To promote redevelopment that enhances but preserves Dyver City’s Downtown Area
Underutilized and vacant spaces in the higher density center of Dyver City.
Direct growth to areas with adequate public infrastructure to ensure compact, efficient growth
Areas serviced by existing infrastructure that are either underdeveloped or vacant
To preserve land suitable for future development
Lands suitable for development but do not have services to accommodate expected growth
Protect agricultural areas from development
Large agricultural parcels; scattered farm homes and rural development (e.g. equipment warehouses)
Long term management of forestland, wetlands, and other irreplaceable resources
Undeveloped land featuring limited access, wildlife habitats, and scenic or recreational features
Residential Population Density
General Policy
Percentage of Total Land
Preserve and promote growth within the core. Work with private sector to identify and execute appropriate development opportunities
2%
Existing Moderate to High
Prioritize growth in existing service areas
5%
Moderate
Only permit development that privately provides and finances necessary infrastructure extensions
Low
Preserve existing agricultural land and direct development into cluster subdivision arrangements
Existing Moderate to High
N/A
Withhold infrastrastructure; limit development rights
8%
45%
40%
40
Areawide Policy Plan Map 11.
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Areawide Policy Plan The land classification scheme outlined provides a framework in which to plan for future development. If Dyver City is to acheive many of its development goals, it will need to plan carefully to manage growth appropriately.
Land Supply There are currently 3,900 acres of undeveloped land. Table 12 shows the undeveloped land available in each land classification. This provides ample room for new development. This plan proposes development that minimizes consumption of that land. Available Acres
Urban Core
27.7
Urban
376.3
University Extension
241.35
Urban Transition
3255.0
Dyver City’s future growth should not consume as much land as existing development patterns do. The smart growth scenario provides an alternative approach to development and guides this areawide land policy plan. If Dyver City follows a smart growth pattern of development, it will need roughly 730 acres of land to accomodate new residents. The results of this allocation process are displayed in Table 13, which breaks down the total land area required to accomodate expected residents. Wherever possible, this plan seeks to locate new development in areas identified in the land suitability analysis. Accordingly, much of the 730 acres of development should take place in or around the existing urban footprint. In keeping with preservation aims, no development is scheduled to occur in conservation areas. This allocation of new development by policy area is displayed in the table below, and mapped on the following page.
Table 13. - Undeveloped Land Supply Land Classification Area
Methodology
Source: Dyver City Planning Department
Managed Growth This plan aims to allocate appropriate types of development to different land areas to prevent sprawl and acheive development goals. This growth management scheme will operate with a service boundary and city adequate public facilities ordinance. Within the urban core, developers will be able to build as-of-right. In the urban area and university extension area, developers will need to pay an impact fee. In the designated urban transition, developers will need to pay an impact fee in addition to paying for the infrastructural extensions. Table 14. Current and Future Land Use Distribution Residential
Industrial
Commercial
Community Facility
Recreational
Other
Vacant
Existing Development Land Use (Acres)
828
128
74
72
77
17
6,060
Proposed City Development Land Use (Acres)
407
20
50
130
110
12
5,243
Source: Dyver City Planning Department
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Areawide Policy Plan Floodplain Management As part of the Areawide Policy Plan, planning will pay greater attention to issues of disaster risk management and resiliency. Many existing Dyver City homes lie within floodplain areas. At the time of their construction, less attention was paid to flood risk. Today, Dyver City understands the potential hazards and costs associated with development in floodplains. As such, no new development is to be permitted within floodplain areas. Instead, floodplain areas should be used as public open or preservation space. Existing development in floodplain areas is unsafe for homeowners and poses a financial risk to Dyver City. Forcibily relocating residents, however would be costly and contentious. Dyver City has two main options as to how it can deal with this issue. Option 1 is advised but option 2 may also be in Dyver City’s interest.
Floodplain Management Strategies Option 1 - Home Buy-Back Program:
Option 2 - Public Flood Insurance Fund:
In the long-term, for the safety of residents in floodplains, Dyver City should offer assistance to homeowners who are looking to leave flood-prone risk areas. Doing so fairly, however, would require a buy-back program in which Dyver City would purchase properties in floodplain areas. The city could finance this program through development impact fees and could provide a 20 year period, in accordance with the length of this plan, in which to relocate.
Dyver City could create a public flood insurance fund to provide homeowners in floodplain areas with flood insurance. This fund could also be financed by development impact fees and maintained for 20 years. It would allow homeowners to remain in place for the forseeable future but would mitigate the potential cost of any flood incident. Maintaining the fund for 20 years would provide homeowners a lengthy period in which to consider relocating, and would also allow Dyver City to reconsider its floodplain management approach in the future.
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Areawide Policy Plan Integration with regional planning The goals, objectives, and policies of the Dyver City comprehensive plan comply with many of the requirements set forth in the Mile High Compact, a planning framework for the Denver region. The compact’s primary aim is to restrict sprawl by specifying designated growth boundaries. Vision 2037 designates a service boundary and features various policies that encourage contained growth. Additionally, the comprehensive plan prioritizes preservation of valuable and sensitive environmental land by preventing development in forest and wetland and surrounding them with a buffer against encroaching development. All of these are explicit requirements within the Mile High Compact that Dyver City has chosen to align with. Figure 4. Regional Triangle
Compliance Strategies Objective 1 Work with the cities of Denver and Boulder to coordinate regional transportation, economic, and environmental decisions consistent with the standards set out in the Mile High Compact Strategies 1.1Designate area for future growth based off of a Smart Growth scenario and land suitability analysis
1.2 Comply with regional efforts to preserve and improve the natural environment, particularly water and air quality by creating conservation lands
1.3 Coordinate regional open space with the cities of Denver, Boulder, Castle Rock, and Longmont
1.4 Strategically coordinate the location of industries within the region
1.5 Adopt appropriate multi-modal transportation systems integrated with other transportation systems in the region
Objective 2 Prioritize development that meets the Denver Regional Council of Governments standards, is eligible for special funding, and is consistent with the Metro Vision 2035 Plan. Strategies 2.1 Institute economic incentives that integrate align with the regional economy and position Dyver City as the the third hub in the Denver-Boulder-Dyver City triangle. 2.2 Study and analyze local and regional challenges and opportunities in the region’s employment centers. 2.3 Analyze traffic patterns between Denver, Boulder, and Dyver to maximize transportation opportunities.
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Chapter 5 Community-Wide Land Use Design ensuring efficient land management
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Community Wide Land Use Plan Purpose Dyver City’s community-wide land use design is the result of a concerted planning effort to accommodate expected urban growth according the aims of the areawide policy plan. AUX planners have identified areas where development should or should not take place, according to land suitability analysis and existing development patterns. The analysis has also estimated the amount of land and development required to fully accommodate expected population growth.
Table 15. Anticipated Growth by 2037 Anticipated Growth Population
11,000
Households
3,667
Residential Units
4,290
Residential Acres
407
Non-residential Acres
309.5
Total Acres
726.5
Map 12. - Land Classification Areas
This land use design locates expected growth, outlined in Table 15, in appropriate areas as outlined in the land classification system depicted in map 12. In particular, it locates development to avoid areas with high flood risk, areas excessively far from the town-center, and also where natural environments would be disturbed. Wherever possible, new development is located within an existing municipal service boundary. The design also calls for development that is moderately denser than what currently exists in Dyver in order to minimize sprawl and preserve natural lands outside the town. The land use design ultimately responds to Dyver City’s key land use design goals, outlined on the following page.
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Design Details Land Allocation The final product of this land use design process is presented in Map 13. It provides a geographic overview of where new development, by type, should take place according to the goals outlined in this land use design document. It accommodates anticipated new development in an efficient and livable manner.
Map 13. - Communitywide Land Use Design
Development in the Urban Core will largely be commercial and high-density residential (>18.1 du/acre). All commercial development in the core is part of mixed use sites, where high-density residential development will take place atop ground floor retail. Mixed use sites are designated on existing vacant lots, as well as on some lots currently designated for industrial use. The majority of new development is located within a newly designed urban service boundary, essentially a modification of the existing sewer service area. Most of this development lies in the Urban land classification area and incorporates several mixed-use ‘neighborhood centers’ where commercial and medium-density residential development will be permitted (Map 12). These centers will act as focal points for new neighborhoods and will help minimize sprawl, car usage, and social isolation by ensuring that people are close enough to walk or bike to essential daily goods and services. Street design, further explained in the Small Area Plan, will facilitate efficient access across transportation modes to neighborhood centers and the wider city. In addition to mixed use centers, new development is designed to contain several community facilities including one new senior high school, two new junior high schools, three new elementary schools, two recreational facilities, and six immigrant Welcome Centers. Industrial development will take place in existing industrial areas. Currently there is more industrial land than is, or will, be required by Dyver City’s manufacturing economy meaning that both current and future industrial growth can be accommodated in this area. This industrial area is located close to the highway in order to provide convenient access
for existing and future industrial businesses. Additionally, portions of existing industrial land have been reallocated to mixed use, residential, and community facility development to maximize spatial efficiency. The University Extension land classification area contains some new residential, commercial, and community facility development but is primarily designed to be occupied by future University of Colorado buildings. The Urban Transition land classification zone is to remain undeveloped until sufficient development has taken place in the Urban area. 47
Community Wide Land Use Plan Residential Development Calculations
Table 17. Required Residential Development Derivation Land Classification Area
This land use design accommodates 11,000 expected new residents. Population statistics suggest that this new population will be made of 3,667 households. Roughly 400 acres of residential development will be required to house these new residents. Table 17 illustrates estimated residential development. Table 16 displays expected residential densities. These figures support Table 22, which illustrates how residential development is allocated by housing type between planning districts, found in the Appendix. Planning districts are areas of Dyver City used by the planning department, and AUX, to divide the city into more manageable parcels. Map 23 (Appendix) displays Dyver City’s planning districts.
Table 16. Residential Densities
Available Acres
Residential Forecasts Incoming Population
11,000
Average Household Size
3
Incoming Households
3,667
Total Households
7,367
Occupancy Rate
95.8%
Vacancy Rate
4.2%
Adjusted Number of Households 7690 Housing Losses during planning period Fire
100
Neighborhood Renewal
50
Typical Residential Densities
Net Density
Gross Density
Neighborhood Density
Conversion
100
Single Family Urban Transition
2.7
2.2
1.7
Abandonment
35
Other
15
Single Family Urban
8.6
6.9
5.5 Total
300
Retained Housing Stock
3,400
Required Additions to Housing Stock
4,290
Total Future Housing Stock
7,690
Townhouses
11.8
9.4
7.6
Apts
18.1
14.5
11.6
2.7 du/acre
8.6 du/acre
11.8 du/acre
18.1 du/acre
Figure 5. Housing Densities
48
Community Wide Land Use Plan Non-Residential Development Calculations The 407 acres required for residential development will not constitute all new development. Additional commercial, industrial, community facility, and open space development will take place alongside residential growth. Table 18 illustrates estimated growth in non-residential categories, which has been calculated by using industry standards relating expected job growth to floor area requirements.
Table 18. - Required Non-Residential Development Derivation
Calculation Method
Open and Vacant Space Commercial Centers
Industrial Areas
Land suitability (no-build areas)
1,575 manufacturing 30 acres for elejobs and need 535 mentary 3 elemensq. ft per worker tary schools (ITE, 2008) 40 acres for 3 jr. high schools
5,050 commercial jobs and need 433 sq. ft per worker (ITE, 2008)
Community Facilities
Recreational
Transportation
Water
10 Acres per 1,000 residents
Existing reservoirs
(NRPA, Year Unknown)
Accommodated within commercial, industrial, and residential development
110
N/A
N/A
20 acres for 1 high school 30 acres recreation facilities 10 acres welcome centers
Density
N/A
101 jobs per acre
81.4 jobs per acre
(Hypocity Workbook) N/A
Anticipated Development (Acres) Total Acres
N/A
50.19
19.34
130
309.53
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Community Wide Land Use Plan Green Space
Map 14. - Green Space Concept
Green space features prominently in this land use design, as displayed in Map 14. A circumferential public greenway is planned to circle the town and provide a unique recreational feature for residents and visitors. Additionally, numerous smaller green spaces have been designed in areas that are unsuitable for substantial development according to land suitability analyses. These green spaces are intended to be mixed in character. Some should be well maintained parks while others should be left as forested or relatively natural spaces. In concert, this network of green spaces will greatly increase the size of the public realm and will provide Dyver City residents with attractive and enjoyable spaces.
Welcome Centers
Map 15. - Welcome Centers
Welcome Centers are distributed throughout different socio-economic geographies of Dyver City. These centers are focused on welcoming and integrating new residents, be they refugees or American citizens. This will be done by offering a multitude of programs such as language training, civic classes, support groups, and small business development training.
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Design Goals In order to realize many of Dyver City’s development goals, design must guide the creation of high-quality developments and facilitate continuing improvements to Dyver’s urban form. Design should foster interaction, a sense of place, and belonging throughout the city while providing high-quality housing that is affordable and centrally located. In addition, all residents should have access to open and green space, as well as a complete transportation system to reduce car dependency. In order to ensure adequate safety, future development should incorporates features to protect the health and wellbeing of residents.
Goals
Policies Policy 1A: Incoming development within the urban core should be denser than existing conditions.
Foster interaction, a sense of place, and belonging throughout the city
Policy 1B: Incoming mixed use districts should encourage walkable environments such as adequate sidewalk widths, safe pedestrian crossings, and reduced travel lane widths. Policy 1C: Streets, especially main commercial corridors, should be designed not just for automobiles, but also for transit, pedestrians and bikers. Policy 1D: Welcome Centers should be distributed in such a way as to capture all new residential developments. Policy 1E: Establish a manufacturing zone centered on agricultural processing, particularly for regional sunflower seed agriculture.
Provide high-quality housing that is affordable and centrally located
Policy 2A: Dyver City will incentivize the construction of affordable units through affordable housing tax credits and not allow for “in-lieu” payment options. Policy 2B: All infill development will need to be 30 percent affordable, in terms of units. Policy 2C: The city will provide space within community facilities to the “Architecture for Humanity” campaign for homebuilding.
Provide proximate open and green space to all residents
Provide a complete transportation system to reduce car dependency
Policy 3A: Create a greenway which is accessible from all neighborhoods. Policy 3B: Ensure that any uninhabitable land is only used for light recreational uses.
Policy 4A: Create a network of cycling infrastructure including Class 1 Bike Paths and adequate secure bicycle parking Policy 4B: Ensure adequate pedestrian infrastructure such as wide and level sidewalks, ample public seating, and street-facing entryways Policy 4C: Locate essential public facilities and commercial areas as to encourage walkable distances from residences
Ensure future development incorporates adequate health and safety features
Policy 5A: Ensure adequate safety features such as fire escape routes, firefighting equipment and access, and flood safety plans. Policy 5B: Coordinate public health with land use decisions to create a connection between physical activity and development.
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Design details Neighborhood Centers By and large, this land use design minimizes development in the Urban Transition and Rural land classification areas. While some development will take place in these areas, the Urban Core and Urban areas can accommodate most anticipated development demand. Development in the Urban Transition or Rural areas, which are outside the service boundary, will be required to finance municipal service provision. New development within the service boundary however, will help Dyver City make the most of what it has. New neighborhood centers will lay the foundations for thriving communities, green space will encourage active lifestyles, and new residential, commercial, and industrial development will house and employ town residents for decades to come. Map 16 illustrates how new neighborhoods could be created around mixed-use infil development in the Urban area.
Map 16. - Future Neighborhood Centers
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Chapter 6 Small Area Plan Reimagining a portion of Dyver City
53
Small Area Plan Purpose
Map 17.
Vision 2037 focuses largely on the entirety of Dyver City. It is important however, to understand how the plan’s policies and strategies will impact the city at a smaller scale. This Small Area Plan attempts to visualize and describe how development, according to the communitywide land use design, might take shape in a small area south of the center of Dyver City (Map 17). In particular, this Small Area Plan focuses on managing the transition between various land uses and densities.
Mixed Use (Commercial/ Residential)
Process The vision outlined in this small area plan is guided by several key design principles. These include:
• • • •
Existing High Density Residential
Complete Streets & Good Pedestrian Access Abundant Green Space Appropriately Scaled Buildings Minimal Surface Parking
In designing this area, planners took these principles into consideration and also looked to precedents elsewhere for inspiration. Examples of North American New Urbanism and Smart Growth, including developments in the region, served as inspirations for mixed-use and community-facility development. Map 18, on the following page, provides a detailed overview buildings and spaces could be arranged within this area.
Jr. High School
New Medium Density Residential
Commercial
Colorado Mills
54
Small Area Plan Map 18. Detailed Sketch of Small Area Plan
55
Small Area Plan This area of Dyver City is particularly relevent for understanding how the edges of various land use districts will be improved and integrated. Map 19 visualizes how new development would be appropriately scaled, in terms of heigh and bulk, in relation to existing built environment contexts. It also envisions how various rights of way, including a rail line and road, can be designed in a manner more accomodating of pedestrians and new residents.
1
2
AT-GRADE CROSSINGS
Map 19v. Small Area Plan
40' 60' 30'
20'
1
25' 120'
2'
33'
60'
10'
15'
PHYSICAL BARRIERS
50'
MULTI-MODAL INFRASTRUCTURE
20' 40'
30'
20'
25'
2 100'
10'
2' 60'
33'
20' 10'
20' 100'
Map 19. Small Area Plan Sections
SOUND WALL 56
Small Area Plan Welcome Centers In order to fulfil Dyver’s goals of ensuring an inclusive and safe community that provides interaction, a sense of place and belonging, Dyver has developed a comprehensive approach to welcoming new residents from diverse backgrounds. The broad array of new programs and policy initiatives will improve the lives of current and future residents while promoting Dyver’s economic vitality. The approach is centered on the creation of new city services and the concentration of these vital services into community-scaled Welcome Centers, to be located in such a way as to be accessible to every resident of Dyver (Figures 6 & 7). Goal 1: Expand Civic Engagement • Initiative 1.1: Pass a Welcoming City Ordinance affirming protections, services, and personnel training. • Initiative 1.2: Create Welcome Centers featuring civic resources and targeted resources such as naturalization workshops, health screenings, and language services. Goal 2: Increase number of small-businesses, including new immigrant-owned businesses • Initiative 2.1: Create a Small Business Incubator with access through any city Welcome Center • Initiative 2.2: Provide city services (e.g. permits, licenses, inspection advice) in Welcome Centers including in a variety of constituent languages.
Figure 7. Future Dyver City Welcome Center
Figure 6. Welcome Center Servies
Goal 3: Ease transition back into professional careers • Initiative 3.1: Partner with CU Boulder-Dyver to devel op pathways for high-skilled immigrants to accredit prior learning and to complete any additional require ments needed. Offer services through Welcoming Centers and CU facilities. • Initiative 3.2: Expand access to English Language Learner (ELL) and GED programs. • Initiative 3.3: Enhance skills through employee pro grams Goal 4: Support children and parents • Initiative 4.1: provide parent engagement through Welcome Centers (e.g. parent-teacher mentoring, financial literacy work shops, and summer enrichment programming) Goal 5: Ensure community land use decisions incor porate local needs (e.g. religious space needs, public cultural festival event needs) • Initiative 5.1: Ensure the avoidance of spatial segregation and inequitable access to services and amenities • Initiative 5.2: Provide adequate conditions for spe cific cultural or institutional land use needs In order to meet the goals of the Welcoming City plan, the distribution of Welcome Centers needs to be located in such a way as to ensure ease of access and maximize coordination with other land use decisions. Welcome Centers are planned to be the main focal points for services of the Welcoming City plan, as well as to act as anchors to the Neighborhood Centers model of future land use growth.
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Chapter 7 Development Management Plan bringing the plan to life
58
Development Management Plan Introduction The intention of this Development Management Plan is to organize the actors and planning elements involved in the implementation of the Vision 2037 Plan. As important a benchmark as this updated plan represents, the initiatives proposed in this plan will not implement themselves. It will take continued support and commitment for many years. The central ingredients to successful plan implementation will be to establish initiatives that achieve the plan’s goals, to delegate responsibilities to lead and partner agencies, and to structure actions within practical timeframes.
The array of goals, objectives, initiatives, and programs envisioned in the Dyver 2037 Plan can be conceptualized as being a network of interrelated elements. Beginning with the community vision created during the “Have your say!� workshop, the Framework Goals were further defined in objectives and the Welcoming City and Design Goals feed into the Framework. Finally, the entirety of the process can be realized through implementation programs and evaluated through performance indicators (Figure 8).
Figure 8. Goals and Objectives Integration
Community Visioning Goals
Direction-Setting Framework Goals
Framework Objectives
Welcoming City Plan Goals
Design Goals
Welcoming City Initiatives
Design Objectives
Implementation Programs
Metrics/Performance Indicators
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Development Management Plan Zoning Regulations and Principles The Plan’s zoning regulations are designed to support the goals and objectives described in Vision 2037. Historically, Dyver has not had a formal zoning or review process. This plan proposes to designate zoning districts and their corresponding allowable land uses and bulks/height regulations. Development is intended to be contained within priority areas with existing infrastructure. Outside of these areas, developers will be expected to contribute to the cost of extending municipal services. While the desired land use policy has been illustrated elsewhere (see: Areawide Policy Plan and Small Area Plan chapters), several new zoning districts will be introduced in order to begin to formalize Dyver’s development and land use process. In addition to the creation of the following zoning districts (see table 1), the city will seek to provide design review consultation for proposed projects that are discretionarily deemed unconventional, likely to alter or impact neighborhood character, and upon request for variances.
Table 19. Zoning
Zone
Description
R1
Low density residential (e.g. single-family detached); 25 foot height limit; 30 foot rear yard; 5 ft on either side. Structure must not be setback more than 5 feet from sidewalk. Parking onsite for at least one vehicle-must be in rear of structure.
R2
Medium density residential (e.g. duplex, row home, or townhome); 35 foot height limit; 30 foot rear yard; no side yard requirements. Parking onsite for at least one vehicle per unit.
R3
High density residential (e.g. apartment building); 60 foot height as-of-right; no lot coverage requirements. Parking minimums waived with developer-provided bike infrastructure or proximity and access to transit. Eligible for density bonuses for including 30% affordable units at 80% AMI, 20% at 50% AMI, or 10% at 30% AMI.
M
Light Industry / Manufacturing; includes the manufacturing of foods, beverages, personal care and home care products, cosmetics, drugs, clothes & shoes, furniture, art ware & crafts, consumer electronics and home appliances. Structures visible from street, bike lane, or other public right-of-way must feature landscaping on the side of the site fronting streets. Essential public infrastructure and utilities may also be located here. Industrial districts must not abut R1 or R2 and must include setbacks of at least 100 feet from structures in any other zoning district.
C1
Neighborhood Commercial; includes neighborhood uses (e.g. grocery stores, restaurants). Structures must not be set back more than 5 feet from the sidewalk.
C2
Regional Commercial; includes commercial uses (e.g. office space) in Downtown Core and regional retail in shopping center(s). Floor Area Ratio (FAR) of 3.0 for Downtown Core.
MX
Mixed Use; includes residential with home-based businesses, neighborhood commercial, or public facilities; Parking minimums waived with developer-provided bike infrastructure or proximity and access to transit; eligible for density bonuses for including 30% affordable units at 80% AMI, 20% at 50% AMI, or 10% at 30% AMI.
I
Institutional; includes community facilities, schools, religious institutions, libraries, public buildings.
Map 20.
A series of non-conforming uses identified in the Urban Core.
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Development Management Plan Transportation In order to prevent congestion and localized pollution congruent with the doubling of the population in 20 years, the City’s Transportation Dept. will develop a Bicycle Master Plan and a Transit Plan. The bicycle plan’s cornerstone is the creation of the aformentioned greenbelt featuring pedestrian and Class I bike lanes. Currently, Dyver features limited transit service through Dyver Area Transit (DAT) buses on 5 routes, operating Monday-Saturday with 30-60 minute headways from 6am to 8pm. The Transit Plan will describe the implementation of Bus Rapid Transit Lines in Dyver over the next 10 years (Map 21). Additionally, railroad tracks serve Dyver, with limited passenger service to Dyver Station in Downtown on Amtrak’s California Zephyr route. The Transit Plan will explore commuter rail service linking Dyver with the rest of the region through the expansion of Denver’s RTD Commuter Rail in the FasTracks program, as shown in Map 22. Within the responsibility of Dyver’s Department of City Planning, adequate sidewalks, setback requirements, and walksheds will ensure that development in Dyver encourages pedestrian circulation.
Map 21.
Map 22.
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Development Management Plan Sustainability
Incentives and Investment
The Dyver community is highly committed to maintaining the health of its natural surroundings and promoting sustainability development. The planning process has been geared towards reducing the impact the city has on the environment. In particular, the areawide land use plan is focused on containing growth to avoid spread and its accompanying environmental harms. The environmental regulations laid forth in this section will improve both the health and beauty of valuable natural resources.
In order to facilitate the development pattern described in the 2037 Plan, numerous incentives and investment objectives are to be introduced. Developer-oriented incentives include tax credits for renovating and rehabilitating structures in the Historic Core, density bonuses on sites in Mixed Use or R3 Districts for the provision of affordable units, and the waiving of parking minimums with developer-produced alternative transportation features. Affordable thresholds include 30% affordable units at 80% AMI, 20% of units for 50% AMI, or 10% of units for 30% AMI. Alternative transportation features include secure bicycle parking and reduced rate transit passes to residents.
sustainable land management • Constrain growth to priority areas through zoning changes that do not allow development outside target areas • Creation of greenbelt that creates more permeable land and features native vegetation • No development in conservation land aside from lowimpact recreational uses like hiking trails and bike paths • Create buffer area around the reservoir and restrict land uses in the buffer area to prevent environmental damage • Require minimal water use farming techniques • No new development in rural floodplain areas
Recognizing the strain on public facilities and services that the doubling of population will bring, developers are required to pay an impact fee to be collected exclusively for use in parks, schools, and other services and facilities impacted by the additional development. Developers may also create or dedicate space on site to be used as community facility space (e.g. public-accessible open space, community event rooms) where it is appropriate to pay-in-lieu.
Sustainable municipal programs • Tax bonuses for sustainable building practices • Educational programs on sustainability integrated into the Welcome Centers • Emphasis on city-sponsored recycling programs and initiatives • Community participation in maintaining the greenbelt • Minimize printing in the city offices
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Development Management Plan Infrastructure The 2037 Plan aims to minimize public expenditure on infrastructure while also ensuring adequate coverage. In addition to the Welcome Centers, there is a need for additional public facilities. There are currently three elementary schools, one junior high school, and one senior high school. The new zoning provides space for two more elementary schools, two more junior high school, and one additional senior high school. One of the elementary schools will be built by 2022 in anticipation of an increase in the number of younger children. The second elementary school will be completed by 2027. Depending on the age distribution of the incoming population, it should be anticipated that another elementary school may be required. The junior high school will be built by 2022 and the high school will be completed by 2030. The Colorado State Education Board will be in charge of creating new school districts for Dyver to ensure even distribution of population. The Education Board for districts that require a new school are in charge of procuring funding from the state and overseeing the construction process.
The current sewage capacity exceeds population needs but it is expected be surpassed by the incoming population. A new wastewater treatment plant should be completed by 2030 which is approximately when the population will exceed the current capacity of 17,600 people. The new treatment plant should be placed within the gravity shed, which reduces the cost of connecting it to the existing sewer system. In keeping with the sustainability aims of the plan, the treatment plant cannot be placed in an environmentally sensitive area and efforts will be made to minimize the plant’s impact on the environment. A potential location is land south of the university extension, outside of the floodplain. The local public utilities company will be contracted by Dyver to construct the wastewater treatment plant. The city’s Parks Department has jurisdiction over the connection of the city parks into a greenbelt. They are charged with acquiring the land and constructing the new parks. There should be a system for community feedback on how the new green space is designed for programmatic purposes.
63
Development Management Plan Implementation The sequence of implementation for the Development Management Plan can be visualized in Table 20. The phasing of the elements is proposed to conclude within 10 years, with numerous programs expected to be phased-in well before then. Additional programs are probable and should be introduced as needed by lead and partner agencies.
Table 20. Short-term and Long-Term Implementation
Program Description
Plan Goals and Policies
Lead and Partner Agencies
Timeframe
Welcoming City Centers: Establishment of features in municipal Welcoming City Policy
Inclusive and Safe Community
City Hall Front End Agencies (including Welcoming City team), Parks Dept., police department
1-5 years
Community Development Corporation (CDC) formation
Economically Vibrant Community
Community Development Corporations
1-5 years
City Economic Development Office formation
Regional Presence
Planning Dept., City Economic Development Office
3-5 years
Greenbelt Plan: completion of greenbelt and identification of additional greenways
Urban Growth Management and Open Space Protection
Parks Dept., Planning Dept.
5-10 years
Transportation Dept.
5-10 years
Bicycle Master Plan; Transit Plan: Multimodal Transportation completion of Class I Bike Lanes and Class II Bike lanes; increase of local bus service; exploration of commuter rail service
64
Development Management Plan Monitoring In order to ensure effective implementation and evaluate the outcomes of the plan, performance indicators have been identified. Agencies identified in the implementation phasing sequence will be responsible for evaluating goals through some of the measurements provided, as well as formulate new indicators as needed. Table 21. Goal Evaluation Metric
Goal
Objectives
Promote an Inclusive • Encourage and support the needs and Safe Community and integration of new and longterm residents. • Ensure equitable access to public spaces and public services • Ensure adequate public health, low crime rates, and trust of law-enforcement.
Metric • Number of English Language Learners (ELL) and proficiency • Levels of Public Participation and Civic Engagement (e.g. public workshops, comments, local elections) • Existence of religious facilities, social clubs, festivals, and other cultural support networks • Rates of participation in public programs (e.g. at Recreation Centers), • Distance from residents to parks, recreation centers, libraries, schools (e.g. ¼ mile) • Police Stop-In Station and/or Community Relations Office.
Manage Urban Growth • New growth should favor existing • Acres of existing land preserved and Protect Open areas of infrastructure investment • Cost savings of Municipal Capital projects Space and planning. • Acres of park space • Private development should “pay its own way” by bearing an equitable portion of the costs of expanding municipal infrastructure. • Promote greenbelt open space and maintain prime agricultural land. • Enhance safety and enhance drainage and flood control capacity Ensure Multimodal Transportation
• Encourage development patterns that support all modes
• % of commuters utilizing bicycles, transit, or pedestrianism
Build an Economically Vibrant Community
• Protect and enhance Downtown’s economic activity. • Promote lifelong learning initiatives. • Retain sufficient supply of land for economic growth.
• Share of total employment in Downtown Core. • Retention of CU students in Dyver after graduation. • Acres of vacant available land for commercial or industrial use.
65
looking forward This plan positions Dyver City to make the most of its future. It prepares the city for expected challenges and reorients the city’s development focus towards issues that matter most to its residents and to the world. Adhering to and implementing this plan will be challenging but Dyver City is poised to become a more vibrant, successful, and inclusive community by 2037.
AUX Inc. would like to acknowledge everyone who participated in the development of this plan including Dyver City staff and residents.
66
Appendix Map 23. - Planning Districts
67
Appendix - Design Process Table 22. - Required Residential Development Allocation by Type and by Planning District Units
Units
Units
Number of New Dwellings in 2037 by Type
Requirements Acres for New Residential Land
Planning District
Retained
Units Lost
New
Total (New + Existing)
Conversions
Apts
Garden Apts
Row Houses
Single Family
Total New Units
Conversions (18.1/acre)
Apts (18.1/ acre)
Garden Apts (11.8/ acre)
Rowhouses (8.6/acre)
Single Family Urban (2.7/acre)
Acres in retained housing
Total Required Acres
Available Acres
1
170.0
12.0
201.0
359.0
100.0
101.0
0.0
0.0
0
201.0
5.5
5.6
0.0
0.0
0.0
24.0
11.1
24.0
2
255.0
17.0
368.0
606.0
100.0
85.0
167.0
16.0
0
368.0
5.5
4.7
14.2
1.9
0.0
30.0
26.2
26.0
3
660.0
36.0
370.0
994.0
21.0
20.0
329.0
0.0
0
370.0
1.2
1.1
27.9
0.0
0.0
80.0
30.1
93.0
4
945.0
25.0
1766.0
2686.0
167.0
300.0
765.0
534.0
0
1766.0
9.2
16.6
64.8
62.1
0.0
140.0
152.7
203.0
5
675.0
68.0
379.0
986.0
27.0
240.0
30.0
52.0
30
379.0
1.5
13.3
2.5
6.0
11.1
169.0
34.5
32.0
6
345.0
50.0
88.0
383.0
7.0
0.0
0.0
81.0
0
88.0
0.4
0.0
0.0
9.4
0.0
92.0
9.8
21.0
7
365.0
35.0
589.0
919.0
0.0
333.0
81.0
175.0
0
589.0
0.0
18.4
6.9
20.3
0.0
76.0
45.6
78.0
8
60.0
12.0
0.0
48.0
0.0
0.0
0.0
0.0
0
0.0
0.0
0.0
0.0
0.0
0.0
25.0
0.0
319.0
9
55.0
5.0
0.0
50.0
0.0
0.0
0.0
0.0
0
0.0
0.0
0.0
0.0
0.0
0.0
44.0
0.0
392.0
10
30.0
10.0
529.0
549.0
0.0
0.0
344.0
0.0
185
529.0
0.0
0.0
29.2
0.0
68.5
28.0
97.7
240.0
11
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
78.0
12
25.0
4.0
0.0
21.0
0.0
0.0
0.0
0.0
0
0.0
0.0
0.0
0.0
0.0
0.0
16.0
0.0
78.0
13
15.0
4.0
0.0
11.0
0.0
0.0
0.0
0.0
0
0.0
0.0
0.0
0.0
0.0
0.0
16.0
0.0
358.0
14
10.0
4.0
0.0
6.0
0.0
0.0
0.0
0.0
0
0.0
0.0
0.0
0.0
0.0
0.0
10.0
0.0
373.0
15
5.0
1.0
0.0
4.0
0.0
0.0
0.0
0.0
0
0.0
0.0
0.0
0.0
0.0
0.0
6.0
0.0
237.0
16
45.0
10.0
0.0
35.0
0.0
0.0
0.0
0.0
0
0.0
0.0
0.0
0.0
0.0
0.0
35.0
0.0
532.0
17
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
551.0
18
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
321.0
19
10.0
2.0
0.0
8.0
0.0
0.0
0.0
0.0
0
0.0
0.0
0.0
0.0
0.0
0.0
9.0
0.0
357.0
20
20.0
5.0
0.0
15.0
0.0
0.0
0.0
0.0
0
0.0
0.0
0.0
0.0
0.0
0.0
19.0
0.0
406.0
21
10.0
0.0
0.0
10.0
0.0
0.0
0.0
0.0
0
0.0
0.0
0.0
0.0
0.0
0.0
9.0
0.0
731.0
22
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
322.0
23
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
288.0
Total
3700.0
300.0
4290.0
7690.0
422.0
1079.0
1716.0
858.0
215.0
4290.0
23.3
59.6
145.4
99.8
79.6
828.0
407.7
6060.0
68