Green Mountain Expo Filing No 1 Major Subdivision

Planning Commission/BOA Case: FA-18-001
Major subdivision to create 30 lots

Applicant Presentation

Staff Presentation

Major Subdivision Decision Criteria
The proposed major subdivision is required to meet the criteria established in the Lakewood Subdivision Ordinance.

A. Conformance with the City of Lakewood Zoning Ordinance, Municipal Code, Building and Housing Codes and other applicable ordinances of the City of Lakewood. (Article 3: Subdivision Design Standards, Section 16-3-1 (1) B)

B. Conformance with the Comprehensive Plan, Major Street Plan, Bicycle System Master Plan, and Capital Improvements and Preservation Program of Lakewood. (Article 3: Subdivision Design Standards, Sections 16-3-1 (2) and 16-3-1(1)C)

C. Conformance with City of Lakewood Engineering Requirements. (Article 3: Subdivision Design Standards, Section 16-1-1 (1) F)

D. Conformance with the requirements of the fire district and utility companies serving the subject property (Article:3 Subdivision Design Standards, Section 16-3-1 (1) H and 16-3-7)

E. Conformance with the Residential Design Standards of the Lakewood Subdivision Ordinance. (Article 3: Subdivision Design Standards, Section 16-3-1)


Comments From The Public
This case is closed, see hearing results above.

I would like to offer my support to this development and urge the Planning Commission to approve. One of many people who commutes to and works in Lakewood on a daily basis, I understand peoples frustration with overcrowding and traffic tied to growth we've all seen in the metro area the last decade and more. However, this small development of 29 Single Family homes should not fit under same "Anti-Growth" umbrella compared to other completed and proposed developments in Lakewood. People continue to flock to Colorado for our climate, our culture and our lifestyle and housing will continue to be tight for many years to come. We should not close the gates to Lakewood for smart and small developments such as this.

Other Key reasons to support this development:
1. THIS IS NOT RECKLESS DEVELOPMENT. NOR IS IT LUXURY RENTALS. This unique development provides “Ownership opportunities” for Single-Family homes, as the land IS ALREADY ZONED FOR RESIDENTIAL DEVELOPMENT (R-1-6). Therefore, this is NOT a request for re-zoning the land use.
2. The proposed development respects the existing character of Lakewood’s stable neighborhoods and conforms with the Lakewood 2025 Moving Forward Together Plan. This development is NOT, for example, a 300 unit apartment complex that would be in stark contrast to its neighbors. This 29 unit development is compatible with its neighbors and single-family residential subdivisions that surround the church property.
3. This development does not overburden current infrastructure and public safety. All relevant municipalities have all signed off on the project. (IE: West Metro Fire, Xcel, Denver Water/ Green Mtn Water & Sanitation)
4. The remaining Church property will receive many substantial benefits/upgrades (Newly resurfaced parking lot, improved ADA parking, improved landscape improvements and Green Mountain Christian Church itself will be able to continue in its effort to provide worship and fellowship to its own members and future members.

11/06/2019 11:56 am
David Huddle
5 / 6 Planning Commissioners have viewed this comment

THIS IS NOT RECKLESS DEVELOPMENT. NOR IS IT LUXURY RENTALS. This unique development provides “Ownership opportunities” for Single-Family homes, as the land IS ALREADY ZONED FOR RESIDENTIAL DEVELOPMENT (R-1-6). Therefore, this is NOT a request for re-zoning the land use.

11/06/2019 1:55 pm
Louis Italiano
5 / 6 Planning Commissioners have viewed this comment

This development will be a great addition to the community around it. It will add beauty and value to the neighborhood, and provide the church that sits there with the resources it needs so that it too can be a benefit to the neighborhood. Since it will house more families, it will also bring in more tax revenue to help out the schools and infrastructure in the vicinity. The homes that are being proposed are single-family homes that are nice and fit in well with the surrounding homes. I see no reason why this development should pose a threat or nuisance to the community.

11/06/2019 10:58 pm
James Manuel
5 / 6 Planning Commissioners have viewed this comment

This development which is already zoned for residential development will provide a ownership opportunities for single-family homes, which are comparable to the existing homes in the area. This is a great opportunity for families that want to be within walking distance to Glennon Heights Elementary School.
The Church property will benefit from landscaping improvements, new parking lot and upgrades to beautify the area not only for the church but also the neighborhood.
The Church will be able to continue to provide worship and fellowship to its members as well as future members.

11/07/2019 10:17 am
Patricia Gramm
5 / 6 Planning Commissioners have viewed this comment

This property is already zoned for residential Development, which will give Single-Family the opportunity to own a new home in a existing good neighborhood, that is close to Elementary School, close to a park and shopping.
The development does not overburden current infrastructure and public safety. All relevant municipalities have all signed off on the project (IE: West Metro Fire, Xcel, Denver Water/Green Mtn Water and Sanitation).
The remaining Church property will receive upgrades (New parking lot, Improved ADA parking, improved landscaping to beautify the property for everyone).

11/07/2019 10:48 am
Mel Gramm
5 / 6 Planning Commissioners have viewed this comment

I am a 32 year old Lakewood resident who has lived here for the past 5 years and I consider myself an environmentalist. Honestly, I am generally against growth and development. I want to prevent development in parts of the world that have not been touched by human development. But if we are talking about developing land that is in the middle of a city, I'm all for it. Especially in a city that needs homes. People have to go somewhere and they need places to live. Plus, the more inventory there is, the cheaper overall housing will be. We've got to share this world and I'd rather share the lands that are already pretty developed vs continuing to sprawl our development further into nature.

11/07/2019 3:06 pm
Andrew K Welborn
5 / 6 Planning Commissioners have viewed this comment

I am Jerry Writebol, have been member of GMCC for over 30 years. I am Elder and have been the Building and Grounds Manager for many years.

With the development of the housing unit coming on the back part of our property I do
feel it will be a great improvement for the community. The whole appearance of the new housing, will add a lot of trees and grass areas in place of the tall weeds, alfalfa and other things that are growing there.

The property is listed as R-1-6 so there is no need for rezoning of the property. This 29 unit development is compatible with its neighbors and single-family residential subdivisions that surround the church property.

With this small development it is in keeping with what Lakewood desire to continue great stable neighborhoods and conforms to the Lakewood 2025 Moving Forward Together Plan.

The remaining Church property will receive many substantial benefits/upgrades (Newly resurfaced parking lot, improved ADA parking and improved landscape improvements)

Also it will allow us to improve all of the area and looks of the buildings. Along with the Boy Scouts troop and the Classical Conversation School using the property.

Gerald (Jerry) Writebol

11/07/2019 4:18 pm
Gerald (Jerry) Writebol
5 / 6 Planning Commissioners have viewed this comment

My name is Julia:


I support this project.Right now,the land is empty.Colorado is having a housing crisis with so many people moving here and not enough homes.
Lakewood is lagging behind Denver.

Thank you!

.

11/07/2019 7:43 pm
Julia Pavlovic
5 / 6 Planning Commissioners have viewed this comment

When is ground expected to break, and what is the projected timeline to complete the project? What is the projected impact to increased traffic volume to the neighborhood.

11/07/2019 8:59 pm
Trent Gillaspie
5 / 6 Planning Commissioners have viewed this comment

Lakewood doesn't exist in a vacuum. It is affected by the surrounding area and the truth of the matter is, Colorado is growing. Denver is expanding. It has already become gentrified with the influx of wealthy out-of-staters moving in. Why not support developments like this so that more Coloradans can stay in Colorado and afford a home near Denver? Housing prices are rising in Denver, so they WILL rise in Lakewood. If we hinder growth and progress, things will only become more difficult for people in Lakewood.

11/07/2019 9:45 pm
Zana Pavlovic
5 / 6 Planning Commissioners have viewed this comment

Hi,

This is not a development I support for the following reason:
My house is located at 10785 W. Exposition Ave. My concern regarding the new development is the position of Oak Street. That street will be right in front of my house and noise from the cars slowing down to turn on to the street will be loud and the headlights from cars coming from Oak street to turn on to Exposition Ave. will shine into my house. Please understand that we have been in this house for 22 years and this development is going to be quite a disruption to our way of life.
Thank you.
Lori Sloan

11/09/2019 12:37 pm
Lori Sloan
5 / 6 Planning Commissioners have viewed this comment

Denver and the surrounding areas have seen a huge influx of growth over the last few years and not enough housing supply to keep up with demand. We need to sprawl out if we want our city to continue growing and adding jobs. People are leaving because it is becoming so unaffordable to live here, the best solution is to continue building housing outwards. I support this development!

11/10/2019 12:03 pm
Ila Goldanloo
5 / 6 Planning Commissioners have viewed this comment

I am in full support of the development project. The Denver metro area has a steady increase of people moving in and not enough homes for everyone which has increased prices of property and rentals. The project would provide many single family homes in a otherwise vacant plot of land. Lakewood needs more housing to meet the demand!

11/10/2019 12:47 pm
Ana Pavlovic
5 / 6 Planning Commissioners have viewed this comment

I will, unfortunately, be a neighbor to this new subdivision and do not support it. One of the reasons my family and I purchased our home was the fact that this church lot was not developed to the maximum allowable number of lots. Unlike many other area in Lakewood, the homes surrounding this lot had the benefit of viewing wildlife that frequent the area and unrestricted views of Denver. Over the years, we have enjoyed watching deer, coyotes, foxes, raccoons, bald eagles and hawks living in this space. Sadly, this will no longer be the case as Lakewood seems hellbent on developing every square inch of land available. Our future views will be of the second story windows of the new houses in this subdivision.

This new development will not respect the character of the existing neighborhood as there is no doubt the new houses will be priced at a multiple of the houses in the surrounding lots. Setbacks and yard space for the proposed houses appear to be almost non-existent when compared to what was common in the era during which the surrounding neighborhood was built. It is true that this development will add to the available supply of housing in Lakewood, but it will do nothing to make housing more affordable or maintain the rapidly declining quality of life in our city.

11/11/2019 10:59 pm
Patrick Mohr
5 / 6 Planning Commissioners have viewed this comment

I urge the Planning Commission to approve this development. This proposed sale was was started 2-3 years ago, and the developer has gotten approval from all of the relevant departments that have oversight.
The enhancements that are proposed to the current church property will greatly improve it's appearance to the neighborhood, and will allow us to continue to serve as a worship center for our members.
The single-family homes that will be built will be enhancement to the neighboring subdivisions, and will have a positive impact on home values in the area.
In addition, the city will benefit by gaining an increased tax base from property that is presently exempt from real estate taxes.

11/12/2019 3:50 pm
Richard A Pottenger
4 / 6 Planning Commissioners have viewed this comment

COMMENTS TO LAKEWOOD PLANNING BOARD RE GREEN MT CHURCH SUBDIVISION
Flooding danger: because of existing street/curb layout the street on the north side of the proposed subdivision (Exposition Drive) is already in danger of flooding. In any heavy rain or runoff the gutters fill on both sides to the crown of the road, and go beyond. This continues all the way down Exposition Drive to where it meets with Exposition Avenue near the Kipling intersection. The current is high enough and strong enough to regularly wash large amounts of large (and small) landscaping rocks all the way from the west side of Exposition Drive to the Exposition Avenue and Kipling intersection, including all the properties along the way.

The proposal exacerbates this problem. A large area that is currently unpaved and absorbent will instead be completely impermeable. It will be pavement(roads, sidewalks, driveways) and roofs, and will add a huge and sudden amount of water to an already dangerously overloaded drainage system, flooding existing homes for an area of at least several blocks. In the published planning report this has not been addressed, or even acknowledged.

Will violate noise ordinance and create a nuisance both during construction and once construction is completed: the topography of the proposed subdivision creates a natural amphitheatre. This amplifies any noise generated on the site many-fold. The Lakewood Municipal Code recognizes the importance of noise-abatement. This will consistently violate the Code and thereby the law. The attendant building noise from grading, road-building, the construction of 29 new dwellings, the removal of one large existing building will be intolerable for the surrounding existing homes, and render them uninhabitable. This is true whether all the construction is done at once (likely taking over a year, and generating unimaginable and illegal noise for the whole period) or whether it is done piecemeal (continuing over several years and also generating vastly excessive and illegal levels of noise).
Once construction is complete, any “normal” noise from 29 houses will continue to be abnormally amplified, and will render existing homes uninhabitable and unsalable.

The proposal, because of the unique topography of the site, will cause unacceptable lights to be shone into existing homes: However the super-concentrated traffic for this subdivision is routed, there will be headlights shone into many existing homes in the neighborhood. Privacy fences or hedges will not prevent this, again because of the unique topography of the site.

Traffic will be a problem because of the proposed concentration of homes: 29 new houses will be packed into one previously unused area, with only one entrance/exit. Conservatively, that’s a minimum of 58 vehicles coming and going once a day. In all likelihood there will be quite a bit more traffic. Exposition Avenue already has traffic issues, because of vehicles routinely driving at excessive and reckless speeds through a residential neighborhood, in spite of the fact that a large portion is a posted School Zone with flashing lights. The traffic from this subdivision will have an unusually large impact because of the concentration of the proposed houses. The traffic will also add to the noise problem.
The vehicles can only exit (or enter) the whole neighborhood through bottlenecks as well. The light at Kipling and Exposition Avenue is already overworked, and there are an unusual numbers of accidents there. Going west takes traffic through the School Zone and near an Elementary School and children walking.
Going east eventually takes traffic to Kentucky Drive, which is posted at 15-25 mph, and which routinely sees excessively and recklessly speeding vehicles in both directions.

This proposal will, in fact, change the character of the neighborhood. This was not just a lot that happened to be left vacant. This site, the way it is now, was specifically planned as part of the original subdivision, and the homes and streets of the subdivision were in turn planned around it being the way it is now. Originally it was a public Elementary School with attendant playgrounds and playing fields and parking lots. The entire subdivision was specifically designed for this site to NOT contain additional streets and houses. The homes that back up to it were DESIGNED to back up to it, NOT to 29 additional homes. The homes across the street from it were DESIGNED to be across the street from a school with playing fields, NOT 29 more houses. The streets and traffic patterns were DESIGNED for this site to be what it is, NOT 29 additional houses with the attendant traffic and safety problems.

11/12/2019 4:51 pm
Rex G. Hegyi, Esq.
4 / 6 Planning Commissioners have viewed this comment

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