Friday Night Planning & Zoning Commission Community Meeting
From: Susan Deats
Planning & Zoning Commission Community Meeting (Hostess Kelly Hickler 5/18/2018)
(One hour starting with developer's presentation that was shut down
by attendees.)
General Impressions from meeting from Susan Deats, 1400 E Orchard Rd:
Ideally, to block this rezoning, a few people need to concentrate
on each phase of the process to present appropriate arguments. If
there is an attorney who has successfully advised about blocking
rezoning, it might be hiring the attorney for consultation. It is
hard to find one who doesn't work for realtors.
Planning & Zoning doesn't care how the neighbors "feel" or what
they want. Hopefully the City Council will and should be well advised
to take into account the neighborhood's wishes
.
It appears the Planning & Zoning Commission employee's job is to
Process rezoning applications without evaluation.
Centennial doesn't recognize a group of houses on large lots as a
"Neighborhood" unless it is a formal HOA. (Akin to having "no
standing")
Kelly Hickler noted the nine Application Materials that must be
included for Rezoning. (included in handouts)
Answer that might be helpful:
What is the purpose of zoning designations on property?
Suggestions or Policy? etc.
The Planning & Zoning rules seem to be based on formal development and
building out all available open space.
see Centennial Land Development Code - LDC
http://www.centennialco.gov/Community-Development/2011-land-development-code.aspx
Rezoning Application items for developer from Kelly Hickler. Detail Attached
(These are the technical items that would be disputed during the
Neighborhood Review Period and at the Planning & Zoning Commission
Public Hearing.)
Sec. 12-14-604 Rezoning (page 473 of whole Document, LDC)
D. Application Materials. The following application materials are
required for an application for rezoning (expanded detail in attached
file ~~~~~):
1. Request. A rezoning request statement, which shall include: (the
Justification could be easily disputed on technical grounds.
2. Legal Description. An appropriate legal description of the parcel
proposed for rezoning, along with the area of the parcel in acres or
square feet.
3. Parcel Map. A rezoning map that provides a graphic representation
of the subject property and the adjacent streets and properties,
showing all of the following:
~~~~~~~~~~~~~~~~~~~~~~~~~~
e. Related physical conditions that may influence the rezoning request;
(Scraping all current landscaping will jeopardize the
wildlife trail in the brush between current fence and Canal Trail.)
Deer use that trail!
~~~~~~~~~~~~~~~~~~~~~~~~~
7. Other Items. Other items as required by the Director, in order to
ensure compliance with standards in subsection F, below. See
attached file.
The following Approval Standards can be good attack resources for
an expert/advisor. The Comprehensive plan makes no sense in this
case. Maybe a Planning and Zoning person could expound on that
subject.
E. Approval Standards. The criteria listed below shall be considered
by the Planning and Zoning Commission and City Council in the review
of all rezoning applications. All rezoning applications shall further
the following policy criteria:
1. Direct implementation of the Comprehensive Plan or an adopted
Sub-Area Plan, or support for the implementation of such plans, for
example, by providing for supportive land uses or intensities in the
area of a Sub-Area Plan.
2. Recognition of the limitations of existing and planned
infrastructure, by thorough examination of the availability and
capability of water, sewer, drainage, and transportation systems to
serve present and future land uses.
SEMSWA's input will be interesting.
3. Assurance of compatibility between the proposed development,
surrounding land uses (existing or planned), and the natural
environment.
Find a Preble's meadow jumping mouse on or near the property!
4. The efficient and adequate provision of public services.
~~~~~~~~~~~~~~~~~~~~~~~~~~~~
6. Protection of public health, safety, and welfare against natural
and man-made hazards which include, but are not limited to, traffic
noise, water pollution, airport hazards, and flooding.
Note the narrow two lane dead end access road. etc.
7. Accessibility within the proposed development and appropriate
connectivity or buffering or both between the development and existing
adjacent uses.
8. Minimization of disruptions to existing physiographic features,
including vegetation, streams, lakes, soil types and other relevant
topographical elements.
-------- Areas with significant natural resources shall not generally
be rezoned to districts that allow development that would tend to
degrade the resources unless adequate conditions are put in place to
protect the resources.
9. Assurance that the amenities and uses to be provided tend to
enhance the quality of life in the area, by creating a comfortable and
aesthetically enjoyable environment through conventions that include,
but are not limited to:
a. The preservation of mountain views;
b. The creation of landscaped open areas; NOT
~~~~~~~~~~~~~~~~~~~~~~~~~~~~
Planning & Zoning Commission Community Meeting (Hostess Kelly Hickler 5/18/2018)
(One hour starting with developer's presentation that was shut down
by attendees.)
General Impressions from meeting from Susan Deats, 1400 E Orchard Rd:
Ideally, to block this rezoning, a few people need to concentrate
on each phase of the process to present appropriate arguments. If
there is an attorney who has successfully advised about blocking
rezoning, it might be hiring the attorney for consultation. It is
hard to find one who doesn't work for realtors.
Planning & Zoning doesn't care how the neighbors "feel" or what
they want. Hopefully the City Council will and should be well advised
to take into account the neighborhood's wishes
.
It appears the Planning & Zoning Commission employee's job is to
Process rezoning applications without evaluation.
Centennial doesn't recognize a group of houses on large lots as a
"Neighborhood" unless it is a formal HOA. (Akin to having "no
standing")
Kelly Hickler noted the nine Application Materials that must be
included for Rezoning. (included in handouts)
Answer that might be helpful:
What is the purpose of zoning designations on property?
Suggestions or Policy? etc.
The Planning & Zoning rules seem to be based on formal development and
building out all available open space.
see Centennial Land Development Code - LDC
http://www.centennialco.gov/Community-Development/2011-land-development-code.aspx
Rezoning Application items for developer from Kelly Hickler. Detail Attached
(These are the technical items that would be disputed during the
Neighborhood Review Period and at the Planning & Zoning Commission
Public Hearing.)
Sec. 12-14-604 Rezoning (page 473 of whole Document, LDC)
D. Application Materials. The following application materials are
required for an application for rezoning (expanded detail in attached
file ~~~~~):
1. Request. A rezoning request statement, which shall include: (the
Justification could be easily disputed on technical grounds.
2. Legal Description. An appropriate legal description of the parcel
proposed for rezoning, along with the area of the parcel in acres or
square feet.
3. Parcel Map. A rezoning map that provides a graphic representation
of the subject property and the adjacent streets and properties,
showing all of the following:
~~~~~~~~~~~~~~~~~~~~~~~~~~
e. Related physical conditions that may influence the rezoning request;
(Scraping all current landscaping will jeopardize the
wildlife trail in the brush between current fence and Canal Trail.)
Deer use that trail!
~~~~~~~~~~~~~~~~~~~~~~~~~
7. Other Items. Other items as required by the Director, in order to
ensure compliance with standards in subsection F, below. See
attached file.
The following Approval Standards can be good attack resources for
an expert/advisor. The Comprehensive plan makes no sense in this
case. Maybe a Planning and Zoning person could expound on that
subject.
E. Approval Standards. The criteria listed below shall be considered
by the Planning and Zoning Commission and City Council in the review
of all rezoning applications. All rezoning applications shall further
the following policy criteria:
1. Direct implementation of the Comprehensive Plan or an adopted
Sub-Area Plan, or support for the implementation of such plans, for
example, by providing for supportive land uses or intensities in the
area of a Sub-Area Plan.
2. Recognition of the limitations of existing and planned
infrastructure, by thorough examination of the availability and
capability of water, sewer, drainage, and transportation systems to
serve present and future land uses.
SEMSWA's input will be interesting.
3. Assurance of compatibility between the proposed development,
surrounding land uses (existing or planned), and the natural
environment.
Find a Preble's meadow jumping mouse on or near the property!
4. The efficient and adequate provision of public services.
~~~~~~~~~~~~~~~~~~~~~~~~~~~~
6. Protection of public health, safety, and welfare against natural
and man-made hazards which include, but are not limited to, traffic
noise, water pollution, airport hazards, and flooding.
Note the narrow two lane dead end access road. etc.
7. Accessibility within the proposed development and appropriate
connectivity or buffering or both between the development and existing
adjacent uses.
8. Minimization of disruptions to existing physiographic features,
including vegetation, streams, lakes, soil types and other relevant
topographical elements.
-------- Areas with significant natural resources shall not generally
be rezoned to districts that allow development that would tend to
degrade the resources unless adequate conditions are put in place to
protect the resources.
9. Assurance that the amenities and uses to be provided tend to
enhance the quality of life in the area, by creating a comfortable and
aesthetically enjoyable environment through conventions that include,
but are not limited to:
a. The preservation of mountain views;
b. The creation of landscaped open areas; NOT
~~~~~~~~~~~~~~~~~~~~~~~~~~~~
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