Wheat Ridge planning commission approves Applewood RV Resort SDP to add 28 RV spaces

The Wheat Ridge Planning Commission on Dec. 18 unanimously approved a specific development plan (SDP) to redevelop Lot 1 of Applewood RV Resort at 11600 West 44th Avenue, adding 28 RV parking spaces and site upgrades.

Planning Manager Jana Aisley presented staff’s analysis, saying the site — part of a planned commercial development governed by the Prospect Park Place ODP (originally approved in 1984 and amended in 2024) — is about 6.236 acres and that the SDP addresses final drainage, architecture, lot layouts, phasing and other design details. Staff recommended approval with conditions after referrals to outside districts and internal review found no outstanding objections.

Applicant representative David Tyson of LJA described design changes intended to modernize the park for larger RVs: a one-way loop circulation to reduce on-site backups, widened emergency access lanes and reinforced pavement for apparatus loads, upgraded water and sewer lines, three rain gardens for stormwater management, ADA routes and added guest parking. Tyson said the proposal would keep guest activity on-site and improve safety and operations.

Resident Dave Nosler, who lives across from the property, told commissioners his primary concern was traffic on 44th Avenue and Tabor Street, describing existing left-turn and egress constraints and saying many RV spaces are used long-term. Nosler urged traffic mitigation before permitting additional capacity. The applicant replied that the existing north-side commercial buildings (previously used for retail) would be removed; the trip-generation comparison in the application showed a net reduction in daily trips of about 593 per day with the 28 RV spaces versus the commercial use.

Commissioners asked about fire access and maximum stays; staff said the project was referred to the fire district (a "can serve" was issued subject to district requirements) and noted the city code sets a 30-day maximum stay for RV park spaces with renewal exceptions in limited circumstances. Staff and commissioners also noted that Wheat Ridge Public Works is reviewing corridor improvements for 44th Avenue, including redesign options for the 44th & Tabor intersection.

Commissioner Quiñones moved to approve the SDP, citing consistency with the ODP and City code (Section 20-6-301 referenced in the motion), with conditions requiring that building permit submittals be consistent with the SDP, right-of-way dedication and easements be recorded prior to SDP recording, and public improvements (including undergrounding overhead utility lines and streetlight installation) be completed as conditions of building permit approval. Commissioner Sparks seconded the motion. The commission voted 6-0 to approve the SDP.

Next steps: the approval allows the applicant to proceed to building-permit submittal consistent with the SDP and to record associated right-of-way/easement documents prior to final recording of the SDP; public-works and fire-district coordination will continue during design and permitting.

Sources: staff presentation by Jana Aisley; applicant presentation by David Tyson; public comment by Dave Nosler; planning commission motion and vote.