Planning Board Approves Development; Showdown Is March 31 Before City Council
by Glen Richardson
A storm is brewing in Denver’s Crestmoor neighborhood. Up in arms over the latest development proposed at the Mt. Gilead Church property, residents from Crestmoor, Lowry and surrounding neighborhoods packed Eisenhower Chapel Jan. 6 hoping to ward off a zoning change proposed by Metropolitan Homes. Then during a Feb. 1 snowstorm, many demonstrated in front of the church property. Finally on Feb. 10 Councilwoman Mary Beth Susman facilitated a meeting between neighborhood leaders and Metropolitan Homes to see if the parties could find common ground. The developer did make concessions but did not alter plans for density and other issues.
Peter Kudla, founder of Metropolitan Homes, is seeking the zoning change so he can build a 120-unit, three-story apartment complex on the 2.3-acre site at Cedar and Monaco. The change in zoning would increase the density from 2.6 units per acre or about one home on each one-third acre to a density of 52 units per acre. Before it was finally dropped, the Alpert-Eisen development proposed for the same property eight years ago and widely covered by the Chronicle (July and August 2007) ended up being about 56 units.
The Denver Planning Board on Jan. 21 voted to approve the zoning change in the neighborhood of single-family homes despite opponents outnumbering supporters during the six-hour hearing. Planning Board members did express uneasiness about the proposal but said they were not allowed to consider potential problems to traffic due to inadequate parking or safety issues. If the rezoning passes the City Council’s Neighborhood & Planning Committee, first reading by the full City Council was scheduled for March 2 (no public testimony is allowed) followed by a second reading and public hearing set for March 31, 5:30 p.m.
Density, Parking Issues
Kudla purchased the property in October of last year for $1.8 million. The majority of residents in attendance at Eisenhower Chapel argued that the proposed increase in density would have a profound impact on the amount of traffic within the Crestmoor and Lowry residential neighborhoods. “The project will provide inadequate parking. The city allows fewer parking spaces in areas with good transportation options. We don’t have that option here,” declared one attendee. “Auto traffic will increase and more commuters will use side streets around Crestmoor Park as they try to avoid traffic congestion at Alameda and Monaco. Also, Crestmoor Park is used a great deal by children and families,” added another.
Residents also noted that the proposed zoning (S-MU-3 or a multi-unit three-story) does not limit the number of units a developer can put on a property. “Once the zoning is changed, if the zoning transfers with the sale of the property the new owner can do any number of units without seeking input or approval from residents,” one person warned.
Several of those in attendance noted the area is zoned for single-family homes and there is no compelling need to change the zoning. “Crestmoor is formally designated as an Area of Stability within Blueprint Denver, not an Area of Change,” someone else pointed out.
The church property itself also became a point of contention. A resident living next to Crestmoor Park in the patio homes behind Mt. Gilead Church argued in favor of the proposed development, suggesting the church was an eyesore. Another Crestmoor resident said, however, that the church had historic significance and should be registered as a historic place.
Feb. 10 Face-off
At the Feb. 10 meeting representatives from the Englewood-based development company refused to reduce the density of their proposed apartments. The developer has decided to allow additional parking and fewer two-bedroom units, but insists on building a 120-unit complex. Kudla now says they would build 50 two-bedroom and 70 one-bedroom units. Furthermore Kudla representatives said they would not consider building any kind of for-sale product including condos, townhomes or patio homes.
“We participated in good faith and were eager to negotiate,” attendees at the Feb. 10 meeting told the Chronicle. “We hoped that leaders from Metropolitan Homes would come to the table willing to offer neighbors a more appropriate project, but unfortunately they would not alter their plans for the proposed density and are not willing to consider anything but rentals.”
At that meeting Kudla representatives told the neighborhood group they will proceed with their application for a zoning change before the Denver City Council. The Crestmoor group says, however, the developers do not have the zoning that entitled them to build the project. “We can stop them if neighborhood residents tell City Council members that they don’t want this project. We think we can do much better than a 120-unit apartment complex.” They admit, nevertheless, that the March 31 hearing is critical and urge community members to attend and speak up.