Wheat Ridge Planning Commission approves Applewood RV Resort plan to add 28 RV sites with conditions

The Wheat Ridge City Planning Commission on Dec. 18 approved a specific development plan to redevelop Lot 1 of the Applewood RV Resort at 11600 West 44th Avenue to add 28 RV parking spaces, with conditions requiring undergrounding of overhead utilities, dedication of right-of-way and other public improvements before recording the SDP.

Planning Manager Jana Aisley told the commission that staff found the SDP consistent with the existing outline development plan and the city code and recommended approval. "Staff is recommending approval with the conditions as listed in the staff report," Aisley said, summarizing findings on drainage, landscaping and agency review.

Applicant representative David Tyson of LJA said the plan modernizes aging infrastructure and improves circulation and safety on the site. He said the project removes several commercial buildings on the north portion of the property, incorporates three rain gardens for water quality, adds ADA routes and provides eight guest parking spaces including an accessible stall and two EV-ready stalls. On traffic, Tyson said the removal of the existing commercial building and the addition of 28 RV spaces produces a net reduction in daily trips: "a net reduction of trips per day of 593 daily trips," he said, attributing the result to differing trip-generation rates for commercial uses versus camping uses.

A resident who lives across the street, Dave Nosler, urged the commission to consider neighborhood traffic impacts at the Tabor Street/44th Avenue area, saying the existing single ingress/egress and frequent left-turning maneuvers create a safety bottleneck. "My main concerns are the traffic involved on 44th Avenue," Nosler said, describing congestion and illegal left turns he said residents routinely make to reach destinations. The applicant responded that the commercial building slated for demolition is approximately 12,000 square feet and that a modern retail use could generate substantially more vehicle trips than the proposed camping use.

Commissioners probed the project on fire access, traffic-study methodology and length-of-stay limits. Aisley said the Vada Fire Protection District issued a can-serve subject to district requirements and that the city's public works group is studying corridor improvements along 44th Avenue, including intersection design at Tabor. Staff confirmed the municipal code limits a single stay to 30 days with potential limited renewals in certain circumstances.

Commissioner Quiniones moved to approve the SDP, finding it consistent "with the purpose of a planned development as stated in section 26-26-301 of the code of laws" and with the outline development plan. The motion included the conditions recommended by staff; Commissioner Sparks seconded. After brief discussion acknowledging neighborhood concerns and corridor-level work planned by public works, the commission voted 6–0 to approve the application.

The SDP decision is subject to the listed conditions, including that building-permit submittals be consistent with the SDP, right-of-way dedications and easements be recorded prior to recording the SDP, and that public improvements (including undergrounding overhead utility lines and installation of streetlights) be completed as a condition of building permit approval. The civil construction documents are nearing approval and coordination with service agencies will continue as the project moves into permitting.

Staff also noted the project was posted and property owners within 1,000 feet were notified; as of the hearing no comments had been submitted on Wheat Ridge Speaks. The commission's next regular meeting is scheduled for Jan. 15, 2026, and planning staff announced upcoming appointments and grant efforts during new business.