Q. This area was shown as ‘open space’ on all the maps I’ve seen for many years. Why the change now?

A. The original re-use plan from 1993 envisioned the area as a combination of golf/regional open space with residential on the west side of the dam. Throughout the ongoing redevelopment process at Lowry, changes have been made to this plan to keep pace with changes in requirements for the development and the economic environment. Changes have been approved through the LRA Board of Directors process and City of Denver Zoning.

The Air Force closed the landfill with a cap that met the Federal and State requirements to prevent exposure to the waste, but would not allow for any activity on top of the cap. The Federal and State environmental process followed for closure of the landfill allows for changes to the remedy, (including development) as long as the change would provide equivalent or greater protection of human health and the environment.

Q. I heard that the current cap on the proposed Lowry Vista site won’t support development, but you’re going to build on it anyway. Is that true?

A. No! It is completely false and Lowry Vista never proposed to create a neighborhood on today’s cap. The truth is that we must enhance or subsidize the current cap to allow for any development on top of the landfill. The Colorado Department of Public Health and Environment (CDPHE) is the governing body charged with oversight of this issue and has a well-defined process for approving any change in land use for the site. Once a final development plan is designed, we will work with the CDPHE to determine the appropriate enhanced cap for the site. Thus, the development will create a much more durable and stable cap than exists today. The design also will include technologically advanced landscaping systems to divert water from the surface, further protecting the cap. Again, the CDPHE, whose responsibility is to protect public health and the environment, has approval authority over any changes in the cap that would allow the development of the Lowry Vista community.

Q. How will development affect the wetlands?

A. The 100 acres to the north of the proposed Lowry Vista community will never be developed. As part of the 100-year flood pool, it cannot be developed, which means it will be a natural area for many generations. Further, as part of its vision to create an environmentally responsible community, Lowry Vista plans to create a trail system and educational resources for the area similar to the popular Bluff Lake Nature Center in Stapleton.

Q. I heard IRG bought the land below market value. Is that true?

No. The land, as it currently stands, has a negative market value. Due to the type of cap on the site, its value is negative because the land can support no usage and it continues to accrue debt through taxes and maintenance costs.

Think of it this way: You’re getting ready to buy a home for $500,000 but then you discover that the home has a mold problem requiring $800,000 worth of work before you can even move in. What market value would you place on that home? Would you even purchase it?

Turning Lowry Vista into a thriving community will take millions and millions of dollars before the first homes, the first shops, and the first sidewalks can even be built. Some developers seek ‘easy’ land, like farm land, when creating new communities. Lowry Vista is different. To avoid sprawl, to grow responsibly, cities and developers must now take on risk to fill in urban areas. There are no guarantees that the former landfill will ever yield profit for the entities that now own and maintain it.

Q. What other landfill developments have occurred in Denver?

A. These are links to redevelopments similar to Lowry Vista, showing the importance of this type of infill project to growing cities:

• http://www.rockymountainnews.com/news/2007/dec/01/
• http://www.belmarcolorado.com/index_flash.php
• http://www.riverpointsheridan.com/index.html
• http://www.cherokeedenver.com/index.html

Q. How soon will I be able to shop at Lowry Vista?

A. We anticipate the approval process to last until the third or fourth quarter of 2008. Construction would then begin in the first quarter of 2009 with the first shops opening mid-2010.

Q. How soon will the open space and trails be available?

A. The trail system will be included in Lowry Vista’s infrastructure development, which will commence in the first phase of construction.

Q. What kind of impact do your traffic studies reveal?

A. We’ve conducted extensive traffic studies in the area, taking into account both the new population at Lowry Vista as well as the growing populations of surrounding areas. These studies reveal that, even by the year 2030, the area will experience no additional failing intersections due to traffic.

For in-depth environmental reports, please visit the U.S. Air Force’s administrative record at: https://afrpaar.afrpa.pentagon.af.mil/ar/docsearch.aspx