Arvada council approves comp‑plan change and rezoning for former Allendale Elementary amid neighborhood opposition

The Arvada City Council on Oct. 7, 2025, approved a change to the city comprehensive plan for the former Allendale Elementary School site and rezoned the 9.66‑acre parcel at 5900 Oak Street to allow a 57‑unit single‑family development. The council approved the comprehensive‑plan amendment 7–0 and approved the rezoning (R‑6) on final reading 5–2 after a public hearing that drew several dozen residents and more than two hours of testimony.

The decision came after the developer, Cardell Denver Homes, presented revisions to its site plan and offerings intended to respond to neighbor concerns, and following a recommendation from city staff supporting the comp‑plan change and rezoning. Opponents argued the proposal will change neighborhood character, increase traffic on Oak Street, and shade nearby homes; supporters said new single‑family homes would add attainable ownership options and put a long‑vacant school property back into use.

Cardell representative Brian Conway told council the company won the Jefferson County School District request‑for‑proposal process to purchase the site and intends to deliver 57 single‑family homes “thoughtfully designed” for the neighborhood. Planner Julie Gamick and civil engineer Travis Frazier walked the council through revisions the team made after two neighborhood meetings, including orienting homes away from Oak Street, increasing lot widths along the north boundary and dedicating more than 20% of the site as public‑access open space with an on‑site detention feature to treat stormwater.

Opponents said that rezone to R‑6 (smaller minimum lot sizes) would allow lots much smaller than surrounding RN‑7.5 parcels and that the planning commission earlier recommended denial. Multiple residents described daily backups and pedestrian safety concerns on Oak Street, stated that traffic counts in the traffic study were taken on a single cold day and said the project would reduce open private yards in exchange for HOA‑maintained open space. Several speakers also asked the council to consider the site’s future as parkland, a dog park or other civic uses instead of private housing.

Supporters including local business and economic stakeholders argued the homes would create a “ripple effect” that helps the housing market by allowing movement in other parts of the stock and supplying attainable ownership options for middle‑income households. Cardell and its consultant team said infrastructure and demolition costs — including asbestos abatement — make smaller lots necessary to make the project financially feasible while providing public open space and trail links.

Council discussion centered on the comprehensive‑plan criteria and whether the rezoning would be compatible with the surrounding suburban‑residential land use. Council member Marriott moved approval of the comp‑plan amendment and later moved approval of the rezoning; Marriott added a condition that the east‑west trail connection through the new open space be preserved and improved to maintain access to Marge Roberts Park. The council approved the comprehensive plan amendment 7–0 and the rezoning on final reading 5–2; Council members Ambrose and Mayor Pro Tem Moorman voted no on the rezoning.

The vote does not authorize construction. The developer must return with a site plan, subdivision plat and final engineering for administrative review; council retains the right to call up the site plan for a public hearing. Cardell said it will work with staff on detailed design, architecture and stormwater treatment prior to issuing building permits.

Why this matters: the decision turns a long‑vacant former school property into a private subdivision and represents a common municipal dilemma — balancing neighborhood character and infrastructure concerns with citywide housing goals and the economics of infill redevelopment. The council’s approval preserves a public trail connection and requires an on‑site open space amenity, but the final character of the neighborhood will be determined in the site‑plan review and building design phases.

What’s next: Cardell will submit a site plan and minor subdivision application; engineering, landscape and building permits will follow. Councilmembers and several neighbors said they will watch the site‑plan stage closely and consider calling it up for further public review.