by Robert Davis
They’re Back: Jason Lewiston, whose Green Flats project was defeated in 2018, is back proposing a project called The Holly Street Townhomes. Also pictured is Anna DeWitt, who owns one of the homes being sold to make way for the new development.
A proposed development on S. Holly Street in Denver’s Hilltop neighborhood is reviving old baggage between neighbors who don’t want change and a developer with leverage to muscle.
Known as The Holly Street Townhomes, the project will combine five parcels between 219 and 227 S. Holly to create a multi-family, co-living complex. Each of the six townhomes contains four individual units which are sold as “shares” of the group home. The units are priced at $150,000 for about 600 sq. ft. for a bedroom, kitchenette, bathroom, and sitting area.
Florence Sebern, who lives in the neighborhood, said the Townhomes are eerily familiar to the Green Flats project her neighbors defeated in 2018. Through an intricate petitioning process, residents were able to force City Council to require a supermajority of 10 votes to pass the necessary rezoning request.
After only eight Council members voted for the project, developer Jason Lewiston told Denverite the setback was a “metaphor for the future of Denver. Are we going to retain whites-only, single-family zoning … or are we going to get past race-based zoning from the 1960s?”
Now that Lewiston is back, this time on the heels of a controversial overhaul to the city’s zoning code, some residents are feeling blackballed by their elected officials.
“Some people in Denver have a particular disdain for Hilltop residents as white, privileged, and somehow willing to surrender to whatever a developer wants to build,” Sebern told the Glendale Cherry Creek Chronicle in an interview.
Sebern also described the timing of Lewiston’s re-appearance in the neighborhood as “curious.”
Destined For Scraping: These townhomes on South Holly Street in the Hilltop neighborhood would be leveled to make way for a multi-family, co-living complex.
Lewiston formed a co-living agency called The Co-Own Company in June 2020 while the Denver housing market was resting. Research by the National Association of Realtors found the Denver metro area experienced a one-year price growth of one percent over that summer.
Even though the Townhomes currently do not hold a building permit with the city, the units are already listed on the MLS. And since the project could not have been built in Hilltop before the Group Living Amendment passed, Sebern concluded the development plan had to be submitted with some foreknowledge that the amendment would pass.
Sarah Wells, Co-Own’s director of sales, was a voting member of the Group Living Advisory Committee (GLAC) while Gosia Kung, an architect, sits on the Denver Planning Board.
Members of both groups are appointed by the Mayor. GLAC disbanded after the amendment passed and members of the Planning Board are appointed for three-year terms on a volunteer basis. All Planning Board members hold outside employment with other firms, corporations, and nonprofit organizations.
Meanwhile, Denver’s form-based zoning code is designed to create predictable outcomes for developers. All zoning permits must be shown to be consistent with a previously approved Large Development Framework, Infrastructure Master Plan, General Development Plan, Regulating Plan, or Site Development Plan. Furthermore, it cannot “substantially or permanently injure the appropriate use of adjacent conforming properties.”
Inexpensive Homes: The Holly Street Townhome units are priced at $150,000 for about 600 sq. ft. for a bedroom, kitchenette, bathroom, and sitting area.
But, Wells said the neighborhood wasn’t chosen to stir up trouble. Instead, Co-Own wanted to bring the project to Hilltop because of its proximity to downtown, its parks, restaurants, and shops.
“Additionally, the lot we’ve chosen already houses a multi-unit building so it allows us to create a new complex that is similar, will have the same number of units and will blend in well with the surrounding area. The architectural style we’re using is intended to complement established neighborhoods and provide a beautiful place for people to live affordably and earn an ownership stake,” she added in an email.
Hilltop is one of Denver’s most expensive neighborhoods with an average home value north of $1 million, according to Zillow. The proposed Townhomes will sell for a combined $600,000 in total, nearly double what Lewiston was asking for in Green Flats.
Overall, the Townhomes will attract more density to the neighborhood as well. Green Flats was designed to offer affordable options for the families and teachers of nearby Carson Elementary or Hill Middle School. The Townhomes will consume more land which may leave less room for off-street parking.
For teachers like Anna DeWitt, who owns one of the homes being sold for the development and teaches French at North High School, the Townhomes represent a chance for Denver to begin embracing its future.
“The Townhomes offer millennials and middle class workers a chance to build equity through a new type of living,” she told the Chronicle. “This can help a lot of people get out of living paycheck to paycheck. What’s wrong with that?”