BACK TO THE 50s!  LAKEWOOD COMMISSIONERS DECIDE THAT PROTECTING THE ENVIRONMENT MAKES IT TOO HARD ON DEVELOPERS.

Press Release

A Resolution drafted by the Lakewood Planning Commission sought to address inadequacies in the process for Major Site Plans.  The request for a Resolution came from Rebekah Stewart on City Council and was in direct response to the 6-story apartment complex planned directly adjacent to Belmar Park, its lakes, and established natural habitats.  The Resolution notably promoted a paragraph recommending there be “an evaluation of the potential effects of a park adjacent development on habitats with the park, including any demonstrable effects on park flora and fauna”.  In the Sep 4 discussion of the Resolution, Commissioner Kolkmeier mentioned that this was not a new concept and that Ft. Collins has an ordinance exactly on this topic, so that there were models available to draw from.  However, Commissioner Buckley stated that he did not know what Ft. Collins experienced from this ordinance, and therefore recommended striking the paragraph from the Resolution.  After a half-hearted round robin where other commissioners stated “perhaps we could recommend that City Council review the Ft. Collins ordinance”  and “it’s unfortunate not to address the ecology at all”, the commission voted 4 to 1 to remove the paragraph and not consider protecting the environment in a review of Major Site Plans, even when they might be located adjacent to a park.

There is well documented peer-reviewed research of the adverse impacts of adjacent development on wildlife from increased noise, light pollution, pets – especially cats, bird strikes on window glass, and general human-caused disturbance.  An industry as vilified as Oil and Gas is required to perform environmental assessments before beginning projects.  However , the Lakewood Planning Commission has decided that in our human-centric  world, protecting the environment should not be a factor that developers need to bother with.  From developers to Lakewood:  “Thanks!”.

History. Belmar Park was voted into existence in 1973, after a long-contested struggle of what the original Bonfils Stanton estate should become: a development that would provide a tax base for the newly incorporated City of Lakewood or a large, centrally located park.  The outcome, Belmar Park, is described on the city website as one of the “true jewels of the city park system, a peaceful enclave in the center of town” that comprises 132 acres of natural area.  It is valued for its wildlife (avidly photographed) and also for the serenity and tranquility it provides to park visitors.

Threats to the Park.  In the 50 years since the inception of Belmar Park, the city of  Lakewood has inevitably seen much growth.  One recent proposed development at 777 S. Yarrow St., which currently contains the two-story Irongate office building, threatens the integrity of the park by adding 412 luxury apartment units in a six-story complex on 5 acres immediately adjacent to the eastern boundary of the park.  Sixty-five mature trees would be removed.  The project is legally zoned for this density after a zoning change in 2012. Done as a city-wide “legislative rezoning”, the change did not require neighborhood notification that most rezoning involves.  The 2015 Comprehensive Plan further exacerbated the problem by designating  Belmar Park and the adjacent land as a “growth area”, which allows for dense multi-storied structures.  Also, with the designation of a Major Site Plan, the project to date has been reviewed only by city staff, with no input from City Council or the public.  Residents of Belmar Commons townhomes, located within 300 ft of the project, were notified in 2023, 2 years after the project plans had been submitted to Lakewood. 

Impacts to the Park.  How would Belmar Park be affected by such development on its periphery?  Over 240 species of birds have been catalogued at Belmar Park, according to Cornell Lab of Ornithology’s eBird.org,  including resident, breeding, and migratory birds.  There is written authority on the detrimental effects of noise and night lighting on bird mating, nesting, and reproductive success.  There is wide documentation of the threats to birds from collision with buildings and glass, a danger that the nearby multi-story building would present as birds fly eastward across the lake with afternoon sun reflected on the windows. The mature trees on the project site provide nesting and foraging sites for songbirds and raptors.  As far as more people experiencing nature, there have been articles about our public spaces being loved to death.  As a frequent visitor to Belmar Park, I have watched people fishing near the No Fishing signs, and social media has reported turtles being taken from the lake.  With the addition of 412 apartment units encroaching on the park, degradation is inevitable.

Public outcry and City of Lakewood Position.  When the public became aware of the project in August 2023, people filled City Council chambers to protest in each meeting from September into January 2024.  Most City Council members and Mayors Adam Paul and Wendi Strom contended there was nothing that could be done to change the proposal due to the “right to build”.  This raises the question, why does development supersede the wishes of the community and Lakewood’s own ordinances and plans, such as The Existing Tree Preservation ordinance, which requires protection of mature trees and design plans that minimize disturbance to such trees; the Lakewood Sustainability Plan, with a goal to achieve a 30 percent tree canopy by 2025; and The Lakewood Comprehensive Plan, which reads that new developments should be compatible and seamlessly integrate with existing neighborhoods (in this case the park and 1and 2-story townhouses.)

Additionally, according to the Lakewood Municipal Code, the calculation of land dedication requirements for park and open space, the developer owed the City 3.3 acres of parkland, which would have created a buffer with the park.  However, the City opted to accept an “in lieu of” cash offer from the developer with no land donation, and intends to use the funds for a parking lot south of the library, effectively removing more trees and green space.

Where we are now.  It is clear that the deteriorating Irongate office building should be demolished. The City declined to bid on the property when it became available in 2019, as reported by Westword.  Development that is more appropriate in scale for the site, that adheres to the Lakewood ordinances, would be considered acceptable to much of the community. Any recent negotiations between the City Planning Staff and the developer are unknown at this time.  However, for the first time in 12 years, the Planning Director has recommended a Major Site Plan to the Planning Commission for review.  Years ago City Council ceded their authority to review such projects because of the time involved, and since then, Major Site Plans have been reviewed by staff with no public interaction with the developer. The review date is to be determined, but the meeting will be an opportunity for those concerned to once again voice their opinions. A decision by the Planning Commission that favors the developer over the needs of the park and the community will be challenged in court.