FAQ’s – What is the Truth behind the Nonsense?
This page is currently in progress, look for continued updates…..
Zoning Facts regarding 6001 Federal Blvd
(property now owned by Denver Transit Oriented Development Fund LLC / The TOD Group)
Property is currently zoned C4 / C5 with maximum heights of 35 ft. This is a Commercial zoning of relative low density and reasonable development.
Early 2009 – When Mr. Renne, owner of The TOD Group and Denver Transit Oriented Development Fund purchased the property in 2009, they purchased with full knowledge that said property was zoned commercial with maximum heights of 35 ft.
Sept 2009 - Adams County Commissioners passed the “Clear Creek Valley TOD Plan“. This plan / study was done by professionals, paid for with tax dollars, with expertise in the area and whose opinions were not clouded with potential for personal gain. During hearing, it was emphasized by Commissioners (including Alice Nichol and Skip Fischer) that this was ONLY a Plan, and did not entitle any rights.
The Adams County Clear Creek VAlley TOD Plan called for “Mixed Use” with heights “not to exceed 48 ft” and calling for “compatible development” tapering to 24 ft near abutting neighborhoods & properties.
Oct 2009 – Adams County approved an Amendment to their original Plan, as proposed by the new owners / developers. Buried within this “amendment” were statements calling for increased height (up to 7 stories). Adams County Officials deemed this “compatible” with the character and nature of the surrounding areas. [ for those familiar with Southwest Uninc. Adams County, you understand what a complete fallacy this is ] Again, it is important to remember that once again, this was just a PLAN with no legal entitlements.
Aug 2010 – Adams County Planning Commission passes the Overall Development Plan for the Clear Creek Transit Village (CCTV), located on 6001 Federal Blvd. owned by Mr. Renne, owner of The TOD Group & Denver Transit Oriented Development Fund. The Planning Commission passed the
” Overall Development Plan (ODP) with mixed-use consisting of approximately 815 residential units, 140,000 square feet of commercial/office/retail, and limited parks and open space”
with the following Findings of Fact:
1. The ODP is consistent with the Adams County Comprehensive Plan and any applicable area plan.
Remember, the “area plan” at the time called for “compatibility” to the character & nature in the surrounding area
2. The ODP is consistent with the purpose of these standards and regulations.
In fact the ODP was NOT consistent with the purpose of the Standards and Regulations at the time, and it appears Adams County Employees and Officials were fully aware of this at the time. We will address this very important issue later…..
3. The ODP is consistent with the permitted uses and conditional uses in the applicable zone district standards of all zone districts contained within the boundaries of the ODP.
In Fact, the ODP was NOT consistent with the permitted uses and conditional uses in the Zone District standards of the zone districts contained within the boundaries of the ODP. In Fact, the zone district then and now is commercial, 35 ft. The ODP contained massive densities and heights (up to 95 ft) that were and ARE NOT permitted in the zone district for which it resides. And again, it appears from extensive email correspondence that Adams County Employees and Officials were fully aware of this at the time. It also appears that they had no regard for their own rules and regs in place at this time. We will address this very important issue later….
4. The ODP conforms to the Adams County Transportation Plan and will not negatively impact utilities or traffic in the area or otherwise have a detrimental impact on property in sufficient proximity to the proposed development to be affected by it.
The properties abutting and surrounding this area of proposed development are low density, no more than 2 stories in height from street level, somewhat rural in nature, home to Bald Eagles, protected Migratory birds and other wildlife, open space, walkers, bikers, and bird watchers frequent the area. Yet somehow, our Adams County Employees and Officials deemed that a massive 95 ft high maximum density development would not be “detrimental to” nor “affect” the surrounding natural areas.
5. The ODP conforms to the PUD-R or PUD-C standards.
In Fact, this ODP did NOT conform to the PUD-R nor the PUD-C standards in place at the time. Adams County showed blatant disregard for their own Standards and Regulations in passing this ODP, something we will address later…
6. The ODP is consistent with any applicable drainage plans.
7. The overall density of development within the ODP conforms to the zone district densities as modified by the PUD-R and PUD-C allowances.
Once again, the very idea that this can be presented as a “Fact” is absurd and once again demonstrates Adams County blatant disregard for their own Standards and Regulations in effect when they passed this ODP.
8. The ODP is compatible with the surrounding area, harmonious with the character of the neighborhood, not detrimental to the immediate area, not detrimental to the future development of the area, and not detrimental to the health, safety, or welfare of the inhabitants of the area and the County.
This statement is a complete joke, and only demonstrates the incompetence of our Planning Commissioners in being able to state something that is so very much a twisted opinion as “fact”.
Stay tuned, more to come !