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Home My WebLink AboutCUP-96-2ct e-e(-~ ~I7Zr~- e ~T)1,d I _ _ _ -_--w-~J~ ~ _ _ vet - - _ - - - ~ ~~Szea~ e~ _ ~ ` - tit - u, ~ ~Q,~.~_ ~ J --_fJ Z O a4_~~e~- 1- / 9v_ ~ _ ~'`-cam--P J___- ~ _ ~ ~ - dG' ~ ~u~ _ - (J _ - - - - 1/ - - ~ d UJ . ~-c~ ~ s I l - - _ _ 1 ~e-~-z-~ ~ - 2 w . n- ~J ~ I ~ ~~--~.z~ b .~a--e~r'~z-~ ! UJ_.~1_~ - G_'.---~/`~-ems" - - _ . _ . ~ ~ 6 _ ~ ~ __..,f.6Z_ ~ 0 V_._._., __y~-~-~j~y-,y~~ t\ ~ 2 r C) p W H E A T 7 5 0 0 WEST 29TH AV ENUE FAX# (303) 235-2857 F A S I M I L E To: DAVF- Lc j~j -1 From: ! I~12.1~1 I~ It~E Y~ f Date: No. of Pages ~J (not including cover sheet) Comments: R I D G E WHEAT R IDGE, COLORADO 80215 PLANNING AND (.3113)2;,_284 Z- ONING - PARKS AND RECREATION (303) 235-2877 PUBLIC WORKS (?4li)?3i-2Slil a CITY OF WHEAT RIDGE rnlfi'(-n-) 2►1n f7E F July 19. 1998 Dear Sir or Madam, PLANNING & DEVELOPMENT Tim F. Coursey D.D.S. 3395 Quail St. Wheat Ridge, CO 80033 232-8797 Leaf evening 1 offended the informational meeting of Applewood Baptist Church regarding the Church's proposal to build baseball and soccer fields on the property of W 32nd Ave. and Quail Of. I will elaborate on my major concerns and objections to this proposal. As explained by Mr. Dave Lloyd of Applewood Baptist, this project, which adjoins our West property line, is geared toward providing sports facilities for whatever groups express a need and are willing to pay for their use. Access will not be limited to members of Applewood Baptist Church. Mr. Lloyd stated that the Church does not have the funds to build or to maintain this project, and will have to rely on the lease and rental income of the fields in order to make if successful. Obviously, construction and maintenance of three large sports faeilifies of this nature would be quite expensive, so usage would necessarily have to be full-time in the spring summer and fall. The Church representatives not only have no funding in place for construction and maintenance, but have no idea about how to provide security for the property. Any provisions for such will depend on lease income, and security would necessarily be sporadic at best, especially at night. The Church proposes to build a gravel service road along the eastern border of the property, which would be used for access and parking along the length of the property adjacent to my back yard. Resfroom facilities are being considered, but if is not clear if they will be permanent or portable. This project is designed directly in the middle of a major storm drainage ditch, which, several times per year is flooded completely by runoff from the entire neighborhood to the South of 32nd Ave. The proposal is to redirect the ditch around the soccer fields, effectively directing the runoff info the private properties to the East. It is totally unreasonable to expect that the designed ditch alteration would be sufficient to handle the volume of runoff we experience in this area. The wildlife population, so seriously displaced by other projects over the last several years, has found a safe haven on this property. Foxes are spotted regularly roaming the area. Many species of birds freely inhabit this property. By the Church's own admission, there will be no way to secure the area at night. Obviously, this relatively secluded area, just outside the back yard of myself and my neighbors, will become a magnet to all the undesirable activities which our police departments are trying so hard to prevent. Since this is private property, it will not be patrolled regularly, and we, the neighbors will be forced to become the watchdogs for crimes on the fields. If is extremely inappropriate that a Church venture into the commercial sports-facility business, especially in a quiet residential neighborhood. The Maffic, noise, fresh, storm drainage alteration, wildlife habitat desfruetion, and potential nighttime misuse of this property would be destructive to the character of this neighborhood. Churches have a definite and valuable function in our society. For Applewood Baptist Church to fake on the responsibility of sports facility management not only makes no religious sense, but it has all the earmarks of an income-generating business which is outside the realm of the zoning limits in effecf in this area. Please consider this information 1 have presented as a strong protest against this unreasonable business-development of the Applewood Baptist Church property. ricerely. Tim F. Courcog. D.D.B. July 18, 1996 On the matter of proposed athletic field facilities at the Applewood Baptist Church south of West 32nd Ave. It is the opinion of Howard Noble and Carol Green, adjacent property owners, whose address is 11254 West 38th Ave., that the proposed field facilities as described to date are not in the best interests of the neighborhood. They will not be available for members of the immediate neighborhood's use and will bring ever increasing traffic, noise, lights, and trash into a quiet neighborhood setting. The concept of allowing churches to be built in residential zoning is based on the fundamental basis of providing convenient places of worship for local residents. To allow field activities such as described is not a correct interpetation of this concept and instead allows the Baptist Church to benefit and achieve income at the expense of the neighborhood residents. The disregard shown the existing neighborhood and its quality of life as evidenced by the recent Church proposals that create increased traffic, noise, and parking, etc. brings into question exactly what kind of neighbor is the Applewood Baptist Church and why such disregard for neighbors can be present in such a religious context. We are opposed to the proposed field facilities and will use all avenues available to prevent the fiuther degradation of the neighborhood quality of life which are sure to follow such a project. rL- 4'~6z-~ CITY OF WHEAT RIDGE June 24, 1996 D Lt_0~n(1 n~ JUL 2 5196 PLANNINGM~yELOPMENT I am writing this on my north patio on a quiet su afternoon. The meeting at the church did nothing to change our views concerning the plans for baseball fields, soccer fields and tennis courts. In fact the discussion convinced us even more that the development should NOT take place. There are just too many problems: 1. NOISE 2. Sanitation 3. Traffic congestion 4. Disturbing the "quality of life" of residents living adjacent to and nearby the property. 5. Disturbing the "quality of WILD life". 6. The definite possibility of late- night unapproved and unwarranted use. 7. Parking problems. 8. Proposed fences obstructing neighbors' views. There are parks and schools grounds (i.e. Everitt Middle School in Wheat Ridge) for such uses. According to the Applewood Baptist Church this property was very expensive ( however, no taxes.are paid). A church member stated the church plans to lease the fields if the proposed plan is approved. We believe the church should wait until it can afford to build the "sanctuary" as shown on its plan. The proposed playing fields do NOT belong in the midst of this residential area. We feel this is not a matter for compromise. ec„tgully`, aVV v iv i hyl is K. 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H - - ~4 H O + ° w t0+) roH}i •ri a) O N co .C+ia)N •.i x a) (a mNa)a m 3 4 o~ m A° a m ai•'wro m HQ m3 3m a 3 ro ~ E a) 44 r. rz N E Q O 1-11 X E -x is is i< is m •.a m .C .,i a) U •N -P w b) 4 -rt C mU•rimm ~aroro~ U) (a a) 0) -P A m a) c aroim~o3 mma0 -,q c a o ~H roH '1 0 w a) 4-1 -P E a >r N E O -H X 0 7 w r. -P x aM 0•ri-P -H -rq H cca)O 3>4~ 0 44 O O G mE N.X o 0 U+) row .C +)m AAN o rn.,i m mc7cA Z m 0) -P .11 a) ro li m m -P co(00) -H 0) m a) m o c U 7 a) s i "q ro m H a mama O O 4-3 a U)Hro -P (a •rlCm0)ca 3 p co w V li 0 a) O •11 -H m H U a 7 H WHO COP Na <4A U 04k ro tea! x a ~ m \ Cl o w w -P ro O O Q 0 O a) m 21 w m z 5 o E. c a v Integrity and transparency The following questions reflect known inquires that have been expressed to the facilitators. The facilitators have framed these questions to provide detail and maximize clarity in regard to any one issue. The framing attempts to eliminate arbitrariness and subjectiveness where possible. To the extent that they are answered with specificity they provide the stakeholders and decision makers with relevant information to go forward as deemed appropriate. To the extent that they are not answered or vaguely addressed, trust may be eroded and questions will linger. The manner in which questions are addressed will provide additional relevant information to stakeholders and decision makers. We have provided them to you in advance so that you have an opportunity to gather all the relevant information in a form that is useful to the dialogue. This list of questions does not suggest that these are all the questions individuals have. The upcoming meeting will allow for any additional relevant question pertaining to the matter at hand. Items for the Planning Department to present as part of the agenda 1. What is the schedule and process for obtaining a special use permit? 2. What criteria are used to evaluate an application for a special use permit? 2.1. Are there thresholds that need to be met for each criterion or for all as a group? 3. What is the history of the zoning for this particular property both: 3.1. In general and, 3.2. As it relates to the development of the property 4. Would granting Applewood Baptist Church this permit set a precedent for future development in the area? If so, what would that precedent be? 5. What flexibility does the Planning Dept. have in granting or denying permission to go ahead with this expansion? 6. If approval is granted for this application what conditions can be set regarding the scope and design detail of this project? Can conditions be set regarding future expansion beyond this project (master plan)? 7. If the City Council is to make the decision, what type if any recommendations would the planning department offer? 8. Zoning map for Wheat Ridge to be posted on room wall, slide (include in packet) 9. Slide bulleting sequence of special permit process (include in packet) 10. Slide identifying criteria evaluated (include in packet) 11. Slide identifying timeline for process (include in packet) 12. Slide identifying property history (include in packet) Items for the Applewood Baptist Church to present as part of the agenda 1. What is the history of the Church? 2. Are there any future plans beyond the addition of the education building and the additional parking lot within Wheat Ridge, Lakewood? 3. What were the findings of the Long Range Planning Committees: 3.1. Research (who did the research, when and what was the methodology?) 3.2. Analysis 3.2.1. Specifically: Lighting, parking, traffic, architectural studies, impact on surrounding property values, noise, security, and views 3.2.2. What specifically were each of these conclusions based upon? 3.3. Why does the LRPC feel this is the best course of action for the Church? 4. How many ABC members are living in: 4.1. The Lakewood community 4.2. The Wheat Ridge community 4.3. Applewood community 5. What is the schedule for the proposed expansion? 6. What services does the Church provide to the Wheat Ridge neighborhood besides spiritual? 7. Describe how the proposed structure fits into the architectural feel of the surrounding neighborhood? 8. Provide copies of studies (motor vehicle and pedestrian traffic etc.) 9. What is the planned maximum acceptable decibel level outside of the buildings during gatherings (at various times of day)? How is it to be monitored? What specific engineered design features are to be employed to assure appropriate decibel levels? What does the Church propose as a condition if at any time the decibel levels exceed the maximum allowed? 10. What is the expected typical attendance at the new facility for any one event? 11. How many pedestrians are expected to cross over 32nd St. for attendance in sanctuary? 12. What is the maximum expected number of visiting vehicles at any one time that the design is capable of handling traffic / parking? What specific engineering features manage traffic / parking? 13. Would ABC hire off duty police officers to handle traffic during services and large events? If so, how many and where will they be positioned? Will these officers be supported by any volunteers from the Church? 14. What strategies will be employed if this expected maximum is exceeded? 15. What specific strategy is to be employed to maintain pedestrian safety on the street for the residents during daily operations? 16. Based upon your analysis, what current natural views of abutting residents will be affected above and beyond views that would normally be blocked if a typical residence (similar to DiGiacomo's were constructed)? What percentage of each current view will be blocked? 17. Based upon your analysis what will be the short term and long term affects upon neighbors property values? What is this analysis based upon? 18. What currently existing grade point on the property would the final not to exceed constructed height be measured from (under all conditions - no matter what)? 19. In the last forty years ABC has seen a thirty fold increase in membership to over 1500 members. What is ABC's master plan to accommodate future congregation growth at near this rate? At what level of growth (number in congregation? services provided?) would ABC outgrow this base of operations? 20. How has ABC leadership represented this project to its members in order to raise monies? In Page 1 of 2 To: "'Michael Norton"' <mnorton@bfw-law.com>, "'Meredith Reckert"' <meredith@ci.wheatridge.co.us>, <ddeardorff@applewoodbaptist.com>, <calvinwittman@msn. com> Attached is a list of items to address at the meeting for both ABC and the City. The document is self explanatory. I have not received any questions ABC or the Planning department may have for each other or the residents. When I do I can present them in the same manner. In regard to the facility;. The Church sounds as if it can readily accommodate a large group of individuals comfortably and with all the technology required. As a facilitator these features are important so I appreciate them when they are attainable. This being said I am concerned that using the Church for the meeting may hamper the church's ultimate goal of the meeting. At a minimum the church is required to have a meeting and this will be accomplished regardless of where it occurs. In addition to meeting the minimum requirements, the Church would like to create an atmosphere of dialogue so that a greater understanding occurs among everyone and to the extent possible lessen resistance to the Church's proposal. I am concerned that using the Church's facility will create a negative atmosphere for many residents. I already know that some residents did not feel comfortable in the space during the last meeting. I was asked to facilitate the meeting to present neutral leadership and organization for the meeting. Neutrality is both actual and perceived and in the case of the facility I offer the examples involving international dialogue on the shape, size and location of any negotiating table. The physical and emotional environment we create in fact has an impact on how any conversation proceeds. I strongly recommend that an alternative location be found (possibly the schools etc.) It will not be as easy to arrange but it will improve the opportunity to reach your ultimate goal. In terms of notification of the meeting: as soon as the meeting date and location are confirmed than the resident mailing should go out and a courtesy call should be made. The purpose of the meeting is to maximize understanding and feedback in all directions. The more people attend the better opportunity you have at clarifying your project and alleviating fears or misinformation. Information will flow towards a vacuum. If you do not provide the information than someone else will. Yours truly, Floyd Borakove Floyd Borakove President / CEO Rocky Mountain Mediation Effective resolution of business and personal disputes Mediation / Training / Facilitation Voice: (303) 549-2066 Fax: (720) 294-0879 contact(a)rockymountainrnediation.com Printed for Meredith Reckert <meredith@ci.wheatridge.co.us> 3/30/2004 In Page 1 of 6 To: "'Michael Norton"' <mnorton@bfw-law.com>, "'Meredith Reckert"' <meredith@ci.wheatridge.co.us>, <ddeardorff@applewoodbaptist.com>, <calvinwittman@msn. com> Subject: RE: ABC agenda I had already developed strategies to address this concern. I would like 5 cards of different colors for all the attendees to have in their packet. Each card will represent whether they have a process concern, follow up point of information, follow up question, new question or point of clarification. I already identified that while some individuals may have a lot to offer, the forum is for everyone. Those that have more than one comment, etc. will need to wait till others speak their first time. Handling this issue is standard operating procedure for professional facilitation (particularly in large meetings). I also will not accept character assaults or intimidation. I will push for all concerns or solutions to be supported with documentation. I will help folks focus if they wander. I also suggest that a mechanism be provided for those that desire to make many or long comments, such as email or snail mail. Each issue will be taken individually so the opportunity to go on and on commenting on all issues at once will not be available. If certain community members would like to appoint a spokesperson to speak for them than that person will likely have a greater talk time otherwise they will not. I had already suggested a sign up sheet and we could include the headings I have identified in the agenda as columns for attendees to check off if they would like to comment when that topic arises. Of course they may not have a comment initially but they may want to ask a clarifying question or comment after hearing someone else speak. I hope this helps to assure you that this concern will indeed be handled in a professional manner. Floyd Floyd Borakove President / CEO Rocky Mountain Mediation Effective resolution of business and personal disputes Mediation / Training / Facilitation Voice: (303) 549-2066 Fax: (720) 294-0879 contact@rockymountainmediation.com Printed for Meredith Reckert <meredith@ci.wheatridge.co.us> 3/30/2004 In Page 2 of 6 Founding member- National Association of Facilitator Practitioners Advanced mediator in good standing Member in good standing Confidentiality Notice: this electronic email transmission may contain mediator / client confidential information intended for the individual or entity named above. If you are not the intended recipient, or the employee or agent responsible for delivery of this message to the intended recipient, you are hereby notified that any dissemination, distribution or copying of this message is strictly prohibited. If you have received this message in error, please immediately notify the sender and delete this message from your computer. Thank you. This outgoing message has been scanned by an Anti Virus software prior to sending. -----Original Message----- From: Michael Norton [mailto:mnorton@bfw-law.com] Sent: Monday, March 29, 2004 2:58 PM To: Meredith Reckert; contact@rockymountainmediation.com; ddeardorff@applewoodbaptist.com; calvinwittman@msn.com Subject: RE: ABC agenda Meredith The concern I presently have and which I think needs to be worked out with Floyd is that we need to limit speakers and time of speeches. In other words, we do not want to replicate the previous meeting where one or two people dominate the speaking. Certainly, everyone who wants to speak may, within some reason, be able to do so; however, the same speaker should not be able to speak more than one time and even then for a limited amount of timw, e.g. 3 minutes. To control, we must have a sign up sheet for name and address and topic. These are things I want to discuss with you, Floyd and Applewood representatives. -----Original Message----- Printed for Meredith Reckert <meredith&i.wheatridge.co.us> 3/30/2004 In Page 3 of 6 From: Meredith Reckert [mailto:meredith@ci.wheatridge.co.us] Sent: Monday, March 29, 2004 2:55 PM To: Michael Norton; contact@rockymountainmediation.com; ddeardorff@applewoodbaptist.com; calvinwittman@msn.com Subject: RE: ABC agenda Nine o'clock is okay with me but I think we need to make sure everyone who wants to, has an opportunity to speak. If it runs a little later, I'm okay. Perhaps Floyd has an idea of how to moderate speakers so that a single person doesn't monopoly all of the time (like the last meeting). At 02:51 PM 3/29/2004 -0700, Michael Norton wrote: >How late were you thinking the meeting should go? >-----Original Message----- >From: Meredith Reckert [mailto:meredith@ci.wheatridge.co.us] >Sent: Monday, March 29, 2004 2:38 PM >To: Michael Norton; contact@rockymountainmediation.com; >ddeardorff@applewoodbaptist.com; calvinwittman@msn.com >Subject: RE: ABC agenda >I believe we were thinking of a start time of 6:30. I'm not sure two >hours >is enough. >At 02:34 PM 3/29/2004 -0700, Michael Norton wrote: > >Meredith > >What starting time has been discussed. Floyd was talking about 6 p.m. > >we think that is too early and opt for 7 p.m. to 9 p.m. let's talk > >before you publish. > >-----Original Message----- > >From: Meredith Reckert [mailto:meredith@ci.wheatridge.co.us] > >Sent: Monday, March 29, 2004 2:31 PM > >To: Michael Norton; contact@rockymountainmediation.com; > >ddeardorff@applewoodbaptist.com; calvinwittman@msn.com > >Subject: RE: ABC agenda > >I called Duffy today with the same concern. Also, is it okay to > >disclose > >to the neighborhood the date, time and location? They would like Printed for Meredith Reckert <meredith(aDci.wheatridge.co.us> 3/30/2004 In Page 4 of 6 to > >know > >but I wanted to clear it with you before I gave them any info. > >Meredith > >At 02:11 PM 3/29/2004 -0700, Michael Norton wrote: > > >Floyd > > >We believe a meeting between you, me, Mr. Deardorf and Ms. Reckert > >would > > >be useful to discuss the agenda. Call me asap with a time. > > >-----Original Message----- > > >From: FLOYD BORAKOVE [mailto:contact@rockymountainmediation.com] > > >Sent: Thursday, March 25, 2004 8:23 AM > > >To: Michael Norton; 'Meredith Reckert'; > >ddeardorff@applewoodbaptist.com; > > >calvinwittman@msn.com > > >Subject: ABC agenda > > >Good morning to all: > > >Attached is our proposed agenda for the public meeting. Please let me > >know > > >of any concerns. > > >I will follow this email with a list of items for presentation to > > >attendees and a call to Duffy and Meredith to discuss details of the > > >presentation. I will also provide a list of equipment to bring that > >will > > >allow the expected large number of attendees to see and hear all that Printed for Meredith Reckert <meredith(aci.wheatridge.co.us> 3/30/2004 In ` Page 5 of 6 > >is > > >presented to and from them. > > >Yours truly, > > >Floyd Borakove > > >Floyd Borakove > > >President / CEO > > >Rocky Mountain mediation > > >Effective resolution of business and personal disputes > > >Mediation / Training / Facilitation > > >Voice: (303) 549-2066 > > >Fax: (720) 294-0879 ><mailto:contact@rockymountainmediation.com>contact@rockymountainmediati > >on.com > > ><http://www.coloradomediation.org/>image001.jpg ><http://www.acresolution.org/research.nsf/community! 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