Volume 54, Issue No. 5
A Greater Park Hill Community, Inc. Publication
May 2015
If It Can Happen in Crestmoor Park, It Can Happen Anywhere Pro-Developer Push Threatens Denver’s Quiet Neighborhoods A community leader who specializes in zoning says there are likely to be more controversial zoning decisions in Denver’s future. “If you think Park Hill’s quiet residential neighborhoods are protected from high-density development now clogging residential areas from Cherry Creek North to Sloan’s Lake, think again,” says attorney Greg Kerwin. Kerwin is co-chair of the Inter-Neighborhood Cooperation’s Planning and Zoning Committee, and author of a recent published commentary, “Take Our City Back.” In the Crestmoor Park neighborhood south of Park Hill, Kerwin and his neighbors are battling a proposed large apartment complex on a 2.3-acre site. The property, at 195 S. Monaco St., houses a church and is currently zoned for single-family homes, adjacent to Crestmoor Park. Englewood developer Metropolitan Homes wants the property zoned for a three-story complex. The developer originally planned 120 units, but the zoning
doesn’t control the density. So, if the Denver City Council approves a zoning change, the developers can build as many units as they can squeeze on the site. “Every other stable Dave Felice neighborhood in Denver will be vulnerable,” says Kerwin. “If there’s a tiny church or school property that isn’t being used as much as it once was, it too, could soon be a target for developers.”
Dave Felice, Board Chair, GPHC, Inc., Roger Kilgore, Board Member, GPHC, Inc. The Greater Park Hill Community Board
City Matters
Controversial projects approved citywide
Even though zoning regulations are in place, the Denver City Council has recently shown a willingness to approve controversial rezoning requests. This has happened in Sloan’s Lake, Lowry, Highlands, and 2400 South University. In Park Hill, there was recent contention over a redeveloper’s plan to increase the number of units at an existing apartment building at 1520 Grape. A city mediator negotiated a settlement for
A zoning change sign on the property adjacent to Crestmoor Park at Monaco Boulevard and Cedar Avenue. Photo by Cara DeGette
that property. In Cherry Creek, neighbors were surprised at the large size of a project already zoned. continued on page 4
The Rise of Turtle Park
A Lesson In Perseverance By Phil Goodstein
Turtle Park at the southeast corner of 23rd Avenue and Dexter Street is the heart of Park Hill. The evolution of the small gathering place reflects the uneven development of the area during the first three quarters of the 20th century. It has since been an iconic defining spot. Early on, Park Hill emphasized that it was an elite, isolated suburb. Restrictive covenants stipulated there was to be no retail in the area. In 1910, the Park Hill Improvement Association (PHIA) emerged to guarantee the pristine character of the neighborhood. It particularly fought 1913 efforts to open shops at the southwest corner of 23rd Avenue and Dexter Street. Around the same time, Park Hill Methodist broke ground for its new church at the northwest corner of the intersection. The Masons, in turn, announced they hoped to place their temple at the northeast corner of 23rd Avenue and Dexter Street. Rather than building on that land, in 1921 the Masons committed themselves to erecting their quarters along the north side of Montview Boulevard between Dahlia and Eudora streets. Conoco, in turn, got hold of the four lots at the southeast corner of 23rd Avenue and Dexter Street, announcing in 1926 that it planned to place a filling station there. Led by PHIA, residents shot down that initiative. The oil company kept trying, periodically
Should Park Hill Seek Local Historic Designation?
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Park Hill & Stapleton Share Middle School Pain
Page 5
Inside This Issue
This letter is to appeal to Denver Public Schools for authentic engagement with the Greater Park Hill and Stapleton communities to resolve current issues in achieving the DPS goal of “Great Schools in Every Neighborhood.” In early April, DPS invited parents and community representatives from Stapleton and Greater Park Hill to discuss significant concerns about school choice. Many Greater Park Hill students are unable to attend MacAuliffe because their choice of school was not honored by DPS. Instead, Park Hill children will be bused or driven elsewhere, in clear contradiction to the “Denver Plan.” Presumably, having great schools in every neighborhood is so that families in the neighborhood may attend them. DPS first placed McAuliffe within the Stapleton community. Simultaneously, DPS allowed Smiley Middle School in Park Hill to languish. In contrast to the intentionality with which McAuliffe was developed, DPS placed five different principals at Smiley over a six-year period. Smiley was closed; McAuliffe was outgrowing its space in Stapleton. So DPS moved McAuliffe to Park Hill where it was to serve both communities. It’s evident the school is too small to serve both communities, resulting in current enrollment problems. In addition, Stapleton families have legitimate concerns that there are no middle schools in Stapleton that have the comprehensive offerings provided by McAuliffe. At an April 8 meeting, Superintendent Tom Boasberg acknowledged capacity issues and promised that the community would be engaged in the solutions. However, there is no evidence that DPS contemplates an authentic community process for developing solutions for the Greater Park Hill/Stapleton middle school enrollment zone. DPS has accepted applications for several new schools that will potentially serve middle school students in what DPS recontinued on page 4
continued on page 9
Sadie and Miriana, both 6, hanging out on the turtle. Photo by Cara DeGette
May 2015
Open Letter to the DPS Board of Education
Eagle Scouts, Cub Scouts & Healthy Science
The Park Hill Garden Walk 10 Beautiful Landscapes Saturday, June 13 Sneak Preview Page 15
Next GPHC Meeting Thursday, May 7 at 6:30 p.m. 2823 Fairfax St., Denver
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