College View plan

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College View plan
City and County of Denver
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Denver, CO
City and County of Denver
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Honorable William H. McNichols, Jr.
Kenneth M. Macintosh, President
Linden Blue
Edward F. Burke, Jr.
Elvin R. Caldwell
Eugene DiManna
Paul A. Hentzeil
Irving S. Hook
Robert Koch
James J. Nolan
Lawrence J. Perry
William R. Roberts
J. Ivanhoe Rosenberg
Don Wyman
Gerald L. Andolsek
Ronald Ruegge
Ken Barkema
Harold V. Cook, Chairman
Mrs. Jerome C. Biffle
Linden Blue
Stephen P. Grogan
Martin C. Kelly
Philip Milstein
Mrs. Marie K. Rock
Father Joseph Torres
William M. White
Alan L. Canter, Director
Robert A. Damerau, Assistant Director
Pauline Lehr, Secretary
S. Morton Baker
Robert L. Carper
Lynn T. Vandegrift
Ronald G. Ruegge
JUNE, 1972

The Denver Planning Office has the duty and the power, under the Municipal Code, to prepare,
maintain, and recommend essentia! amendments to the Comprehensive Plan for the orderly growth and
harmonious development of the City and County of Denver. The Planning Office advises the Mayor and
the City Council on proposed changes to the Zoning Ordinance and advises other agencies on a variety
of developmental decisions.
In 1965, the Planning Office assigned a planner to formulate a comprehensive neighborhood plan for
College View. College View was designated as Model Cities Target Area Number 2 in 1968, and a year
later, as Denver Urban Renewal Neighborhood Development Program Area Number 2.
A request from the neighborhood and the Denver Urban Renewal Authority focused the neighborhood
planning activity of the Denver Planning Office on the area in June of 1971. The Planning Office met
with residents in College View to help coordinate planning proposals with resident input to develop a
revised Comprehensive Plan for the neighborhood.
From June through October, a neighborhood planner met with the College View Project Area
Committee, Inc. and the College View Civic Association, as well as with concerned individuals. Through
these meetings and a questionnaire survey, the Planning Office, in cooperation with the Urban Renewal
Authority, coordinated resident participation in the neighborhood planning process. Strongly held
opinions for change conflicted with strict adherence to status-quo, but compromises finally formed
meaningful directives. A plan was presented by the Resident Planning Committee to the parent Project
Area Committee (P.A.C.) and received approval of the plan in August, 1971.
At its regular meeting on September 15, 1971, the Denver Planning Board reviewed alternative plans for
the area and heard citizen opinions but did not approve a plan due to the disparity between resident
input and staff recommendations. Accord could not be reached on proposals for parks and open space
and a transition for traffic movement between West Evans and Jewell Avenues.
On October 6, 1971, the Planning Board, at its regular meeting, again reviewed alternate plans and heard
Councilmanic opposition to the transition. Action was postponed until October 20, 1971 when the
Planning Board approved the plan, but made no commitment to the transition other than to
acknowledge schematic location on the existing Comprehensive Plan. Final Planning Board approval on
the Plan for College View came on February 16, 1972, when the Board passed a resolution removing the
Evans-Jewell transition from the Comprehensive Plan.

College View was originally platted some 75 years ago in half-acre sites for use as small family farms.
Through the post World War II years the Brentwood and Harvey Park areas to the west developed
rapidly, supplying suburban housing demand, while College View remained as a rural community.
The residents of College View, then in Arapahoe County, petitioned for annexation and became part of
the City in 1962. The area annexed too late in 1962 to be included in the Community Renewal
Program. Concentration of planning effort was begun in College View in 1965. The area was classed as
unstable in the Residential Land Use Plan of 1965 and in the Denver Comprehensive Plan of 1967. In
1968, the area was designated Model Cities Target Area Number 2. In 1969, under Denver Urban
Renewal Authority action, College View became Neighborhood Development Program (NDP) Area
Number 2. Prior to Federal funding, the City developed an improvement district to install sanitary sewer
mains at a cost of $756,000. In June of 1970, DURA began the NDP first year action program, which
included extension of water mains, sanitary sewers, drainage, street design. Most of these programs
should be completed at the end of the second year action program; third year action program includes
street paving north of West Evans Avenue. Priority under all programs is given to housing rehabilitation
and relocation.
The boundaries of the College View neighborhood affected by the Planning Office amendment to the
Revised Comprehensive Plan are: South Federal Boulevard, West Jewell Avenue, South Pecos Street,
West Evans Avenue, South Zurii Street, and West Dartmouth Avenue. The neighborhood contains 575
acres with a population in 1970 of 2,708, resulting in a density of 5.08 persons per gross acre.
Housing Characteristics Population Characteristics
1960 1970 Change 1960 1970 Chanqe
Single Family Units 877 702 -175 White 3,258 2,656 -602
Two or more Family Units 77 101 +24 Negro 15 12 -3
Mobile Homes 0 87 +87 Indian 0 23 +23
Total Units 954 890 -64 Other 8 12 +8
Total 3,281 2,708 -573
Sound Units 762 733 -29
Deteriorated Units 141 140 -1
Dilapidated Units 51 17 -34
Total Units 954 890 -64
Transportation: The Comprehensive Plan shows the following designations for streets in College View:
Street Vehicles per day
1967 1969
South Federal Boulevard {Jewell to Darmouth) 20,000 21,000
West Evans Avenue (Federal eastward) 12,000 15,000
West Dartmouth Avenue (east of Federal) 2,000 3,000
South Zuni Street (north of Evans) 1,000 2,000
West Jewell Avenue (east of Federal) 3,000 3,000



Truck Routes: Approved for all trucks except those carrying explosives or through flammable tankers:
West Evans Avenue
West Dartmouth Avenue
South Federal Boulevard
South Zuni Street
Denver Metro Transit Service
Route #60 runs daily along South Federal Boulevard
Route #18 serves weekdays along West Evans Avenue
College View is being provided with basic improvements such as water, sanitary sewers, paved streets
with curbs and gutters, and storm drainage through Urban Renewal Action. The-immediate problems of
health, safety, and sanitation are being met. Problems affecting the quality of life can now be addressed.
The physical environment of the area has an abundance of large shade trees that are being preserved
through creative engineering of sidewalks and street paving. However, voluntary yard clean-up and weed
control is insufficient and a program of forced maintenance would be of benefit to the neighborhood.
Population distribution in the area shows patterns of congregation by age. Citizens 62 years of age and
older (10.5% of total population) appear to be living generally north of West Evans Avenue and south of
West College Avenue. Children of elementary school age are distributed throughout the area south of
West Evans Avenue. There are 80 female-headed households and 27 other male-headed households
concentrated generally in the northern and southern extremities of the neighborhood. The majority of
households is husband and wife, but has decreased somewhat since 1960. The population is 98% white,
which includes an estimated 600 Spanish surnamed individuals who comprise 22% of the total
There are 702 single family dwellings in the area, a decrease from 877 in 1960. Demolition of
substandard housing accounts for the largest share of the decrease. The number of multi-family units has
increased over the last decade from 8% to 11.3% of the total.
Through traffic in the area continues to be a major problem. The intersections of Evans and Jewell at
Federal repeatedly appear on the Denver Police Department's list of 100 worst intersections in the City.
(In order to appear on the list, an intersection must show four accidents in a period of one month.
Evans at Federal totaled 49 accidents in 1971 and Jewell at Federal showed 46 for 1971).
The southwest portion of the City is deficient in adequate channels of eastwest traffic movement. At
the present time, all east-west arterials south of Alameda between Sheridan and Broadway are
inadequate in design. The major arterial streets are: Mississippi, Jewell, Evans, Yale, and Hampden; all
but Hampden carrying traffic loads beyond capacity. Yale, as a major arterial east of Federal, has been
deleted from the Comprehensive Plan as an infeasible transition, as has the Evans-Jewell transition.
Mississippi and Hampden Avenues, three miles apart, are the only direct-access arterials through
southwest Denver. Thus, of the five arterials west of Federal, only three continue east of Federal and
cross the South Platte River.
The Planning staff has discussed street planning with the residents and other City agencies concerning
College View as part of the planning process. Recommendations for street improvements will be
presented in a later section.

The College View Neighborhood Plan, as adopted by the Planning Board, entails 16 amendments to the
Comprehensive Plan. For College View to develop as shown on the Plan, ten zone district changes would
have to be accomplished. Of these ten changes, five would be more restrictive than presently exist and
five would be less restrictive. The six remaining Amendments to the Comprehensive Plan do not require
zone district changes.
The recommended amendments to the Comprehensive Plan would maintain the single-family residential
character of the area and also provide additional acreage for medium-density residential development.
Existing very high density residential zones are detrimental to the viability of the single-family character
and are, therefore, recommended to become more restrictive with no additional zone districts of this
nature proposed in the area.
The recommended Amendments to the Comprehensive Plan are discussed below and shown graphically
on the College View Area Plan.
AREA 1: College View Elementary School, constructed in 1939, has consistently had an
enrollment above capacity. Recently, because of new school construction in southwest Denver,
pupil registration has declined to near-capacity. Due to the projected increase in the number of
dwelling units in the area, the school should be retained and expanded both in building size and
site. The site itself should be unified into one complex served by four streets surrounding it. South
Decatur Street as it presently exists, i.e., separating the building area from the playground, should
be eliminated.
A community center should be located near the school, centralizing the neighborhood service
facilities. An excellent site would be the northeast corner of the new park development at Harvard
and Decatur. This particular site would remove an existing non-conforming use and facilitate
further logical expansion of the park. The Center Facilities Plan, prepared by the Denver Planning
Office, recommends a center approximately at this location.
AREA 2: Public right-of-way should be acquired to separate the incompatible land uses between
Federal and Decatur. Within this right-of-way, a narrow slow-speed street providing access to the
rear of the businesses along Federal Boulevard, combined with a landscaped green strip containing a
pedestrian-bicycle path could be designed. This strip should be zoned 0-1 in order to preserve the
viability of the single family homes to the east, as well as providing an aesthetic buffer between the
business and residential uses. This green strip and its pedestrian-bicycle path would connect the
gulch developments, the school, and the park and eventually connect with a City wide bikeway
system at Sanderson Gulch.
AREA 3: The Planning Office recommends that the easements acquired for the underground
drainage pipelines in the area bounded by College, Yale, Cornell, and Dartmouth, be developed as
park land. Natural planting and a hike-bike trail should be developed to reduce maintenance. The
area east of the school should be expanded westward to the school with a pedestrian-bicycle trail
combined with a native nature trial. The Evans Ditch Retention Pond area in the northeast area of
College View should be developed as a playground and open space.
AREA 4: This zone district was changed from R-1 to R-2-A in January of 1969, to permit
construction of a 240 bed nursing home. Since the zone change, no construction has taken place.
The Planning Office recommends that the zoning revert back to R-1.
AREA 5: This strip of very high density residential zoning is a carry over from annexation. The
Planning Office recommends that the area be changed to a more restrictive zone district such as
B-A-1. {This zone district change would allow high density residential use with a mixture of
office-services but with a lower floor area to land area ratio and increased set-back requirements
that would be more compatible with the adjoining R-1 zone district).

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AREA 6: This zone district was changed in June of 1968 from R-1 to B-4 with waivers limiting
the use to a private club or lodge. No construction has taken place since re-zoning, therefore, the
Planning Office recommends that the zone district revert back to R-1 zoning allowing only single
family residential use. B-4 zones are usually located along heavily traveled arterial streets. This
property has no access to an arterial street and is oriented toward a local residential street. The
parcel is surrounded by single family residences on three sides .and is affecting the viability of R-1
properties adjacent to it.
AREA 7: Single family homes in this area abut a very intensive business district. The number of
automobiles that are drawn into the neighborhood are a problem. The large parking lot and the
rear wall of a discount retail establishment do not foster the viability of the adjoining R-1 zone
district. The Planning Office, consistent with resident opinion, recommends this area for medium
density development with rear or side set-backs on West Warren Avenue with frontage on a new
street along the present rear lot lines. Vacation of South Decatur Street through this area would
provide a unified zone district and encourage Planned Building Group development, more
compatible with the abutting R-1 district. A Planned Building Group development could buffer the
area, reinforcing the viability of the low density redevelopment directly to the south.
AREA 8: This block is completely vacant with almost total ownership by Mountain States
Telephone Company, which plans to construct a Traffic Service Position System substation.
Approximately 150 jobs would be generated by this facility. The block presently consists of two
zone districts, the north half very high density residential (R-4), and the south half low density
residential (R-1). The Planning Office recommends a zone district more compatible with surround-
ing low and medium density zones, such as B-A-1 with a landscaped buffer along adjacent zone
AREA 9: This portion of College View is an intensive business zone district (B-4) and very high
density residential zoning (R-4). In the decade following annexation, very little development has
taken place in this district.
It is the Planning Office recommendation that this strip of arterial business be changed to a
medium density residential zone district. The majority of the businesses along Evans Avenue are
small marginal operations and find it hard to compete with the larger shopping center a short
distance away. A medium density designation should return the viability of the strip and encourage
Planned Building Group development along the arterial. This change would create approximately 24
non-conforming uses in the strip. Of the nonconforming uses, 5 are nonconforming in their present
AREA 10: At the present time, a drive-in theatre occupies this total zone district designated as
0-1. Although the present use is allowable in the open space district, it would be more realistic to
view the use as being commercial in nature. It is recommended that this zone district be changed to
a medium density residential designation.
AREA 11: This portion of the low density residential zone district has lost viability for
redevelopment as low density. The block is in a very high activity area of College View and should
redevelop as a medium density residential district.
AREA 12: Presently zoned for low density residential use, this area abuts an industrial use to the
east. Due to the topography of the site, the Planning Office recommends the area as a medium
density residential district. Planned Building Group development on this site could take advantage
of the hillside and the panoramic view.

The Denver Planning Office recommends further study of the east-west transportation corridor through
south Denver in terms of a City-wide transportation plan. The College View neighborhood is adequately
served by peripheral arterial streets. A solution to the traffic problem on Evans Avenue is imperative to
improve traffic flow through and around the neighborhood.
Existing local streets within the neighborhood, particularly north and south, exhibit specific problems
which are discussed as follows:
SOUTH DECATUR STREET: This street provides the only north-south access from Evans to
Dartmouth, completely traversing South College View. Unfortunately, Decatur parallels Federal and
acts, to a degree, as a Federal by-pass. The street presently separates College View Elementary
School from its playground, creating a hazard for school children. It is the Planning Office opinion
that Decatur should be vacated adjacent to the school and an alternate street provided one block to
the west (South Eliot Street extended). A portion of Decatur at Warren should also be vacated to
provide a unified medium density development along the south side of Warren buffering the single
family homes from the business area.
Vacation of portions of Decatur will provide north-south access through the neighborhood by a
more circuitous route which would prevent use of Decatur as a Federal by-pass. It would also
eliminate the hazard at the school, and would provide an aestheticly designed buffer zone.
SOUTH BRYANT STREET: This street provides north-south access to four blocks in the southern
area and four blocks in the northern area. The major problem is in the southern area where the
street right-of-way is only- thirty feet wide. Existing housing fronts on the street, therefore, it is
infeasible at this time to widen the street. Noon-street parking should be allowed from Yale to
Dartmouth on either side of Bryant.
The northern portion of Bryant Street is more than adequate for single family residential
development with a 36 foot roadway in a 60 right-of-way.
The Planning Office recommends vacation of approximately 300 feet of Bryant north of Evans to
limit the number of intersections with Evans consistent with Subdivision Regulations and Standards.
SOUTH ZUNI STREET: Zuni does not presently exist south of College Avenue. Existing homes
along this portion of the street must use 30 ft. of right-of-way in Englewood. It is unlikely that
additional right-of-way can be acquired due to the existing structures on both sides of Zuni.
Therefore, on-street parking should be prohibited along this portion of Zuni. Further, this street
cannot be designated as a collector street or a truck route.
SOUTH CLAY STREET: Within the neighborhood, Clay Street and the northern portion of Zuni
Street, provide the only access directly linking north and south College View and, therefore, should
be extended south through the neighborhood as far as possible. South Clay will become the
collector street through College View to the neighborhood to the north.
SOUTH PECOS STREET: This street has 61 feet of existing right-of-way for a distance of four
blocks. At the northern extremity is a park and at the southern extremity is an industrial area with
no right-of-way available. However, no benefit to the area could be derived by improving this
street, due to the contour of the land at this point. This block of land, bounded by Jewell, Evans,
Raritan, and Pecos, drops in elevation 110 feet from the north to south. Pecos itself would present
more than a 20% grade that would not meet City construction standards. Property fronting the east
side of Pecos drops almost 100 feet vertically at the curb line.
The Planning Office recommends that any improvements to existing streets be made to serve only
existing housing. No new street construction should take place in the northeast corner until all
existing streets have been completed.

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SOUTH RARITAN AND VALLEJO STREETS: These two streets provide local access and are not
part of the traffic circulation system. Therefore, both streets are recommended to be vacated
approximately 300 ft. immediately north of Evans to limit the number of local streets intersecting
with a major arterial.
EAST WEST AVENUES: Other than Evans all of the existing avenues in College View are ade-
quate for neighborhood circulation.
The neighborhood planning concept has gone farther in College View than in other neighborhoods, due
to the high proportion of under-developed land. Neighborhood planning must concern itself with
neighborhood redevelopment. In order the insure that College View will not become just a technical
planning exercise, with two federally funded implementing agencies (Denver Urban Renewal Authority
and Model Cities) it is not only imperative that resubdivision does occur, but also feasible.
Comparison of existing land use to existing zone districts reveals that single family residential
development has present potential to increase by approximately nine acres or 65 dwellings. This
condition has prevailed for the past decade and it is probable that new development will not occur
unless the undeveloped back-lots are resubdivided. New street construction, providing access to the
back-lots, would open land for redevelopment with future potential to at least double the number of
existing single family units, maintaining the existing low density. It is apparent that once the back-lots
have access to public streets, the attributes of the area; large trees, sorely lacking in most new
subdivisions, established Metro Transit Service, existing and new parks, established shopping areas within
walking distance, and its close-in location, will encourage new housing development in the area.
The residents, for the most part, are aware that resubdivision is needed. They are tired of plans and
studies, and have asked for action. Now it is possible that the neighborhood can realize its proper place
among other desirable neighborhoods in the City. While plans are being finalized, implementation of
these plans is possible without having to depend on the usually inadequate Capital Improvements
Program from the City.
Due to the problems of access, College View has been unable to entice new development. With 18% of
the neighborhood in scattered vacant sites, only spot redevelopment can and will take place. If a new
street system and resubdivision of existing lots occurs, roughly 30% of the area will become vacant
contiguous building sites for single family housing development.
A "Mapped Street Ordinance" approved by the residents should be submitted to the Denver Planning
Board and to City Council as authorized by Ordinance 218, Series 1958 of the Revised Municipal Code:
2. Restrictions and Limitations. There having been adopted a comprehensive plan providing for the location, character and
extent of public ways and public places, no structure or structures shall be erected within the areas hereinafter set forth and
no permit for such erection shall hereafter be issued, for the reason that such areas have been determined to be necessary for
the location of public ways and public places. A copy of each ordinance designating an area shall be recorded in the office of
the Clerk and Recorder. (Sec. 2(a), Ord. 218, Series 1958)
A "Mapped Street Ordinance" enables the City to acquire right-of-way for new streets, in areas so
designated, for a period of ten years.
The residents want to maintain their neighborhood as primarily single family homes. The Denver
Planning Office concurs with the residents desires.
Review of subdivision plats and Planned Building Groups, will insure that all the requirements of the
Denver Zoning Ordinance and Subdivision Regulations are met regarding important neighborhood
concerns such as density of dwelling units, parking of vehicles, and provision of open space. By
following the provisions and controls of the College View Plan, the Planning Office looks forward to
College View to take its place as one of the City's desirable residential areas.