West End Neighborhood Project

Development Services engaged the City’s Communication & Engagement Department to establish this project page and survey on the City’ Let’s Talk Loveland platform, providing the ability to connect with staff for questions, complete the survey, and sign up for project updates. The survey is not scientific, but asks individuals their opinions on the overlay, boundaries and land uses to provide a platform for everyone to share ideas. The project page is designed to provide clear and up-to-date information while allowing the neighborhood a forum to ask questions and engage in the process. The survey is being used as a tool to allow all participants the ability to voice their opinions on land use in the neighborhood. To make the survey easy to access, we did not require registration, however we included several demographic questions into the survey, including address, age, etc. that match our Let’s Talk Loveland registration process. This will also help staff see feedback that comes from the neighborhood.

On July 13, 2023 when the City withdrew its rezoning application, we pledged to engage stakeholders in a process to re-evaluate different options that could better align with the neighborhood. After further reflection, we realized that some of the discussion that occurred during the June 20th City Council meeting included some inaccuracies about what the City can do moving forward, both legally and equitably. The first is that the decision was to allow only memory care and that the City could pursue that through a variance. Per the previous questions, we have addressed why that is not possible.

In successful and effective planning, an overlay zone would not be used for just one building. The West End neighborhood is unique with historic buildings and uses that are not allowed in the current low density residential zone. An overlay zone could be used to provide reasonable opportunities for the use and reuse of those buildings while providing protections to preserve the character of the neighborhood. An overlay zone is not appropriate for a single property but looks to support the unique and historical uses of properties in the neighborhood.

A variance cannot be used to grant approval of a use that is not permitted in the zone district, as that would constitute a rezoning. City Council is required to make certain findings in the rezoning context that cannot be made by the Zoning Board of Adjustment. The variance and rezoning processes contain two different standards, two different processes, with two different deciding bodies. The City would be in violation of our own procedures in using a variance process to change zoning and allow a use not allowed in the zone district.

We understand that some residents would like the City’s development code to be amended to allow memory care facilities in all low-density residential zones. However, the development code addresses zoning for the entire City and it would be irresponsible for the City to change zoning for all of Loveland based on the needs and feedback of one neighborhood and without giving the community at large a seat at the table through similar outreach efforts. The majority of the City’s low-density neighborhoods are predominately comprised of single-family homes and do not have the variety of uses and buildings that make the West End neighborhood unique. That is why, after hearing from residents in the neighborhood previously, we are getting feedback on an overlay zone which would honor the ability for this neighborhood to include additional uses without rezoning property.

Yes! The City has four overlay zones as described on the project webpage. The most similar overlay is the North Cleveland Overlay that allows low intensity commercial and office uses on properties that are zoned residential. The overlay includes architecture and site planning standards to protect the historic neighborhood character.

An overlay zone is a special tool that has been used in the City to allow flexibility and adjust land use allowances without rezoning property. It can also be used to create standards that could protect the neighborhood character. A specifically tailored zoning allowance and overlay concept may be appropriate for the West End neighborhood and we wanted to engage the neighborhood in their opinions to determine support of that concept.

The intent of the survey is to allow an opportunity for all participants in the neighborhood to have an equitable say in guiding the next step of the process. With the former rezoning efforts, we heard from many residents with varying viewpoints, including some who were in favor of the rezoning as proposed, and many who shared the same perspectives on desired outcomes for the neighborhood. There were also varying perspectives on land uses and this process is a way for all residents in the neighborhood to share their feedback directly with the City.

We expect that the surveys will come back predominately confirming a desire for memory care, however we wanted residents to have a chance to engage and provide input without assuming there is only one desired land use. The survey will remain online through Friday, Oct. 20.

Hi, thanks for your question. A few things that would not be permitted in the low density residential zone include: assisted living centers, nursing home and memory care centers, medical offices, and townhomes.

Great question! Adding memory care as an allowed use to low density residential zones throughout the City is still a possibility. If this were to happen, the neighborhood outreach efforts would need to include all low density neighborhoods within City limits to determine if the community as a whole would support that zoning change.