Westminster planning commission approves conversion of Zurger Elementary site to low‑density homes, drawing heavy neighborhood opposition

The Westminster Planning Commission on Wednesday voted 7‑0 to approve a comprehensive master plan amendment that would change the former Zurger Elementary School sitefrom a public/quasi‑public designation to residential low density, clearing the way for a Cardell Homes proposal for roughly 40 single‑family homes and a 1.5‑acre dedication to expand Kings Mill Park.

The amendment affects about an 8‑acre parcel in the Kings Mill PUD north of West 90th Avenue and adjacent to Kings Mill Park. Sarah Derringer, division president for Cardell Homes, told the commission the company was selected by the Jefferson County School District through an RFP process and revised its land plan after neighborhood and staff input.

The approval moves only the high‑level land‑use designation; Cardell still must submit a preliminary development plan (PDP) and official development plan (ODP) with engineering, traffic, drainage and landscape details for separate technical review and future public hearings.

Commissioners and staff said the application met the comprehensive plandefinition for residential low density: single‑family detached homes, a suburban fabric, and a density at or below the allowed five dwelling units per acre. Planner Julie Gamick presented the proposalas 4.95 dwelling units per acre, a slight reduction from an earlier plan that showed 44 lots. She said Cardell revised the layout to remove about 10% of lots to preserve mature trees on the north side, provide better park access and keep a pedestrian link from the east into the neighborhood.

Cardell also proposed on‑site stormwater detention in the northeast low point of the site and a looped internal water main tied to a required replacement of an aging water main between West 90th Place and North Everett Street. Jeff Keeley, the development consultant, said the developerestimated the 40 homes would generate about 16 students and that nearby schools have capacity; he said proceeds from the sale would go to the districtcapital reserve and the district would reuse savings from closing the building.

The hearing drew more than two dozen residents who urged the commission to preserve the open lawn and existing parklike feel of the school site. Many speakers asked that the existing east‑side sidewalk access to the park be retained. "I really love the Zurger area. I love my home. I'm right across the street from the school," said Laura Cruz, a nearby resident. Several residents warned that tightly packed small lots would change neighborhood character, raise traffic and reduce an informal play field many families use.

Cardell responded that the proposal increases dedicated parkland, will preserve the east‑west 5‑foot sidewalk connection and provide public sidewalks on all new streets; the team said the existing concrete swale that some residents use is not an ADA trail and that new construction would provide a publicly maintained ADA‑compliant route to the High Line Canal.

Environmental concerns surfaced in public comment because of Westminster's proximity to historic Rocky Flats contamination. Keeley said Cardell hired consultants and collected five on‑site soil samples; those samples were below Department of Energy risk screening levels and an earlier city‑commissioned 2014 Hydros Consulting study concluded development was suitable in Westminster. The developer said its consultant found "no recognized environmental condition" for the property.

Several technical points will be resolved in follow‑on reviews: the water main replacement, final stormwater detention design to limit offsite impacts, a traffic study and detailed lot and building design. Staff emphasized the commission was only considering the comprehensive plan amendment; zoning stays PUD and the more detailed PDP/ODP stages will address street sections, setbacks, house types and draft covenants.

Commissioners acknowledged community passion for the site but said the parcel is privately owned by the school district and the commission's legal role is to judge whether the land‑use change complies with the comprehensive plan and municipal code. Commissioner Kinnear noted the city does not own the parcel and cannot unilaterally prevent a sale. Commissioner Carpenter and others asked that the developer preserve the north‑south pedestrian link to the High Line Canal; staff and the applicant said a public sidewalk on North Everett Street and internal street sidewalks will be required and could satisfy that connection.

The amendment was approved on a 7‑0 roll call after staff recommended approval with conditions that will be enforced at PDP/ODP review. The record shows commissioners voted as follows: Pegg, Kinnear, Zhang, Mayo, Carpenter, Colling and Tomachek voted yes.

The next steps are Cardell's PDP and ODP submissions with engineering plans, a traffic study, geotechnical work, and formal referral to utilities and service providers. Those documents will return to the public record and to future hearings before the commission and, if required, city council.

Residents opposed to the plan signaled they will continue to participate in the PDP/ODP processes and in any council review that follows. The city also advised that utility and stormwater improvements required by the development will be designed in coordination with city staff and the utility provider.