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County plans transit‑oriented zoning work; staff recommends focusing on Federal, 4‑Square‑Mile and Dry Creek areas
Summary
Under new state Transit‑Oriented Communities rules, Arapahoe County will map transit areas, set a housing opportunity goal and rezone selected parcels; staff recommended focusing initial work on three corridors and reported preliminary unit totals and implementation deadlines.
Arapahoe County planning staff briefed commissioners on implementation steps required by the state’s Transit‑Oriented Communities law and recommended focusing initial county work on three priority areas: the Federal Boulevard corridor, the 4‑square‑mile/Iliff‑Quebec corridor and the Dry Creek light‑rail station area.
Staff described the law’s main requirements: identify transit areas and eligible parcels, calculate a local housing opportunity goal using the state’s prescribed methodology, designate transit centers (parcels the county will zone to allow higher residential density), adopt minimum density zoning in transit centers, create administrative approval for projects on parcels smaller than 5 acres, and implement affordability and displacement‑mitigation strategies selected from the state menu.
Preliminary mapping by county GIS staff shows roughly 31,850 acres of eligible parcels in the county’s transit areas; staff said that number will be refined after removing publicly owned and industrial parcels. Based on current zoning and a preliminary analysis, staff estimated the county will need capacity for roughly 15,000 additional dwelling units (the law requires jurisdictions to provide zoning capacity, not to build the units immediately). Staff emphasized that Dry Creek is the most viable area for very high‑density development, while Federal and four‑square‑mile areas present redevelopment opportunities tied to bus rapid transit and aging commercial corridors.
Staff reviewed required deadlines: a preliminary assessment submitted to the Department of Local Affairs by June 30, 2025; zoning in place and a follow‑up submission by the end of 2026; and a demonstration of full compliance to the state by the end of 2027, with ongoing reporting thereafter. The Department of Local Affairs will publish guidance and a displacement mitigation framework by June 30, 2025, which staff will use to craft local strategies.
Commissioners asked about connectivity, infrastructure needs and interjurisdictional coordination. Staff noted prior sidewalk and stormwater projects and said the planning effort will include community outreach and coordination with adjacent cities (Denver, Sheridan, Centennial and Aurora) and with transit and water providers. Commissioners voted informally by thumbs‑up to focus county planning on the three recommended areas and directed staff to return with final maps and implementation steps.
Next steps: staff will finalize GIS parcel lists, submit the preliminary assessment to DOLA, coordinate with municipal partners and craft draft zoning amendments for public review and planning commission hearings.
