The Littleton Planning Commission on May 29, 2025 approved PC Resolution 6-20-25, a conceptual master development plan (MDP) for River Park South that removes the existing planned development overlay and would allow the site to develop under the underlying corridor mixed zone district. The vote was 5 in favor, 0 opposed.

The MDP covers the roughly southern portion of the River Park property and is intended to create a unified mixed-use project that includes commercial, retail and potential residential uses. Zarin, senior planner with the Community Development Department, told the commission that the application "is approval for a conceptual master development plan for River Park South," and that staff recommends approval because the application meets the MDP decision criteria in the staff report.

Why it matters: The approval sets the regulatory framework for future site plans on a property the applicant describes as part of a roughly 45-acre overall development. It also confirms specific parameters the applicant proposed at the conceptual stage — including a 65-foot height cap for mixed-use and commercial buildings, an administrative waiver allowing certain materials normally classified as secondary to be used as primary facade materials, and required pedestrian and multiuse-path connectivity that will be enforced at the future site-plan stage.

Staff presentation and scope
Zarin said the subject site is located near the intersection of South Platte River Parkway and West Phillips Avenue and is currently governed by a planned development (the Santa Fe Park planned development). The southern parcel subject to the MDP is about 7.86 acres of currently undeveloped land, Zarin said, and future detailed site plans "will be reviewed under the corridor mixed zone district" if the MDP is approved. The packet included a design guidelines/vision book intended to establish consistent design across the northern and southern portions of River Park.

Waiver for materials and height limit
As part of the application the developer requested a waiver to reclassify several materials — specifically board-and-batten, standing-seam metal and natural wood siding — from "secondary" to "primary" materials so those materials may occupy a larger percentage of building facades. Zarin said the community development director has administratively approved that waiver. The applicant also proposed to self-restrict mixed-use and commercial building heights to a 65-foot maximum; Zarin noted the corridor mixed zone district allows up to 80 feet, or up to 91 feet if sustainable building design standards are met.

Applicant remarks and project history
Tyler Carlson, owner of Evergreen Development, said Evergreen acquired the southern portion from Toll Brothers and has spent years coordinating the project with city staff. Carlson said the developer expanded the original vision book for the northern parcel to cover the southern parcel and "beef it up" with additional guidance so the two areas are consistent. Carlson described program elements including a "lifestyle" walkable retail district, a destination/restaurant district near the river, and a "daily needs" area intended to serve highway-frontage customers.

Floodplain, wetlands and drainage
During public comment and commission questions, resident Pam Chadbourne raised concerns about wetlands, floodplain changes and whether the plan protects existing on-site wetlands. Chadbourne asked, "Is the loss of wetlands ... on this property or is it just at the South?" In response staff said much of the overall drainage and channelization associated with the Toll Brothers work had already been reviewed and approved by Mile High Flood District and that an onsite pond outlet that had been created previously was removed and stormwater was routed through the proposed plan as approved by Mile High Flood. Staff and the applicant said portions of the River Park South MDP will drain into a detention pond retained by Toll Brothers (identified in the plans as "Pond A").

Transportation, connectivity and multimodal facilities
Commissioners focused extensive questioning on pedestrian connectivity and multimodal access given the site's proximity to light rail and the Quad Road project. The applicant and staff highlighted a planned 16-foot-wide cycle track along South Platte River Parkway, described by the applicant as "the widest trail that we have ever constructed," and said the corridor will include continuous sidewalks and shared-use paths for internal connections. Staff said the corridor mixed zone district requires 10-foot-wide shared-use cross-access paths on private properties and that those elements will be enforced at site-plan review.

Public comment and neighborhood outreach
Pam Chadbourne, who identified herself as a neighbor living a block and a half away, testified during both the general public-comment period and the MDP public hearing and urged the commission to prioritize a city-focused vision, more detail on environmental protection, and clarity about affordability and accessibility in the project. Zarin and the applicant described two neighborhood meetings conducted for the MDP (August 2023 and June 2024) with mailed postcards to a 700-foot notice radius, publications in the Littleton Independent and posted signs on the street frontages as required for an MDP.

Other approvals and next steps
Staff and the applicant said that future detailed site plans will be reviewed administratively under the corridor mixed zone district and that a corresponding administrative major plan amendment is under review to bring the northern MDP into consistency with the new vision book. The applicant and staff repeatedly emphasized that pedestrian and bicycle connections, parking and other design details will be addressed at the site-plan stage; staff said if a future site plan proposed uses outside the traffic-study assumptions, an updated traffic study would be required.

Formal actions
The commission approved two formal motions during the meeting related to this agenda: (1) approval of the May 12, 2025 regular meeting minutes (motion by Commissioner Radulovich; second by Commissioner Goodman; vote 5 in favor), and (2) approval of PC Resolution 6-20-25, the River Park South conceptual master development plan (motion by Russell's Burger; second by Commissioner Goodman; vote 5 in favor). The MDP approval was recorded as "motion carries" after the roll call vote.

What remains unresolved
Speakers and several commissioners asked for more detailed, site-level drawings and stronger demonstration of on-the-ground pedestrian connections in the lifestyle and daily-needs districts. Residents raised questions about wetland impacts and the level of affordable housing the project will provide; the applicant said inclusionary/affordable requirements for the northern portion are modified from newer standards and that a cash-out/in-lieu requirement remains. The commission and staff said those and other implementation details will be reviewed at the site-plan and administrative major-plan-amendment stages.

The commission adjourned after closing the public hearing; staff noted the next Planning Commission meeting is expected on June 9.