Eiber’s Position On Lakewood Zoning
The Eiber Neighborhood Association opposes Lakewood’s proposed zoning ordinance because it:
Conflicts with adopted plans — It contradicts the Eiber Neighborhood Plan and the Envision Lakewood 2040 Comprehensive Plan’s call for area-based planning.
Lacks neighborhood protections & mandates — It risks displacement and predatory gentrification while failing to include any requirements or mandates for developers to provide affordable housing.
Imposes unnecessary universal rezoning — It eliminates key single-family land-use distinctions despite Eiber already meeting state housing goals for transit areas.
Impacts livability and sustainability — Increased density without compatibility safeguards may strain parking, infrastructure, property compatibility, and environmental resilience.
Justification for ENA’s position to oppose Lakewood’s new zoning ordinance
Directly contradicts the Eiber Neighborhood Plan, which was developed with City assistance, and was adopted as an amendment to the Comprehensive Plan in 2001.
Does not comply with the recently adopted Comprehensive Plan – Vision 2040 – which directs staff to perform area-level planning to inform land-use policy.
No provisions in the ordinance serve to protect stable, historically sensitive neighborhoods from the threat of predatory gentrification; in fact, it incentivizes it.
Does not directly address housing affordability, attainability, and equity, relying instead on unproven “trickle-down housing” theory and unpredictable market dynamics.
Risks displacement of existing “naturally occurring” affordable housing, including attainable starter home stock, contrary to State legislation.
Universally rezones all single family residential to allow multi-family uses; zones that currently protect a variety of distinct single family land uses are eliminated, relying on planning director discretion to manage most land use policy with no public process through planning commission or council.
Current zoning in Eiber already exceeds state housing objectives around transit; there is no need to rezone for purposes of complying with state law.
Current land use in Eiber already exceeds state housing objectives for affordability.
Diversity of housing is important... including single family residential.
Unnecessary overreach – proposed universal rezoning extends beyond state-mandated transit-oriented communities and corridors.
Eliminates current land-use distinctions based on property size that ensure interdependent property compatibility for agrarian and equestrian land uses.
Floor Area Ratios are overly generous and incentivize higher density with no means to determine compatibility of land uses, impact on neighbors, parking, and various nuisances. A public process (e.g. variance) is necessary to maintain compatibility of uses and should be retained.
Long-standing sustainability principles encourage smaller dwelling sizes, increased tree canopy, increased permeable surfaces, reduction of urban heat sink, resiliency, and self-reliant practices such as gardening, urban ranching and solar. Increased density as a result of agnostic, one-size-fits-all planning compromises these principles.
Risks artificially increasing property values, which in turn increases tax and insurance burdens.
Incentivizes a rental market, which is not in the best interest of community health and cohesion.
Remedies
Establish a process to allow recognized neighborhoods to petition for protected status through a neighborhood planning process and overlay zoning. Complies in letter and intent with Comprehensive Plan Goal 15 and numerous Strategies.
Well-defined and -administered guidelines and guardrails to give clear and binding direction to the planning director.
Enhanced community notification policy to communicate applications for permits that exceed current density averages, and provide ample time for community engagement prior to Planning Director decisions.
Mandate community meetings for any development proposal of more than two attached or detached units on a single parcel in residential zones. Outcome of meetings to be binding on Planning Director decisions. Any decision may be appealed to Planning Commission and then to Council.
Pause implementation of zoning policy until staff can develop formal area plans with proper community engagement, advice, and consent.