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Neighborhood Pre-Zoning Meeting from June 24, 2025:
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Well, welcome, everyone to the city of Sheridan, and thank you for coming in tonight for this neighborhood meeting. My name is Andrew Broggy. I'm the community development director for the city of Sheridan, and I have my colleagues Ari Snow and Nathan Rasmon here with us this evening. Just wanted to go over some housekeeping items before we began the first one, if you need the restrooms that they're out the door to your right, at the bottom of the stairs. And then as Andrea said, we do have an online component for tonight's meeting, so please be sure to use a microphone when you're speaking. We're going to have some microphones here in the second part of the meeting. And when you're speaking, just speak slowly and clearly so that Andrea can interpret. All right, so tonight, I'm just going to do a short intro from the city side, then we're going to hear from the applicant, and then I think the bulk of tonight's meeting will be some Q&A at the end, so please hold any questions that you have for the end of tonight's meeting. So for tonight, the reason that we're all here is to do a neighborhood meeting prior to an application for rezoning at the flying saucer RV property. So I do want to emphasize that at this point, we have not received any rezoning application, and we have not made any decisions on the application. So Sheridan City requires that we conduct the neighborhood meeting with residents and owners that live within 300 feet of the property. And this meeting has to occur before the applicant is eligible to submit their application to us. So really, the purpose of tonight's meeting is to hear from the applicant, some discussion and QA at the end, and as a reminder, we're not going to be making any decisions tonight. So we're really here to hear from both the applicants side and from the resident side. And after tonight's meeting, the applicant will be eligible to go ahead and submit the rezoning application to us. And they've indicated that they will, so just keep that in mind. After tonight and after we receive the application, what would happen at that point is there's kind of multiple rounds of staff review that the application would go through. So they submit their application to us, the planners review it, our colleagues at the city an external referral agencies. And the applicant has indicated that they're interested in having their public hearings on the project before the end of the year. So if the application does move forward, it just as a reminder, you will receive notices of both the planning Commission and City Council hearings on the application. And then in Sheridan, our planning commission, what they'll do is they'll take a look at the application and they'll make a recommendation to city council. And then city council will have their own public hearing and that's where they're ultimately vote either to approve, approve with conditions, or deny the application. And then after that, after any council decision on the application, if it is approved or recommended for approval with conditions, there will be additional steps that the applicant has to go through. For this project, that would include both the preparation of the site development plan and a subdivision plat, and the site development plan, that is something that we as staff could approve, and the subdivision plat would have to go back to planning commission and city council. So just to kind of, you know, put this on in context, even if counsel does decide to move forward with this application later this year, we're still quite a ways out from seeing any changes out on the property. And then kind of enclosing today, I just want to let everybody know because this is the beginning of the process for rezoning. We're likely not going to have answers to all of your questions tonight, but we are going to be listening, we're taking notes, and we hope to address any concerns that come up with the applicant team as they move forward. So with that, I'm going to turn it over to Heath Kennedy with the Garrett companies. good evening and thank you for all of you coming and joining online. My name is Heath Kennedy. I' the Garrett Companies.. So the meeting purpose as intersted is the first of many steps in the process for rezoning the property. I want to stress that the property has not sold. It is currently under contract by the air companies. We's spent a lot of time working through new diligence and completing initial research, and if we come to a conclusion that we feel comfortable moving forward with this first step, which is the P&D reason. This presentation is to provide details of the proposed redevelopment. I know you all have a lot of questions about the potential sale and the timeline. Would you have a representative on behalf of the southern here to answer specific questions regarding any of you that are residents? At the end, I'll talk a little bit more in detail about the next steps in the anticipated timeline that Andrew touched on. And I think the big one that I want to point out is that the anticipated closing on the property if we continue forward in the timeline that we anticipate, the est would be the spring or summer of 2026 before closing. Just a little bit, but out here, companies, where a multiamily, developer, we have national experience, but specifically in Denver, up and down the front range from Longmont all the way down to Colorado Springs, just some images of the type of product that we construct and own and operate. So the current site is owned by the flying saucer Park Park as an R. The current zoning is is this one and Business Light industrial. And the current comprehensive plan calls for this area if it were to change and use, to be a mixed use with the conference for me and density,ial development. This is showing the current configuration of the property. It's a little over 16 acres. It includes some of the floodplain of Bear Creek. And so in conjunction with the comprehensive plan, we are proposing to develop that says, multi residential. We would propose to reason on this to a PD mixed commercial zone with a height limit 57 feet, which would allow four story apartments and a density of 22 and a half units Give the existing Trail network and proposed improvements along Bear Creek in their master plan, we are looking to develop about 14 acres of the property and then dedicate or preserve open space and have any foot trail along the north side of Bear Creek and that would amount to roughly to acres that would be dedicated to the city of Sheridan. Just a quick highlight on the site plan We're looking at 7 residential buildings or stories, 362 residents the mix of one, two and three bedroom units, total parking of 627, which is allocated into surface and ash garages and detached garages. These are some conceptual renderings of other projects being completed, and we expect to have that same look and feel for this project. Just a quick touch on some landscaping vehicular access to ministry and access, looking at five foot sets along all the property lines for landscaping, that we have minimum. The complexity of this site is there's a lot of utility lines and easements and the way access comes into the site that really made it difficult to do a lot. of different options. So we're trying to start with this configuration in we'll need that 5 foot setback in a few locations. But as you saw on the site plan, there's plenty of areas where we've got signantly more I mentioning for trail along Bear Creek will be adding to new bridge to make that connection from the Bear Creek trail system to the north side and potentially as something in the future of the city has contemplated a pedestrian bridge over Hobby 285 Avenue. storm water would be managed by the city of Sheridan and my high floodrol District. We did complete a traffic study for this project, which determined that was no significant impacts. There are a couple current efficiencies, one being the suffering Southan, the suffering on Highway 85, which needs to be lengthened and widened, and then the intersection of parkway and the entry into this project is already just either warranting a signal or some sort of improvements we've looked at, roundabout, which I' thinking everybody would like to proceed with. So those two improvements will be part of our proposed project. as Andrew mentioned, we are in the first step of the PUD re zone. We are anticipating submitting the application this week. There's a typical four week review process. We expect that to go back and forth a couple times with some recent bills addressing those comments. We would be looking at a planning commission hearing in October and then the city council first reading of October and City Council final hearing and approval in November. Assuming all that continues forward, we would start working under state development plan, application. That would likely be submitted at some point in January. same thing as the PUD zone. There's a back and forth comments comments. We expect that to take four or five months before we would be in position to close to property. That is all I have. I will open it up to questions at this point. Let's if you have specific questions on the application or the reason of these air companies, let's start with those questions and I answer those if there are specific questions as far as ownership is related, then let's say those until we're done. We'll have Jonathan. questions. want to lie, Nathan? This is the initial timeline. Can you give us provide us with the rest of the timeline as to when the property would actually be redeveloped? So with our approvals in basically a year from now, we close on the property and that's when construction would be in. What kind of notice would residents get for moving? Part of that question is gonna be directed towards. I will our standpoint will continue to notices as the process as far as the site development plan, that notice for those hearings would be tied to the plat. So you would have some indication of how the project is progressing through the reging process of the city level. I think as far as the other timeline that that's probably going to be directed towards the ownership, current ownership and how they can provide notice along the way to home. Would there be any financial assistance provided to residents for moving?. What's chance? I'm Is this projected to be a rental property or an economy? And what is your price for? I would say it berries between 1,600 for a one bedroom up to, you know, 2,600 for a3 bedroom. Yeah, because currently most of the residents that live there are probably 50 plus in age, where retirement is coming up if it's already isn't there. so that puts us in a very bad position as to where we can relocate. Yeah, we understand that. We're just trying to by as early as possible. Yeah, that doesn't. Yeah. Has it already been sold? Okay. No, the property has not been sold here currently under contract and we expect closing for us to be able to purchase the property, and that's springing to summer 2026. It's agreed upon Correct. So the saying progress along the way. What is the requirement for a notification of those people that live 300 feet or whatever you said from the property, because normally when I go by places that are being resoned or businesses are being resoned, usually there's a big wooden 4 by 8 board with a big notice postes on it, allowing anyone that dries through or goes by, to be made aware of meetings like this on this property, I' not seen that. I just know that some people got fires in the mail, but I'm not sure what the legality is of informing people that live within whatever distance that is, being able to see and understand that that that this meeting or meetings like this are taking place. Because like I said, everywhere else I go, I always see a big sign posted, you know, when people get alcohol licenses or anything like that. It's usually like huge and anyone that drives by you can see this seems more of a top secret organization.. It's a great question. So, like I said, tonight's meeting, this is the neighborhood meeting that we have before they can even file the application. So a lot of cities don't even require this meeting. We're one of the ones that do. So that notice requirement is just the mail notice, and we have a policy we notice property notice within 300 feet and also any tenant. So if we have like apartment unit addresses, space numbers, anything like that, we send notices, basically to anybody we have an address for. So that's for the neighborhood meeting. And then I think what you're talking more about, so those will be the notices they get posted once the rezoning application is filed and then scheduled for a public hearing. So there are some required notices that will say this is the date of the planning commission meeting and the date of the city council meeting. And those notices, we will mail those out basically to everybody that we mailed for tonight's meeting. There will be a posted notice on the property. Our notices are not as big as the signs are describing, but we'll know. It's a big property. There will be several posted, you know, it entrances and around the property so that it's pretty clear. And then we do a newspaper notice as well. So there's three different types of notices we do, and not only happens once the scheduled their public hearings with us.. But yes, those will come out. What factors will the city be weighing in considering whether or not to rezone the property?. is 56 of our municipal code. You could find out if you Google Municode MUNI and then code. That's where we have the city's codes. You go to chapter 56, and then under rezoning, there's a section that talks about criteria. So there's a couple of factors in there. One of the big ones is the comprehensive plans, so what we would be evaluating this against is the 2015 comprehensive plan, because that's the most current comprehensive plan that we have here in Sheridan. So for that, you know, we would take a look at the the entire comprehensive plan is about 200 pages, there's neighborhood specific sections in there. I think this might be considered the river Point neighborhood, so there's some recommendations in there. and, you know, there's also some code criteria that's spelled out directly in the code as well. So those are really the places that we look for the criteria. And then that really gets aaluated. So the applicant has to provide some narrative as how they meet that criteria. There's a staff report that will involve discussion that criteria and then that's really what planning commission and city council are going to be basing the decisions on. Will there be opportunities for the residents to submit petitions to the city to the city council? public comment meetings and planning commission anybody that attends that meeting and we do those also online. So if you want to attend remotely for planning commission, we allow remote public comment if you're online. City Council, unfortunately, does not take remote public comment anymore. You actually have to be in person for the city council meeting, but they will take comment from anybody that shows up and has comments to provide on the res. You must be familiar with that code to a certain extent. Does it take into consideration income? Don't believe that we have.sive alignment and a couple of other criteria, but income, equity, any of that doesn't really factor into the criteria correctly. We may have some elements of that in a comprehens. So in other words, the city council will not be taking in consideration the fact that most of the residents are may not have another place to go based on their income. And they may not also be taking to consideration the fact that this is only one of four RV parks in the Denver Metro area that allow full time year round living.. So they will take that into account. So if you come and provide public comment, we can also accept written testimony, if you want to write a letter, you know, you mentioned a petition earlier. We don't have like affordable process for that, but if you, any sort of like written material that you provide, they can take all of that testimony into account. So basically what would happen is that is a part of the record. If we receive it before the meeting that we'll go in their packet and can review it beforehand. If not, you can just come the night of the meeting and provide any testimony. And everything that you said is admissible to the record, so you couldn't provide those comments. It's just that their criteria does not speak directly to them making a decision one way or another base on those elements. But you're still welcome to share those the meeting. What we be hearing from the ownership next? if I. Uh, my name's John Anderson. I'm a council, for the ownership. But more than a happy answer, he questions to take care. There is a.. a state of Colorado, has a I don't know if it's it's a law, but there is something in there that allows for residents of mobile home parks to form a co- op in order to purchase the property. If residents were to provide an alternative plan for purchase, purchasing the property, might the ownership take that into consideration? This particular is a recreational vehicle fall in the United not at this point. Would the ownership taken to consideration, purchase by an alternative owner of RV Parks? Right now, the ownership is under contract, so. So you're saying that the only opportunity at this point for for an alternative to the proposal that is here for taking ownership of the RV Park would be if the rezoning application had been denied by the city council. potential with Garrett company to What I find a little bit disappointing is that so much of the sale of the property has been kept secretive, and I had hoped that there had been an opportunity to for alternative buyers of the property to come forward if it had been made more public that the property had been put for sale. In fact, I had spoken with a couple of interested parties who may have been interested in keeping the property intact, as is, and the fact that ownership has gone forth with a a builder of a multifamily complex that you can find so frequently throughout the Denver area makes me quite disappointed that alternative offers were not considered. I' 75 years as a as an RB park and there's it's really their discretion is what they want to do with the property, after that much time, so? Sure. Either way.. What kind of options were any financial assistance to the residents in preparations for them being able to find someplace else? be able to win. Like hold the Ridge? I'm not sure I understand as far as saying for the not to pay Suspend the rent until the park closes so they'll have that time to save up money to go somewhere else. That won't happen. No, no.. As a counselor, the owner has the owner made any discussion with you or anything about what kind of communication that she is they are going to provide to the residents and always notice, they are going to afford the current tenants to ensure a smooth moving process and not just be okay two weeks' going to be on. No, for one, I mean there's colorable law requires a certain amount of notice. on thought, but would you have your lease there, so. The intent is not to, you know, hold the rug from from underneath you. I mean, I have some an email address that we can all kind of start communications as far as those direct inquiries, but, again, does this cross, I mean, we're still at a very early phase. as it evolves, there's going to be communication, but no, the I mean, again, the ownership is they've run this bar for 75 years and have had interactions with multiple residents over the years. So the intent is not to just say, we're walking away. That will be full transparency as far as when, you, the time comes with it comes to moving people out of the war. So if the property itself is not rezoned and the planning commission in the city council deny the rezoning application, is a sale still going through? Well, that would really mute the discretion of the buyer. I mean we have a contract that has certain contingencies within the contract, where they can, you know, the buyer can terminate the contract. You know, at the same time, they could close on the land if the zoning were denied. but, you know, so I don't know that I'm necessarily answering your question, but the contract is really what is governing the sale of the propertyberty. So the contract itself that governing the sale of the property, data department understand, but the other part to do a PUD to do a multifamily dwelling commercial property. It needs to be a reol. and if it's not rezoned as that the RV Park itself will stand the way it is tell such time that it can be rezoned, Is that accurate to say? I don't know that that's accurate to say. I mean, I think, again, it's the RV mark is what it is. It's a parcel of land, it's currently operated as an RV mark., so I can't tell you affirmatively that, you know, it's going to always rem in an RB market at this particular buyer were to go by, if that's what you're asking., I was saying if the current buyer still goes through with it, the property doesn't count. Oh, that would be really a question for them, but I, you know, I don't know. Sure. We could just add something to that, so property currently is a part of an overlay district, so you have your base zoning, which we had on a map earlier, I think it's business zoning on the West Parcel and then Business Light Industrial on the East Purl. So that's the base zoning. And then there's an overlay district that floats on top of that that allows what we call an overnight campground use, which is the RV Park. So both of those, all three of those zone districts allow certain uses, so the business district is a little bit more restrictive, business light industrial allows light industrial uses, office warehouse, different things like that. mini storage, I think, is a use that's allowed there. So even if you, this transaction doesn't go through, the current owner of the property has the legal authority under Ar code to develop any other use on that property or if they sell it to somebody else that's interested in one of those pieces. So it's not to say that nothing would change with the property, they could potentially look at going with a different buyer that's interested in uses that they don't have to come in for a reason. So I just wanted to clarify that that there is base doing that allows quite a few uses already. Can you detail those uses, please? Um, I not right here, but in Arizon, we have the full list of all of those uses, so the business district uses you know, it's general retail uses, coffee shops, nurseries, daycares, It's kind of the zoning that we have up and down federal Boulevard. And then the light industrial district has uses like office warehouse, fabrication, mini storage, vehicle sales lots, automotive repairs, so there's quite a bit actually in a light industrial district, and that's actually kind of the part of the property where they're doing the RV storage under the power lins has that zoning. So theoretically, any of those uses could be developed on the site. Without rezoning, in other words, the owners could sell to someone else who who was willing to redevelop the property and not. So what exactly does require rezoning? Yeah, great question. So in those two districts that I just mentioned, there's no residentiales allowed. So that's why we're here tonight because the applicant is interested in residential uses, so they would have to reone to a district that allows residential uses in order to be able to build apartments on the properties. So, you know, any of those other uses, though, could just be developed without a. So it's a residential use that we mention So I don't foresee this happening, but let's say the owners of the Riverpoint development decided to expand their property, they could potentially do that. What you're saying, because that's not a residential property without a rezoned., could purchase the property in the current ownership could retain ownership of the property and, you know, develop any of those uses themselves. So Were there representing the ownership group, Were they alternative offers or can you detail any more about how the ownership came upon the buyer that would need to go through this rezoning process rather than was there any alternative buyers, for instance, that or would there potentially be alternative buyers that would not need the reone? I'm in a speculated as farers, I don't. I don't know that it's necessary. If this property is not currently zoned for residential, how does the RV park with full time a residence fall under that zoning? that's where we have that I said it's called the manufactured Over District. It covers this property and also the Bear Creek Village mobile home Park and then Rid L at River Run, which is a mobile home park on South Federal. So this overlay district encompasses all three properties, and in those districts, the mobile home park uses are allowed. And then on this property, the flying saucer property, it's called an overnight campground use, so that's the use that's allowed. So that allows people to have RVs and live in them. And that's it's in that overly district. It kind of floats on top of those other two districts that are RVs are also allowed on a long-term basis at the Ridgeline property, but it has a different overlay zoning, is what you're saying? No, it has the same over it's called a manufactured home. So when you look at our map and happy to give anybody a copy that wants a zoning map tonight, they also have their own underly zoning and then that mobile homework use, it's kind of a dash yellow outline around the three properties. So, like I said, it allows a set of underlying on this underlying uses, and then the overlay district that allows the additional uses on, which is what we have overund. The Ridgeline property is currently age restricted at 55 Does the city allow for any In other words, can they specifically deny a moving in based on age? Can they discriminate based on age? So that's a question that gets more of the federal level with housing laws and the state of Colorado as well. That's not something that we typically in the city get involved with those private rentals. Since it's not our property, it's, you know, it's a private agreement between the owner of the property and then the potential tenant. So I can't speak to whether or not they're in violation of any of those laws. I mean my assumption is that they don't operating that way for a number of years, they were not probably are or they that there's some loophole or something that allows them to do that, but I can't speak to that properly specifically. This is just about... So, right now, you're saying summer 202 cents foreclosure. If everything goes again. Sure. How much time from that point on from session till for our notices, do wegin? Oh, you would have notice before then. I would I mean, when we closed on the property, we will no longer be the property, the expectation when I mean, as we go through this process, obviously as Andrew has said there'll be, you know, there's going to be additional notices that are just statutorily required, but as far as your lease is concerned, I mean, I would look at, you know, the summer, spring or summer of 2026 as that is a date when you would be moving out, but notice of coming in the answer that's so you had time to know when that final date would be, because I know you can't just make us move out in the dead winner. No. No, no, no. That's I think that that was part of consideration as far as this process and making sure that you know, as an opportune time and an anoportune situation as far as moving out and Switch three years. Any other questions they can online? It's more towards the fire. The how many of these properties like this or how many to help is like this, have you guys done and how long have you guys been in business? Ten years this year? And Yeah, I mean, I think we've done 50 equals to 50 in Colorado probably 25 to 30, roughly. And you always take into account with the envir non impact and all the other Yeah, I mean, I's. I think we have a duty. Our goal is to provide comm middle income housing, a midd income typically is targeting between 70 to 100% of the area im median income. So that's our goal of business and that's what we focus on. There are other ways to provide different AMIs. That's not what we focus on.? Yeah, it just tickles me to death, what you guys consider affordable for middle income in Colorado. That's all I'm gonna say. $1,600 to $20 What was it, a month? Yeah, it up to $2,700 for. You' want universe is that affordable? Yeah. it's what we see as middle income hous. Good for you. So there will be no accounting for the local income residents that are currently residence at the RV Park. What do you that? There'll be no apartments. allocated at a lower rental price to accommodate the income level of the. So in other words, you're basing the rent based on the market versus the income of the current residents of the park. I would say the only way we can build a project and provide those incs that we want is to consider the entire city and metropolitan area. We can't just consider those specific AMIs that are living there currently. We would not be able to build a project period. And then based on past projects, has there been any situations that have been similar to this one here? Meet Has there's on the property? Correct. So this will be a first time for the Garrett companies, in other words. In other words, all your other complexes have been built on vacant property. Not vacant property, but this is our first RV specifically, yes. But replacing, you know, several hundred residents, potentially, with the permits. There's been no previous. Your companies had no previous experience with basically replacing several hundred residents. No, we had not replaced several hundred residents in our I got one. So you. So you guys will burst the property, say 90 day noticeices given for people vacate. People vacate, you guys build. And you said, you're taking into consideration the median household income or the med income for the metropolitan area. You're talking Denver, where the median income is between 100 and 195,000 a year. That's why your income rates are 6600 to $2,700 a month, right? Yeah. Go ahead. So we're down the consideration. The other part that you got to think about is that that in this RV part, there's 195 paths, 155 or 195 paths. Over 60% of those pads are retired individuals. They are living off Social Security, and the reason that they're there is because they' moder is more affordable to them living on that social security. Are you guys going to take a nap and to consideration? I mean, you sat down with, talked with her about everyone that lives there, found out, okay, this group is retired, this one isn't A, not only just looking at the Denver area, but have looked at the sharing area, because there are some people who live in thatby Park that work in the city of Sheridan, work within Sheridan Municipal, not Denver, not Inglewood, not Lakewood, not Littleton, not anything else. She. Yeah, it's a good point. I think we are we're listening to you, right now, right? I mean, this is really our first opportunity, and we're notifying and we're listening to you. Ultimately, like I said, we, for us to be in business, we want to provide this, you know, 70 to 100% AMI, that's what we target all over, really the front range. And it's proven that there's substantial demand for that. I know that doesn't feel good hearing that, but as the Garrett companies and we're evaluating our properties and we want to build that type of housing, that's what we're evaluating. So no, we haven't sat there and thought about every specific person that we're displacing. We're not trying to look at it that way. We're hearing you, and we're doing the best we can to notify you, give you enough time. I think legally, Colorado only has a 60 day notification period. That's not what we want to do. I mean we're trying to do the right thing and also, you provide housing that we think is an it. What is the advantage to purchasing this property versus other properties for for this next development versus other properties than Denver metra? market that that we'ing. But regarding this specific place here in the city of Sheridan versus other places in the Denver Metro area, what makes it this specific property so attractive to the art company? I think the proximity to major thorough around the city. I think that's. And do you project that the tenets that you will have that there is demand in this specific location, in other words, to pay that level of rent. Absolutely. You've done market analysis. Absolutely. we've been working on this for six eight months. I guess I don't have anything else. Any other questions to you? Any questions? Hey, son, I don't know you have anything that have before we close heat.. So, I'm gonna ask you guys the same questions earlier, in the event that the reasonzoning application is denied. Will you guys still continue to operate your Park as an RV park? Until such time as you can get it re until such time you can get theing application route. I don't know if that's a question for the the honor or myself. That's a question for you guys. So, as apartment developers, it's probably not something that we would consider, but like, we mentioned earlier, there's probably 30 different uses that can be considered for the site. So I can't say that the owner wouldn't consider a different use. anybody online? Okay? Well, I want to thank you all for coming out tonight, we'll all probably be around for a few more minutes if you have any additional questions. We have some cards up front and information about the project. If you have any questions, please grab our contact information, myself and Keith, we're both around to answer any questions that come up after tonight's meeting. And then, like I said earlier, as the project moves forward, you'll receive those additional notices from the city. So keep an eye out for those and there will be contact information on this as well. Thanks everybody.
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saveflyingsaucer at gmail dot com
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