Smart Growth Hall Of Fame 2001
Ten Examples Of Good Planning Decisions In Colorado

E. Stapleton Development Plan:
The "Green Book"
City and County of Denver

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Elements of Good Planning:
The Green Book identifies a set of principles to guide development: economic goals, environmental provisions, social objectives, physical design standards for the community and methods to manage and implement development. The Green Book incorporates virtually every aspect of smart growth. The following list highlights some of the plan's good planning elements. The Green Book:

• Uses a broad mix of land use types and densities creating a balance of homes, retail, and office space all within walking distance. The goal of the plan is to have all residential and workspace within a ten-minute walk to one of the 5 planned Town Centers. The plan creates a good balance between housing and employment opportunities, enabling people that work in the community to live in the community.
  
  

• Stapleton's 4,700 acres comprises a large area in Denver. It is the nation's largest infill development. (from www.cnu.org)

  Features a substantial affordable housing program called the Stapleton Workforce Housing Program. 10% (800 homes) of 8,000 homes built at Stapleton will be in a price range between $90,000 (for a studio) and $175,000 (for a 3-bedroom house). To maintain permanent affordability, these homes will have a 30-year price restriction. Also, 20% (800 apartments) of the estimated 4,000 rental apartments will be available at "affordable" prices under this program. Of these 800 affordable apartments, 25% will be developed by non-profit housing providers on 8 acres of land donated by Forest City. To qualify for this program, there is a maximum household income that participants cannot exceed.
  
  
• Further promotes social and economic diversity with provisions for senior housing. The first apartments at Stapleton, planned to begin construction in 2002, will be a 100-unit affordable community for residents over 55 years of age. The Clayburn at Stapleton will be strategically located across the street from a 30-acre park and adjacent to the 29th Ave Town Center with a grocery store and retail stores. To qualify to rent at the Clayburn household income cannot exceed a set level.
  
  
• Provides infill incentives for businesses. Office and retail space at Stapleton is designated as part of The Denver Urban Enterprise Zone. The Zone is a state tax credit program that allows businesses that move into the zone to receive tax credits against their state tax liability. These 9 state tax credits provide incentives for businesses to locate in Stapleton and reduce the appeal of sprawling locations outside the city.
  
  
• Creates Public Open Space. Almost 30% of the 4,700 acres of Stapleton will be devoted to parks and open space (total of 1,100 acres of parks and open space). The highlight of the Stapleton park system is the 80-acre Central Park. The plan integrates a bike path system throughout Stapleton as well as connecting to the Rocky Mountain National Wildlife Refuge.
  
  
• Develops a transit-oriented community that emphasizes pedestrian traffic and connection to a future light-rail system.
  
  
• Creates a community atmosphere through the implementation of specific design standards for buildings. The plan is designed based on the principles of New Urbanism which emphasize a community oriented neighborhood through the use of front porches, putting alleys and garages in the back, building on small lots with community parks, designing tree lined narrow streets with sidewalks, planning for mixed use and transit, etc. The variety of physical housing types, sizes and their configuration creates a unique community design.
  
  
• Includes plans for school. The Green Book calls for four elementary schools, 1 middle school, and other options to build more schools. Planning for schools alleviates the additional burden this new development would have placed on existing schools and creates a better-planned community that places schools within walking distance.
  
  
• Maximizes the use of reusable and indigenous resources-the Green Book plans to minimize the impact on the natural environment by restoring natural systems and preserving natural ecosystems. The plan also calls for recycling and reusing materials that are torn up in redeveloping the old airport.

One aspect of the Stapleton Development that has raised considerable negative attention is the inclusion of big box development. The first construction plans include construction of several "big box" stores in Quebec Square. While this report does not applaud this decision, designers have measures to facilitate redevelopment when/if the market for these stores change.

Involved parties and developer: In 1999, the City of Denver and the Stapleton Development Corporation selected Forest City as their private partner in the development of Stapleton. Under the Stapleton Purchase Agreement, Forest City will purchase the Stapleton Property over a 15-year period, acquiring at least 1,000 acres every five years.

Location: At the old Stapleton Airport in Denver, the site is located off of Interstate 70 and Quebec St. Stapleton is located 5 miles away form downtown Denver and 15-20 minutes from the new Denver International Airport.

Status: Construction of Homes, Retail Town Center and Regional Retail Center begins in 4th Quarter of 2001. Build out is planned to take 15 years.

Current state of the old Stapleton Airport (from webcam on November 26, 2001, www.stapletondenver.com)

Illustration of retail and office space in the East 29th St. Town Center (from www.stapletondenver.com)

Illustration of a typical residential neighborhood planned for Stapleton (from www.stapletondenver.com)

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