Arvada is planning for the next decade
In 2026, the city of Arvada is writing a new comprehensive plan, a document that helps the city decide what should get built and where1. This is a big opportunity for the city to correct past mistakes, innovate for the future, and ensure that the next decade is Arvada's best ever.
At YIMBY Arvada, we've come up with a few suggestions to make sure this comprehensive plan is as good as it can be.
So what's a comprehensive plan, anyway?
When you're designing something as big as our city, it's important to have a vision. Arvada's comprehensive plans lay out that vision: how our city is going to manage
- Housing Development
- Commercial Development
- Transportation
- Parks, open spaces, trails, and other public recreation
The last comprehensive plan was in 20142. Since then, a lot has changed...
Arvada has changed
We got a new train
3 stationson the G Line, right here in Arvada
When the last plan was written, Arvada had no rail service at all. In April 2019, the G Line opened: 11.2 miles of electric commuter rail connecting Arvada to Union Station in downtown Denver3.
And as of June 2026, trains run every 15 minutes for most of the day again4.
- Union Station
- 41st & Fox
- Pecos Junction
- Clear Creek/Federal
- 60th & Sheridan/Arvada Gold StrikeArvada
- Olde Town ArvadaArvada
- Arvada RidgeArvada
- Wheat Ridge/Ward
Olde Town became a statewide icon
Olde Town has been the heart of Arvada for over a century. With a train station a short walk away, it's now easier to reach than ever.
The same year the G Line opened, the Colorado chapter of the American Planning Association named Olde Town the very first “Great Place in Colorado”5.
Our population went up, but then flattened out
In 2014, Arvada had an estimated 114,125 residents. By 2020, it had 124,350: roughly 10,000 new neighbors in just 6 years7.
Since then, growth has stalled. In 2025, Arvada had 122,901 residents, about 1,400 fewer than at its 2020 peak.
Show the numbers
| Year | Population |
|---|---|
| 2010 | 107,001 |
| 2011 | 108,389 |
| 2012 | 110,066 |
| 2013 | 111,878 |
| 2014 | 114,125 |
| 2015 | 116,584 |
| 2016 | 118,350 |
| 2017 | 120,944 |
| 2018 | 123,017 |
| 2019 | 124,249 |
| 2020 | 124,350 |
| 2021 | 123,538 |
| 2022 | 121,627 |
| 2023 | 121,813 |
| 2024 | 122,310 |
| 2025 | 122,901 |
But not everything went so well
Rent went up by 76%
+$819a month, for the median rental
In 2014, the median rent in Arvada was $1,082 a month. By 2024, it was $1,9018.
That's far faster than prices in general. If rent had simply kept pace with inflation, it would be about $1,434 today9.
Show the numbers
| Year | Median rent | Margin of error |
|---|---|---|
| 2014 | $1,082 | ±$66 |
| 2015 | $1,188 | ±$92 |
| 2016 | $1,343 | ±$78 |
| 2017 | $1,243 | ±$90 |
| 2018 | $1,363 | ±$102 |
| 2019 | $1,433 | ±$64 |
| 2021 | $1,592 | ±$86 |
| 2022 | $1,885 | ±$135 |
| 2023 | $1,804 | ±$76 |
| 2024 | $1,901 | ±$140 |
Home prices went up by 146%
3.7 → 5.3years of the typical household's income to buy the typical home
In 2014, the typical Arvada home was worth $267,400. By 2024, it was worth $659,10010.
Starter homes didn't escape it, either. A home in the cheapest quarter of the market went from under $213,400 to under $527,500. Over the same years, the typical household's income went up just 73%11.
- Most expensive quarter
- Median
- Starter homes (cheapest quarter)
Show the numbers
| Year | Most expensive quarter | Median | Starter homes (cheapest quarter) |
|---|---|---|---|
| 2014 | $364,000 ±$12,713 | $267,400 ±$8,467 | $213,400 ±$5,334 |
| 2015 | $390,900 ±$9,671 | $303,600 ±$11,393 | $238,300 ±$7,163 |
| 2016 | $440,300 ±$16,583 | $342,700 ±$8,611 | $265,600 ±$9,031 |
| 2017 | $479,700 ±$9,438 | $382,700 ±$8,252 | $312,700 ±$7,332 |
| 2018 | $554,600 ±$29,182 | $434,900 ±$11,325 | $344,900 ±$9,904 |
| 2019 | $560,500 ±$22,808 | $443,800 ±$7,699 | $360,800 ±$9,305 |
| 2021 | $679,200 ±$12,093 | $537,900 ±$17,364 | $423,000 ±$10,282 |
| 2022 | $799,200 ±$34,666 | $643,600 ±$15,315 | $513,500 ±$15,850 |
| 2023 | $791,400 ±$31,766 | $641,900 ±$13,763 | $514,600 ±$16,914 |
| 2024 | $838,000 ±$38,210 | $659,100 ±$16,745 | $527,500 ±$15,934 |
Fewer people live in each home
2.60 → 2.45people per household, 2014 to 2024
In 2014, the average Arvada household had 2.60 people. In 2024, it had 2.4512.
That sounds small, but it adds up: housing the same number of people now takes about 2,900 more homes than it would have in 2014.
Show the numbers
| Year | People per household | Margin of error |
|---|---|---|
| 2014 | 2.60 | ±0.09 |
| 2015 | 2.49 | ±0.09 |
| 2016 | 2.55 | ±0.09 |
| 2017 | 2.50 | ±0.08 |
| 2018 | 2.38 | ±0.11 |
| 2019 | 2.49 | ±0.08 |
| 2021 | 2.44 | ±0.09 |
| 2022 | 2.39 | ±0.11 |
| 2023 | 2.46 | ±0.09 |
| 2024 | 2.45 | ±0.10 |
Arvada got better.
But it lost something along the way: affordability.
Thankfully, we can use Arvada's strengths to fix the issue.
Three steps to make sure Arvada's future stays bright
Make each G-Line Station a Destination
Olde Town Arvada proves it—Train stations are more fun with things to do near them. Unfortunately, not every station in Arvada has equal amenities. Some, like the 60th and Sheridan and Wheat Ridge/Ward stations, have parking lots and little else.
We propose that the city allow a greater diversity of experiences near these stations—Restaurants, bars, and other amenities that give people a reason to stop by.
Relax Parking Requirements Near Transit
Right now the city of Arvada dictates the same parking requirements for every building, regardless of location. This makes no sense for housing built near a train or a high-frequency bus station.
We're not saying to eliminate parking. But the one-size-fits-all model is costly, inefficient, and wastes space. We should relax these requirements near transit, so builders and business owners can right-size their parking for the needs of their clients and tenants.
Promote Downsize-Friendly Housing
Like most of the Denver Metro region, Arvada has an aging population that is expected to grow over the next few decades. As people get older, have their kids move out, and retire, the same house they may have purchased in the 1980s might no longer make sense for their needs—but right now, they'd have to leave their communities if they want to downsize. It doesn't have to be this way. A few small changes to our zoning code could make it easier for seniors to keep living in their community.
1. Streamline Permitting for ADUs
Accessory Dwelling Units, also called backyard cottages or mother-in-law apartments, are endorsed by the AARP13 as a great way for longtime residents to find flexible housing options that work for them in old age. An ADU is essentially a separate, detached house on a lot where a larger house already exists—perfect for seniors who want independence, but still need help from their children from time to time.
Arvada's ADU laws have “poison pills,” like owner-occupancy requirements, that could be removed from the code to make these more feasible.
2. Make it easier to build elevators
As seniors age, stairs can become a barrier. Elevators solve this problem by eliminating it entirely, but American laws place unnecessarily strict requirements on building them. As a result, many small apartment and condo complexes are built as walk-ups instead. We could remove those regulatory requirements, bringing our standards more in line with those of the rest of the world, and make it easier for people to install elevators.
Sources
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- Streetsblog Denver, “The G Line From Denver to Arvada and Wheat Ridge Will Finally Open April 26” (April 1, 2019)
- Wikipedia, “G Line (RTD)” (station list)
15-minute service runs 6 a.m.–9 p.m. on weekdays and 8 a.m.–6 p.m. on weekends and holidays.
↩Olde Town was the inaugural designee of the program, in its “Great Neighborhood” category.
- American Planning Association, Colorado Chapter, “Olde Town Arvada, a Colorado Great Place”
- Patch, “Olde Town Arvada Named A ‘Great Place’ In Colorado” (October 23, 2019)
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July 1 population estimates. 2010–2019 are the Census Bureau's intercensal estimates (revised to line up with the 2020 Census); 2020 onward are from the Vintage 2025 estimates.
- U.S. Census Bureau, City and Town Intercensal Population Estimates, 2010–2020
- U.S. Census Bureau, City and Town Population Totals, Vintage 2025 (Colorado)
Median gross rent (contract rent plus utilities), in nominal dollars. American Community Survey figures are survey estimates with margins of error; the data tables under each chart include them. The Census Bureau did not publish standard 1-year estimates for 2020.
- U.S. Census Bureau, American Community Survey 1-year estimates, 2014, table B25064: Median Gross Rent (Dollars) (Arvada city)
- U.S. Census Bureau, American Community Survey 1-year estimates, 2024, table B25064: Median Gross Rent (Dollars) (Arvada city)
Consumer Price Index for All Urban Consumers (CPI-U), U.S. city average, annual averages for 2014 and 2024.
↩Homeowners' own estimates of what their home would sell for, in nominal dollars. We use the lower quartile (the value that a quarter of homes fall below) as a stand-in for “starter homes.” American Community Survey figures are survey estimates with margins of error; the data tables under each chart include them. The Census Bureau did not publish standard 1-year estimates for 2020.
- U.S. Census Bureau, American Community Survey 1-year estimates, 2014, table B25076: Lower Value Quartile (Dollars) (Arvada city)
- U.S. Census Bureau, American Community Survey 1-year estimates, 2024, table B25076: Lower Value Quartile (Dollars) (Arvada city)
- U.S. Census Bureau, American Community Survey 1-year estimates, 2014, table B25077: Median Value (Dollars) (Arvada city)
- U.S. Census Bureau, American Community Survey 1-year estimates, 2024, table B25077: Median Value (Dollars) (Arvada city)
- U.S. Census Bureau, American Community Survey 1-year estimates, 2014, table B25078: Upper Value Quartile (Dollars) (Arvada city)
- U.S. Census Bureau, American Community Survey 1-year estimates, 2024, table B25078: Upper Value Quartile (Dollars) (Arvada city)
Median household income in the past 12 months, in nominal dollars.
- U.S. Census Bureau, American Community Survey 1-year estimates, 2014, table B19013: Median Household Income (Arvada city)
- U.S. Census Bureau, American Community Survey 1-year estimates, 2024, table B19013: Median Household Income (Arvada city)
Average household size of occupied housing units. The year-to-year wiggles are mostly sampling noise; the shaded band on the chart shows the 90% margin of error. American Community Survey figures are survey estimates with margins of error; the data tables under each chart include them. The Census Bureau did not publish standard 1-year estimates for 2020.
- U.S. Census Bureau, American Community Survey 1-year estimates, 2014, table B25010: Average Household Size of Occupied Housing Units by Tenure (Arvada city)
- U.S. Census Bureau, American Community Survey 1-year estimates, 2024, table B25010: Average Household Size of Occupied Housing Units by Tenure (Arvada city)
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