Westminster Planning Commission approves variance for three Uplands subdivision entry signs after extended debate

The Westminster Planning Commission voted 4–3 on Jan. 14 to approve a sign-code variance requested by Uplands Filing No. 1 that will allow three subdivision entry signs at corner locations along Federal Boulevard and Lowell Boulevard rather than at the internal entry locations defined in the Westminster Municipal Code.

City planner Carson Beyerhoff told the commission the request seeks placement of three “subdivision entry signs” at the southwest corner of West 80 Eighth Avenue and Federal Boulevard, the northwest corner of West 80 Fourth Avenue and Federal Boulevard, and the northeast corner of West 80 Fourth Avenue and Lowell Boulevard. Beyerhoff said staff had concluded the proposal did not meet two of the six criteria in Section 11-11-13(e)(2) of the Westminster Municipal Code—specifically, staff wrote there are no special circumstances on the property that would restrict the effectiveness of signs and that granting the variance would weaken the purpose of the sign regulations—and recommended denial.

Marcus Pockner, a land-use consultant representing the applicant, said the proposed corner signs are integral to the Uplands’ “gateway” design and to wayfinding for the village center at 86th Avenue. “Our request is simply about the location,” Pockner said, adding the signs comply with size, materials and other code requirements.

Kaylee Gillespie, the applicant’s designer, argued the site’s location on Federal Boulevard, its designation in the Westminster Heights transition area of the 02/1940 comprehensive plan, and planned multimodal infrastructure make the corner locations appropriate. Gillespie said the signs would “enhance placemaking at key intersections and key entries into the city” and would not harm public safety because they would give drivers advanced notice of turn opportunities.

Several commissioners questioned whether the proposed locations met the code definition of a “subdivision entry sign,” which is tied to a vehicular entry from a collector or arterial street. Commissioner Tracy Pegg and others pressed the applicant on pedestrian connections and whether sidewalks actually lead from the proposed corners into the neighborhood. Staff and the applicant agreed there are pedestrian connections, but staff argued the code’s illustrations and intent show the signs were intended to mark vehicular entries where drivers can actually turn into the subdivision.

Two neighborhood residents spoke in opposition during public testimony. John Palmer said the signs would set an undesirable precedent, increase graffiti targets and distract drivers; Jim Feddemore said traffic and emergency response concerns counseled against additional corner signage.

After discussion, Commissioner Colling moved to approve the variance; Commissioner Dunn seconded. The roll call vote was: Yes — Commissioner David Carpenter; Chair Jim Bossert; Commissioner Colling; Commissioner Dunn (4). No — Commissioner Kinnear; Commissioner Mayo; Commissioner Tomachek (3). The commission granted the variance.

The applicant will be permitted to install the three subdivision entry signs at the approved corner locations; staff had recommended denial based on the sign-code criteria and could have referred the matter to city council if it had recommended denial and the applicant appealed, but the Planning Commission’s approval grants the variance for this application.

Votes at a glance: Motion to approve variance for three subdivision entry signs at Uplands Filing No. 1 — Mover: Commissioner Colling; Second: Commissioner Dunn; Outcome: approved 4–3.

The Planning Commission’s action does not change the sign code text; it approves a variance for this property and, per staff, does not amend the code itself.

The commission then proceeded to other agenda items.