Wheat Ridge planning commission recommends approval of rezoning for 5225 Swadley Street after neighbors raise compatibility concerns

The Wheat Ridge City Planning Commission on June 18 recommended approval of rezoning case WZ-24-09, a request to change 4.97 acres at 5225 Swadley Street from Agricultural 2 to Planned Residential Development (PRD) with an outline development plan to allow a phased neighborhood of up to 14–18 single-unit homes.

Planner Stephanie Stevens told commissioners the ODP establishes two planning areas (single-unit homes and a largely open-space area), requires two access points and a looped perimeter drive to serve utilities and fire access, and includes buffering and architectural standards intended to promote compatibility. Stevens said all required notifications and postings were made, a virtual neighborhood meeting on Jan. 23, 2024 drew 54 attendees, and 41 comments were received on Wheat Ridge Speaks (39 opposed, 2 in support). Staff concluded the ODP meets the city’s zone-change criteria and recommended approval without conditions.

Neighbors urged the commission to impose additional protections. "A 35-foot height maximum on these homes would not be compatible with the directly adjacent land," said Shane Lumis, who spoke for the Rainbow Ridge neighborhood and asked the commission to require a 28-foot maximum height to protect privacy and neighborhood character. Multiple residents asked for a deeper landscape buffer (15 feet) and for the developer to provide a 7.2-foot solid privacy fence; others raised concerns about traffic at Taber and West 52nd Avenue, the looped drive adjacent to property lines, and the permanent loss of agricultural and equestrian uses.

Applicant Wes Kristofferson said the proposal was significantly reduced in response to community input — from about 40 homes in earlier plans to the current 14–18 — and described measures intended to increase separation, including what he said would be roughly 39 feet from the property line to the first structure (fence, buffer, driveway, sidewalk, setback). Kristofferson also said a traffic study anticipates minor peak-hour impacts of about 20 trips.

Commissioners asked staff and the applicant for clarification about process and technical constraints. Commissioner Sparks asked why straight zoning was not an option; staff replied that properties larger than one acre seeking residential zoning must use a planned development process. Staff and commissioners also explained that details such as lighting, acoustics and final drainage design are addressed at the Specific Development Plan (SDP) stage and that utility and fire service requirements make a looped road necessary on this site.

Commissioner Michael Moore moved to recommend approval, citing consistency with the city plan, compatibility measures built into the ODP and infrastructure capacity; Commissioner Danielle Gravy seconded. The commission voted 5-0 to recommend approval (Commissioners Anna Sparks, Christine Disney, Danielle Gravy, Jennifer Gibbs and Michael Moore voting yes). Stevens noted a valid zone-change protest has been filed: if council receives the ordinance with the protest in effect, council approval will require six affirmative votes rather than a simple majority.

What happens next: The planning commission’s recommendation will be forwarded to the Wheat Ridge City Council for final action. Because a valid protest is on file, a higher council threshold will apply; council will also review more detailed technical materials at the SDP stage if the rezoning is approved.

Clarifying details: the site is approximately 4.97 acres; the city charter density limit cited by staff is 21 dwelling units per acre (a theoretical maximum of 104 units on the parcel), while the ODP proposes a maximum of 14–18 dwelling units; staff reported preliminary drainage analysis raised no engineering concerns but a full drainage report is required at SDP; staff recorded 41 online comments on Wheat Ridge Speaks (39 opposing).