Approved - 8 to 0.

Major Subdivision at NW Corner of W. 32nd Ave and Kipling St

Case: WS-20-01
The applicant is requesting approval of a major subdivision in the Residential-One (R-1) zone district that includes 14 single-family home lots, 3 tracts, and dedication of a new public street.
This meeting will be conducted as a virtual meeting, meaning no participant will be at City Hall.  Provide public comment here on Wheat Ridge Speaks until noon on September 30 (the day before the meeting) by selecting the agenda item on which you want to comment.  Refer to the meeting agenda and "how to" document to learn more about participating in the live meeting or to view the meeting live or later.


Applicant Presentation

Staff Presentation


Staff Report and Proposed Subdivision ( 3.34 MB )
Subdivision Review Standards

Approval of subdivisions are ministerial actions and have no discretionary review criteria. Subdivisions are required to comply with the underlying zoning and with the subdivision regulations in Chapter 26, Article IV. An analysis of the subdivision is provided in the staff report linked above.

Comments & Feedback

This case is closed, online commenting is no longer available.
Online comments closed at 12:00 PM MDT 9/30/20.
Parkland Dedication. The subdivision regulations include a parkland dedication requirement for all residential development based on the assumption that additional residents in the City will impact the demand for parks and open space. When land is not dedicated for a public park, a fee is required in lieu. I quote from the above as in the written presentation. "additional residents in the City will impact the demand for parks and open space" The question is if the parks and open space demands are so huge that money must be paid, then is the City also collecting money for the impact on services on police, fire, water, trash vehicles, schools and what ever else might be in demand due to more residents in the City. Of course each resident pays their own water, trash, electric bill but the impacts are still greater due to their residency. Explain how those services are paid by the citizens/developers. And if taxes/fees are not raised each time a development is built to match the increased demand for these services, how are the increased demand for services paid? And as always there are traffic concerns when developing more residential at already busy intersections. What are the City long/short term plans for 32 and Kipling intersection as it ties into any Kipling road work that CDOT may do in the future? Please have a conversation about these concerns. Thank you, Vivian
September 30, 2020, 10:04 AM
Dear Planning Commission, We are a long-time homeowners (32+ years) on the north side of the property and have some questions: The properties on the south side of 33rd Ave. bordering this property have been plagued with drainage issues for years. How will this development mitigate those issues? Will the mature trees within the ditch right of way be retained? What design of houses are anticipated, i.e., 2,500 square foot ranch style consistent with the surrounding neighborhoods or 6,000 square foot box like structures similar to those built at 26th and Oak? What requirements will be imposed on the developers to mitigate traffic, noise, dust and other nuisances to the surrounding established neighborhoods during what appears to be a lengthy construction period? Will the existing wetlands be retained or replaced? Will a privacy wall be constructed along the southern and eastern boundaries? We would appreciate if these issues are raised during the public meeting. Thank you, Stan and Kathy Koniz
September 30, 2020, 8:55 AM
Stan and Kathy Koniz
The proposal has too many homes, deny proposal, does not comply with R1 zoning. Linda Lauff , Dan Lopp
September 29, 2020, 5:10 PM
Linda Lauff, Dan Lopp
Dear Planning Commissioners, I appreciate this conception of single family homes is an improvement upon the last proposal brought before the public, which was a dense development of scores of condo units strikingly inconsistent with the surrounding (single family) neighborhoods. However, in the continued interest of consistency with existing structures, I'd strongly suggest a revision incorporating several fewer homes with larger lot sizes. The applicants and city staff contend the current proposal technically meets all requirements of R-1 zoning, including in particular a 12,500 sq ft minimum lot size--but many of these tracts just _barely_ meet the sizing threshold (including lots 7, 8, 9, 12, 13, 14, etc). On the land survey it's obvious these lots are distinctly smaller than the adjacent properties fronting W. 33rd Avenue. In addition to disturbing the local residential character, increased density necessarily leads to traffic headaches and overtaxing of local services (think schools, etc). So while the proposal might meet the letter of city law, I think it still greatly offends the spirit of the area--and threatens substantial problems ahead. Please decline the current proposal pending a reduction in overall density. Thank you.
September 29, 2020, 1:05 PM
Tom Brickey
RE: property on 32nd & Kipling. It seems like there will be too man houses crowed into this space. If these are custom homes9PRICEY) , I would like to requests the lots sizes be similar to surrounding neighborhoods to keep the value up Your report says due to the odd shape, there is some different lot shapes. perhaps making the lots smaller? I live on 32nd Ave, most lost sizes are 1/3 acre. . Additionally, there is alot of wildlife in the area--foxes, coyotes at times turtles, etc. Hate to see their nature/wildlife homes disrupted. Thank you Judi Adams
September 25, 2020, 12:34 PM
judith a adams
Hello again Planning Commission, it would be beneficial if a wall could be built along Kipling Street to help with traffic noise. This would probably be a benefit to current home owners that are right off of the West side of Kipling Street as well.
September 24, 2020, 2:15 PM
Darcy Nelson
Dear Planning Commissioners, I am a resident of the near by proposed project of the N W Corner of 32nd and Kipling. I am happy to know that single family custom homes will be built on the 6.8 acres, rather than multi family housing. Some of the concerns with current home owners, including myself are: > For the builders to ensure that adequate conditions are imposed regarding ground water impacts on homes downhill from the site. This area has a high water table. > There are concerns of the traffic impacts on 32nd Ave from multiple curb cuts as this is already a busy street. How will this be managed? How will it provide safety along the side streets for our children and pets, & residents walking in the neighborhood? > How will noise and dust mitigation be managed during construction? My back yard backs up to the property. > I want to see the retention of the existing tree line along the ditch. This is home to many bird species and gives our homes a buffer from busy Kipling Street and also provides privacy to home owners North of the property. > By reviewing some of the homes you have previously built, my hope is that the new homes will be of good taste, and fit in with the current neighborhood, and that they will not be monstrosities towering over the existing homes in our area. We have seen some new homes built off of 26th Ave. that have ruined the area and view for some of the existing home owners. My hope is that you will take our concerns into consideration so that we still feel happy to live in our town of Wheat Ridge. Thank you for your considerations and good luck with your project. Sincerely, Darcy Nelson 10050 W 34th Ave Wheat Ridge, CO. 80033
September 22, 2020, 8:16 AM
Darcy Nelson
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