Approved - 8 to 0

Item No. 2 - Major Subdivision at NW Corner of W. 32nd Ave

Case: WS-20-01
Resolution No. 49-2020 - a resolution approving a major subdivision plat on property zoned Residential-One (R-1) and located at the northwest corner of W. 32nd Avenue and Kipling Street 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 is a recording of the October 12, 2020 City Council meeting. 


Applicant Presentation

Staff Presentation


Council Action Form ( 0.12 MB )
Staff Report and Proposed Subdivision ( 3.34 MB )
Public Comments for 10/1/20 PC Meeting ( 0.03 MB )
Draft Planning Commission Meeting Minutes (10/1/20) ( 0.09 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 10/12/20.
I live on 33rd avenue just north of this planned development. I support R-1 development if this corner cannot be made into a park or other better use of this space. I do have concerns about the impact on traffic - construction traffic immediately and housing traffic after that. The corner at 32nd and Kipling has been dangerous for a long time and I haven't seen sufficient solutions proposed to improve that as traffic increases. The impact on current residents in terms of additional travel time, safety, and lack of plans for improvement is unacceptable. I also worry that the development will have impact on the water drainage and impact on the older homes just north and downhill from the development. There should be a plan to ensure the homes downhill are not significantly impacted and if there is unintended consequences there should be a security fund for solutions. Then there is the issue of the number of lots on this oddly shaped property that has me concerned. I do know measurements are calculated but I have concerns the measurements have not been verified and once the homes are built there will be no sufficient remedy to fix them at that point. Finally, the issue of privacy should be addressed as I have learned the land berm will be graded instead of reinforced with a wall. This puts the new homes looking directly into the homes of the opposite neighbors. The older home berms prevent this problem from existing and I would rather the berm stay in place.
October 12, 2020, 12:01 PM
Meghan Schleicher
This project has tried to cram too many homes in the allotted footprint. Homes that will not be within the existing character of the neighborhood. The large majority of homes are single story ranches not built to the 35 foot max that we expect these to be. I am concerned that the property math is not accurate. When I asked the planning commission about this, I was told that the ditch easement was included in the lot size square footage. When looking at the developers plans. the property lines appear to be up to my property line on the north side of the ditch. It was stated by the planning commission that the property line is midline of the ditch. I am concerned about the 20 ft easement being included into lot sq footage just make the 12, 500 lot size for R1- also lot 5 has a 25 ft road frontage that does not seem to comply with the 100ft lot width requirement. When I look at property lines for other ditch bordering properties they appear to not include the ditch easement in the total lot acreage. why does this development get to include non buildable land. This sub division would be much more acceptable with a few less lots and not the crammed in footprint. This is the opportunity to discuss with the property owner of 10001 W 32nd. the option of expanding the sidewalk along the north side of Kipling, from the hard corner, going west to the project boundary line. The way its is planned now the developed property will have 6ft wide sidewalks along its boundary but currently the 10001 property has only a 2ft sidewalk. I understand that the property owner can not be forced to do this, but if as the developers representative stated during the planning commission, the owner of 10001 is thrilled with the development then I would assume that they would be amenable to this safety improvement. It would also go a long way for community relations. The adjoining homeowners also have a lot of concerns about the terracing and grading necessary, the construction debris, the construction traffic. Any mitigation to the previous wetland that existed there, high water table issues, shifting soils and weight impacting our property, etc. and a hodgepodge of privacy fencing put up by future property owners. Please vote no on this and send it back to planning for these questions to be properly addressed. Michelle Cotton 10310 w 33rd ave.
October 12, 2020, 11:59 AM
Michelle cotton
This plot of land has been up for development approval previously with many citizens opposing a big development on the site. The current proposal is smaller but due to the amazing view, I can imagine the homes will be high priced and not in price range that so many of our citizens can afford. We need more affordable homes in Wheat Ridge. My son can not afford any homes in Wheat Ridge but was able to purchase one in Lakewood. The other objection that I have is the traffic the development will cause especially during rush hour. On an icy morning, the hills on Kipling and 32nd will be more dangerous due to traffic trying to enter those streets close to the intersection.
October 9, 2020, 7:44 PM
Elizabeth Capritta
I would like to suggest that this land remain the way it is. I loved seeing the animals grazing. It reminded me of what wheat ridge use to be farm land. We dont need anymore housing in the area. As it is there is always a long line of traffic on 32nd ave and kipling heading east. There was just a big addition of sub divisions added about a mile from this location. I think the land is better used for it was being used and that is grazing and livestock.
October 8, 2020, 9:58 AM
Jose octavio gonzalez
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