Sloan's Lake Citizen's Group

Quite Changes to the West Colfax Plan

Apr 06, 2007

In January, City Council passed a resolution directing the Planning Office to prepare an amendment to apply Main Street zoning to West Colfax between Sheridan and Federal and between Colorado Blvd. to Yosemite. When Council passed the West Colfax Plan last September, Main Street zoning was a portion of the plan that the West Colfax Stakeholders Committee never understood because Planning staff never objectively and clearly explained what it is and how it would attract reinvestment money differently from the current mixed-use main street zoning that Colfax already has.

Council?’s resolution ?“considers extensive public outreach and public input imperative to successfully applying the Main Street zone districts,?…?” The Planning Office interpreted this to mean that semi-public meetings held in February would suffice by limiting publicity to a small e-mail list and those who take the time to explore the city?’s new web site. No additional public meetings are planned at this time. The meeting held on February 7 at St. Anthony Hospital attracted approximately 12 to 15 non-city staff people. Some were commercial property owners and some were residents.

A Planning Office memo was circulated earlier that said ?“maps and legal notices will be posted along the corridor?” on January 23. To date, no such maps and notices have been posted. Yet, the Planning Office is hoping for a May public hearing before City Council to pass a blanket rezoning.

The problem with Main Street zoning is that it eliminates reinvestment opportunities by strict design requirements that largely can only be met by product retail businesses, general office buildings, and some multi-family housing. The design mandates ignore the needs for security, privacy, and energy conservation that many uses have. Creating mile after mile of such uses nearly equal to the length of Denver has never been achieved by any city anywhere in the world. Boredom has never been a part of anyone?’s vision and economics makes such a vision impossible to create. Making redevelopment rules more restrictive and accommodating to fewer uses ensures that West Colfax will remain much as it is and be in conflict with the vision created by hundreds of people volunteering their time over the past 20 years. The strategy for how to deal with this is being developed by commercial property owners and residents. Those of you who have felt the anger and tension from the Planning Office will understand their disposition. As time progresses, updates will be provided during the spring.