New buildings in the center of the former Lutheran Hospital campus would be at least two stories shorter than the hospital building, if Wheat Ridge voters approve a city charter amendment in the Nov. 5 general election.
The city council initially approved the amendment’s ballot language on Aug. 12 . The measure’s approval is sought by the city to help spur redevelopment of the nearly-vacant downtown 100-acre parcel.
The hospital relocated to its new building in the Clear Creek Crossing development at Interstate 70 and 40th Avenue on Aug. 3. Intermountain Health has listed the site for sale.
Recent memos to the city council noted the 2021 Lutheran Legacy Campus master plan calls for a city charter amendment to modify the building height limitations in the interior of the campus. That requires a ballot measure. In 1983, voters amended the charter to limit new residential buildings to 35 feet and 50 feet for non-residential buildings.
The master plan includes three conditions as a redevelopment trade-off:
The perimeter should serve as a buffer and transition between the campus and existing adjacent neighborhoods;
Future development should include preserving existing assets to the greatest extent possible (such as the chapel, blue house and trail along the Rocky Mountain Ditch) and, in exchange;
The interior will be allowed to include taller buildings.
The ballot question wording explains the height restrictions would be modified in two ways:
“In order to implement the city’s 2021 Lutheran Legacy Campus master plan, shall the home rule charter of the city of Wheat Ridge, specifically section 5.10.1
regarding building height, be amended for the former Lutheran Hospital campus:
To lower the maximum allowed height for residential structures to 30 feet (2.5 stories) when in proximity to adjacent residential neighborhoods east, west and south of the campus; and
To limit all structures to a maximum height of 70 feet (5 stories) in the interior portion of the campus, south of 38th Avenue between Lutheran Parkway and Lutheran Parkway West, including an area southeast of Lutheran Parkway?”
Throughout the summer, Intermountain Health talked to potential campus buyers about the proposed amendment, and several met with city staff to learn about the master plan and community vision. Three potential buyers said they do not see the development of any new building taller than five stories. Intermountain Health confirmed the same conclusion.
Magellan Strategies conducted polls of city residents in May and July to measure support for and against an amendment. Both polls had over 1,000 voters respond. After several city-led education efforts, July results found:
87% aware of the hospital move compared to 85% in May;
39% aware of the master plan compared to 27% in May;
Almost three quarters (70%) aware of charter height restrictions versus 59% in May;
When initially asked about a charter amendment, 59% said they would definitely or probably approve it, compared to May’s 42%;
After learning about the central trade-off, 53% said they were more likely to approve the measure versus 48% in May;
When told the increased height allowance would not apply to the perimeter, 55% said they were more likely to approve, up from 49% in May; and
The only exception to July’s higher support levels: 61% were more likely to approve after learning community amenities such as open space and civic uses would not be possible without an amendment, compared to May’s 64%.
While the May poll gauged the level of support for building heights lower than the existing 91-foot former hospital, the July poll gauged support at 90 feet (seven stories), 80 feet (six stories) and 70 feet (five stories). The highest support was 60% favoring 70 feet, which is the height limit in the ballot measure.
Councilmember Rachel Hultin noted the May polling results left her feeling “we had no real chance of success.”
“This gives me a lot more comfort,” she said after the July results were presented on Aug. 5. “We want to build out the campus along the lines of what the community told us they wanted. I’m much more comfortable and confident.”
A public hearing and final approval of the ballot measure ordinance was to be held Monday, Aug. 26, after the Gazette’s story deadline for the September newspaper.
