Last day for Wheat Ridge petition and tires; Zoning bait and switch, Sacrificing neighborhoods, Potluck Followup
Save the Land at the Old Lutheran Hospital
Wheat Ridge is facing the same pressures as Lakewood. Both cities want to turn established neighborhoods and properties into something completely different with little public input. Does any of this sound like the Belmar Park problem to you? High-density, no setback, no parking… a big change that the city has to make big changes for while not listening to big public pushback
From Stop Zoning of High Density Housing in old Lutheran Hospital
Save the land at the Old Lutheran Hospital from becoming a high-density housing project! 1,200 Signatures needed. Wheat Ridge residents: Meet at The Historic Blue House @ Old Lutheran Hospital to sign June 24-July 3 , 7am-7pm
What’s up with the new zoning of the old Lutheran campus?
Here’s what people are saying:A change of this magnitude should be voted on by all citizens of Wheat Ridge.
In the past, we’ve voted on the rezoning of small properties – we should vote on the rezoning of
100 acres in the Heart of Wheat RidgeAllows the creation of a crowded urban environment on much of the property:
The Comprehensive Plan Bait and Switch
Comprehensive plans are easily readable documents that explain a vision for the future of the city in a moment of time. It speaks in plain English to what the zoning code describes in technical detail. The problem is that the zoning code details are what carry the force of law and because technical details are harder to read, it is easy for residents to overlook inconsistencies in proposed zoning compared to plans. This is otherwise known as a bait and switch.
For instance, in the comprehensive plan, Lakewood promises to maintain neighborhood character; while in the zoning code, Lakewood implements high-density urbanization which resulted in the destruction of Belmar Park-adjacent property.
Pieces of Lakewood’s Comprehensive Plan were used as evidence to fight against the Belmar Park development. Lakewood officials discounted all such arguments.
Now that residents have caught on to the inconsistencies, Lakewood staff argues against using the Comprehensive Plan to guide zoning. Instead, Lakewood proposes changing the ordinance so that the zoning code is no longer tied to the comprehensive plan. With this change, residents could not form legal challenges based on compliance with the comprehensive plan and there is less room to fight against maximum buildout in adjacent properties.
Do Residents Need a “Vision” Document
Why have a comprehensive plan at all? This is a long-term plan that locks in the vision for this moment in time. It includes aspirational goals with no implementation details. Therefore, the details are filled in by staff using their discretion to interpret the zoning code.
Technically, one government cannot bind future governments to its decisions. If tomorrow’s City Council wanted to change the vision of Lakewood, it could choose to do so. However, having a long-range plan laid down by yesterday’s Council is a roadblock that is not easily overcome.
Residents would better understand the zoning code if each change had to be justified with open debate. Instead, as is currently occurring, the entire zoning code can be changed by saying the code matches the ambiguous goals of the comprehensive plan. For example, the as-yet unapproved Comprehensive Plan seeks affordable housing. Therefore, City Council reasons that ANY CHANGE to the zoning code will be acceptable as long as affordable housing is the intent, not necessarily the outcome.
There is no need for an updated 100-page vision plan document to update 300 pages of zoning code. Why not just introduce one little change at a time that is easily understood by the residents, and easily tested for effectiveness?
The proposed zoning changes are still being discussed and changed. City Council have taken months to understand these detailed changes. Residents will have a couple weeks. However, residents did spend months providing input into the comprehensive plan, that will no longer have much meaning.
The Proposed Change
Lakewood intends to remove the binding zoning code connection to the Comprehensive Plan. As first noted by savebelmarpark.com:
Sacrificing Neighborhoods Allows Homeless Funding
Why the big rush to change the zoning code? Follow the money. The money trail leads to state grant funding, which primarily supports homeless and sustainability initiatives. Without that agenda, Lakewood could decide for itself which, if any, of the state initiatives make sense locally.
Colorado has decided to override local zoning in a power grab against local home rule. Other cities are fighting back against Colorado with legal cases. But Lakewood will not fight for home rule. They are not only implementing the state law but going further in densification, all while citing the need to comply with state law
Lakewood receives millions of dollars in state grants for initiatives like sustainability and the new navigation center. The purchase and renovation of the old Harley Davidson building was done using state grants.
To continue funding sustainability and homeless initiatives, Lakewood must either fund it internally (a political impossibility) or comply with state zoning codes. And if the state zoning codes are not what Lakewood residents had in mind when they discussed “affordable housing” solutions, that’s a sacrifice Lakewood is willing to make on your behalf.
Note: For the purposes of this article, “Lakewood” means the majority opinion of city officials. It is hard to tell who is speaking in public workshops, there is a lot of backroom personal communications, as well as conflicting explanations given in ward meetings. To establish personal beliefs, please contact your city official with detailed questions that are beyond the scope of this article.
Lakewood’s proposed zoning code sacrifices existing neighborhood stability in the hopes of creating affordable housing. Occupancy limits everywhere are eliminated so there can be 20, unrelated, non-owner residents in a house. The house nextdoor may be torn down and replaced with a duplex or a cottage court*. Small retail is now allowed, mixing business with residential. Every property in Lakewood is now a transition zone.
*Cottage Court: According to a 2022 report from AARP, cottage courts are defined as a small collection of bungalow-style homes that are “typically 1 to 1½ stories tall and are oriented around a courtyard that serves as an outdoor community space in lieu of rear yards.” – HousingWIre
There is no guarantee that any of these changes will achieve their desired goals. Studies abound on both sides. However, Lakewood has already been promised affordable housing since the 2012 zoning rewrite that spawned the term “Soviet-style apartment blocks” with zero new “affordable” units created. Is there any reason to think this big change will be different?
Lakewood’s proposed zoning code is not ready for first reading yet, so residents don’t know all the details. The latest redline is from May 19. However, residents do know that know matter what is in there, it is good and necessary because City Council passed a resolution saying so in December of 2024.
Lakewood’s navigation center is a contentious issue that hinged largely on the ability to get “free money” from the state. Many homeless and sustainability measures that were supported by the state did not go through a full public policy debate because that wasn’t necessary if Lakewood wasn’t spending its own money. Now that decision is coming back to haunt Lakewood residents, who will be paying for that money by sacrificing their neighborhood stability.
DISCOUNT TIRE CELEBRATES NATIONAL TIRE SAFETY WEEK WITH COMPLIMENTARY TIRE SAFETY CHECKS NATIONWIDE
From Discount Tire
From June 30 through July 3 during National Tire Safety Week, Discount Tire, a leading independent retailer of tires and wheels, is offering free tire safety and air pressure checks across more than 1,200 locations in 39 states nationwide.
Last year, AAA estimated 70.9 million people were going to travel for Independence Day weekend. As one of the busiest travel holidays of the year, Discount Tire recommends taking a moment to check your vehicle, as tires can be the difference in arriving at a destination safely.
“National Tire Safety Week is an opportunity for us to team up with partners like the U.S. Tire Manufacturers Association to elevate our No. 1 priority message: tire safety,” said Tom Williams, chief experience officer at Discount Tire. “Drivers often overlook the fact that tires are the only part of their vehicle that makes contact with the road. Having properly maintained tires is crucial, especially during hot and heavy travel months.”
The community potluck was a fantastic success!
I am overwhelmed by the many people who came because they are concerned about Lakewood’s direction. We had loads of great food – I will never worry about participation again. You are all wonderful!
The majority of people who came were very concerned about the new zoning changes. Many of them had not heard anything about them until Karen Gordey posted a summary about how Lakewood is Selling Out Its Neighborhoods.
There are a lot more explanations to give about that and we didn’t dive into many of the other shenanigans going on due to lack of time. Please take a look at the Lakewood Informer and if you don’t find the information you are looking for, please contact me. I will schedule a phone call or get an article out so that everyone can find the answers to these questions.
Summaries and answers to questions:
Keep up the great work.