Approved - 6 to 0.

Pumpkin Ridge Rezone

Case: RZN-2022-271
Consider a request by Olan Clark, on behalf of Dry Dock Development, LLC, Property Owner, to rezone 4.69 acres from R-4 (Residential - 4 du/ac) to R-5 (Residential – 5 du/ac) located at the southwest corner of Unaweep Ave and Alta Vista Ct.
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Staff Presentation


Development Application ( 0.1 MB )
Staff Report ( 0.15 MB )
Draft Ordinance ( 0.1 MB )
Maps & Locations ( 1.14 MB )
Decision Making Criteria
Per Section 21.01.140 of the Zoning and Development Code, the Planning Commission and City Council shall base their decisions in consideration of the extent to which the applicant demonstrates the following criteria have been met:
(1)    Subsequent events have invalidated the original premises and findings; and/or
(2)    The character and/or condition of the area has changed such that the amendment is consistent with the Plan; and/or
(3)    Public and community facilities are adequate to serve the type and scope of land use proposed; and/or
(4)    An inadequate supply of suitably designated land is available in the community, as defined by the presiding body, to accommodate the proposed land use; and/or
(5)    The community or area, as defined by the presiding body, will derive benefits from the proposed amendment.

Comments & Feedback

This case is closed, online commenting is no longer available.
Online comments closed at 5:30 PM MDT 7/11/22.
yes I'm commenting on the reasoning of the Pumpkin Ridge area the two Fields adjacent to my house nobody in my neighborhood exspecially including myself want that resume for apartments the pile as many houses in as possible everybody around here has wants the exact same thing they just wanted an extension of homes that are the lot size and homes that are like the ones that are currently built and you know we pipes nobody anywhere around here once anything different. the reasoning none of us want to happen we don't want to increase in potential crime we don't want the increase in population we don't want the increase in traffic for sure you know we is only a one way Road and with the apartment's going in down the road it's already going to be a hassle at the stop light of you know we've been 2929 Road conjunction with the interstate will already be a problem traffic alone getting toward getting them places along everything will be an issue. Dan property value and everything we'd like houses if it's going to be developed we'd like it develops currently like you know we pipes or something similar not small Lots not Apartments. and I believe that's pulling off of our existing. irrigation so that's going to be an issue also. anyway that's it
July 11, 2022, 5:12 PM
Shannon Lowry
5 / 9 Planning Commissioners have viewed this comment
Phone-in comment
I would just like to state that we (my family and most we've spoken to who live in the Unaweep Heights subdivision) are strongly opposed to the proposed rezoning of the Pumpkin Ridge lots. We've know for the 15 years we've lived there that those lots were never going to remain undeveloped forever but we believe that the rezone to include multi-family and/or zero lot homes will exponentially increase the congestion in and around that immediate area. Even with the relatively new light at Unaweep and 29rd, that intersection is an unsafe mess most of the time. Additionally, Unaweep itself has become a dangerous race track even without adding all the new residents that the rezone would accommodate. We feel that development is a necessary evil, especially with vacant land like it is, but it should remain zoned like it is to at least give us some hope of keeping things safe in the surrounding neighborhoods. Thank you for your time.
July 11, 2022, 2:51 PM
Mark Leistico
6 / 9 Planning Commissioners have viewed this comment
my name is Jillian Ketchum and I live at 2866 Rock Creek Drive my family and I move to you know we pipe in October 2022 We Are Young working family and have a 2 year old daughter and plan to grow our family in the near future what we loved about the subdivision was the low traffic beautiful homes and lot sizes the secluded streets that allows families to play and socialize without high traffic and the Beautiful views and friendly neighbors we moved into this neighborhood for a long list of reasons one being because it was family oriented and property property values have increased in the last 2 years the thought of all that being taken away completely destroy is our dream of this being our forever home what is being proposed will not only reduce property values and will dramatically increase traffic congestion and while I respect the fact that low income affordable housing is necessary we live in the desert are plenty of other locations we live in an area with a lot of open space. the transit population in low income housing will increase crime protection and protection of small children and that was not the reason we purchased in this area we live in we used to live at 29 1/2 Road in Deer Road the atmosphere and you know we pipes is unique and so much more connected than anywhere else we've ever lived we have sacrificed so much to live in a family oriented neighborhood that this proposed plan completely destroyed all we have worked so hard for. of all the other available options could they not put this resulting plan somewhere else that doesn't interfere with the teeth and call Miss of this family oriented Community as a criminal investigator for the state of Colorado I know all too well with this pop popular demographic will do to this community while they this may still get railroaded through rest assured there are people in this community who are willing to protest this Rizzo name please consider other venues in this race owning project our entire Community feels the same way but we also feel like our voices will be heard I've spoken with a number of Neighbors in the subdivision who want to express their disagreement with this plan but they don't believe it will change anything please please listen to us prove them wrong and show the home owners in this area that you care that you are listening and that you will find other locations that do not interrupt apiece and security of the current home owners and their families. I appreciate your time and thank you so much
July 11, 2022, 2:34 PM
Jillian ketchup
6 / 9 Planning Commissioners have viewed this comment
Phone-in comment
hi my name is Megan and I am a resident my house backs up to the property in question into the the vacant lot that it currently is and I am excited to be able to have that take a lot be develops I think there was a great opportunity there to expand our great neighborhood that we have I do live in the you know we've Heights neighborhood which is beautiful our home prices in our home values or great and they're getting even better I do have a concern about this zoning proposal change I think the way that it is currently Zone as an R for is appropriate and on par with the existing neighborhood with you know we pipe right there I do think that making the change to an our 5 where they'll be more houses in that small area I think would be a detriment to our community it's a great place to live and I'm excited for more homes to be brought up but I think there's a reason why that was that are 4 to begin. you're a lot of opportunities for Housing Development and I really encourage the Planning Commission to be very thoughtful with our future growth that intersection you know be the 29 roses already busy and it's going to get even more busy with new developments are grocery stores are already really busy that I am concerned that we're building houses and approving housing development at a much higher density then what the city and the infrastructure was design for so I really encourage you to take a step back and. consider to turn down this proposal to make this. Housing Development more done I think it's important that you that we keeping Tegrity the city and not turn it into a very condensed populated area thank you very much for your time and I appreciate you taking my comment
July 11, 2022, 1:22 PM
Megan Turlock
6 / 9 Planning Commissioners have viewed this comment
Phone-in comment
yes I've lived here 9 years now. it's gotten busier and busier and there's no neighborhood at the ENT at the East end of the street now you want to put one in there. we don't need a fruit Street there's too many children on this road now it come from everywhere there's too many people that are moving back and forth. we don't need to have any smaller houses that have more people. blot sleet need to be the larger lot. it doesn't. it's just way too busy as it is. I didn't move here for this. yes I know. you need more housing then keep the people off of our street know through Street and make your own Inlet and Outlet over off of Alta Vista. does it need to be one going through here on. Rock Creek. thank you
July 11, 2022, 12:40 PM
yes my name is Joe Thompson
6 / 9 Planning Commissioners have viewed this comment
Phone-in comment
I believe that the zoning change for Pumpkin Ridge in that one parcel would be detrimental to the overall effect or the overall Ambience of Orchard Mesa in this area everything seems to be zoned our 4 and that seems to work for this area a higher density would cause more problems with on street parking because not enough off street parking will be provided for the houses that will be built there. it would come become more congested and I would like to see this area remain like it is in zone are for the welcoming to the new houses that are built here in accordance with the zoning are for seems to be the best idea for this area because there is nothing else that is owned our side in the area thank you very much
July 11, 2022, 10:47 AM
Judy merold
6 / 9 Planning Commissioners have viewed this comment
Phone-in comment
Dear Planning Committee, We are writing to express our strong opposition to the proposed rezoning at the of the Pumpkin Ridge subdivision. While our local community may be unable to prevent development in general, that in itself will be detrimental to the Orchard Mesa area. All of the residents we've met with and have spoken to in the Unaweep Heights HOA and surrounding neighborhoods are completely opposed to the addition of multi-family housing and/or zero-lot homes, which will significantly cause and increase traffic and safety problems, create even more problems with our local schools that are already over-capacity, and lower the property values of the existing neighborhoods. The negative financial impact and loss of investment to existing homeowners in the area should outweigh the profit margins of a few, such as the developer and real estate agents involved in the project. The developer and agents do not reside in this neighborhood. Traffic and safety of pedestrians are major areas of concern. Traffic congestion to and from Orchard Mesa via Unaweep Ave and 29RD is already ridiculous with a constant line and flow of traffic spanned between the Riverside Parkway and B 1/2RD, and with no turning lane in place at the intersection of 29RD for southbound traffic turning onto Unaweep Ave., the intersection and route is routinely stalled by traffic turning onto Unaweep Ave. While the traffic may be lighter on average throughout the day, the local neighborhood traffic will disproportionately surge during morning and evening rush hours, causing traffic issues during critical times for the existing area neighborhoods. The traffic surge during morning rush hours will also negatively impact safety for our children, since many students walk to school in the mornings. In general, the area traffic is continuing to increase, and heavy traffic is already common and problematic. Schools in the area are already reported at overcapacity, even after we just recently built a new school due to area growth and the overcrowding it has created, and the committee should not approve any multi-family dwellings or allow crammed in zero-lot homes that creates or exacerbates a situation that will cause school concurrency to fail for this proposal and/or other approved plans. The true long-term costs to this community and area homeowners (wear and tear on roadways, fuel wasted by commuters sitting in traffic, home value loss, time loss, etc.) should far outweigh the short-term profits of a few at the expense of many within this community. Existing property values are very likely to go down in the area if multi-family apartments, town homes, or zero-lot homes are built. Multi family and congested dwellings are inconsistent with the existing neighborhoods developed in the area. It is very disappointing that only a minimal amount of notices were mailed to just the immediate surrounding homes, when in fact this and all developments in the area do and will have a significant impact to all of the Orchard Mesa residents. There was no indication of where the notifications were sent, but we do know that within our neighborhood, our neighbors 50ft across the street did not receive one. We urge you all to please disapprove the proposed rezoning, and from recent meetings and discussions with my neighbors, we know our opinions are shared by many who are not able to attend the meeting or managed to write letters simply because they were uninformed of the proposed development. Thank you for your time and continued service and support of our communities. Christopher & Eugenie McGillivary
July 11, 2022, 10:39 AM
Christopher & Eugenie McGillivary
6 / 9 Planning Commissioners have viewed this comment
regard to the Pumpkin Ridge resume I live on. Rock Creek Drive and it is Michael defect that we're talking about I highly oppose the reasoning for the in this area due to the fact that we that would be cramming way too many. homes or apartments or duplexes whatever the plan is in that area it will not process the people who already live here I believe the structures need to be all about the same size we don't have any of anything other than a two story most of ours our our single story actually on our block and I don't we don't want all that confusion going on or even if through Street in our area if possible. but I am opposing the reasoning of Pumpkin Ridge reason so I appreciate you listening thank you
July 10, 2022, 11:16 AM
Jeanette credit
6 / 9 Planning Commissioners have viewed this comment
Phone-in comment
Given the issues with housing in the community, this seems like a reasonable rezoning. The City should encourage responsible development like this.
July 7, 2022, 9:17 PM
K Michaelis
6 / 9 Planning Commissioners have viewed this comment
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