Littleton planning commission approves conceptual master plan for River Park South, limits building height to 65 feet

The Littleton City Planning Commission voted 5-0 on May 29 to approve PC Resolution 6-20-25, a conceptual master development plan (MDP) for River Park South that removes the existing Santa Fe Park planned-development overlay (PLO) and applies the underlying Centimeters zone district to the southern portion of the River Park property.

The approval covers a 7.86-acre undeveloped parcel at the future intersection of South Platte River Parkway and West Phillips Avenue and is intended to bring the parcel’s regulatory framework into alignment with the River Park development to the north. Senior planner Zarin of the Community Development Department told the commission, “With that, staff recommends approval of PC Resolution six-two 25.”

The MDP will allow future detailed site plans to be reviewed administratively under the Centimeters (corridor mixed) zone. The applicant, Evergreen Development, asked for an administrative waiver to reclassify certain materials currently defined as secondary in the Centimeters district (board-and-batten, standing-seam metal, natural wood siding) to primary materials; the community development director has approved that waiver, and the waiver will be handled administratively for future site plans. The applicant also voluntarily agreed to a 65-foot maximum height for mixed-use and commercial buildings on the southern site; the Centimeters zone would otherwise permit up to 80 feet, and up to 91 feet if sustainable building standards were met.

Applicant Tyler Carlson, owner of Evergreen Development, described the proposal as an expansion and unification of a vision book for the entire River Park area, saying the team sought a “modern agrarian design theme” and brought the southern parcel into a single regulatory framework after Evergreen purchased the property from Toll Brothers. Carlson said the overall River Park property totals about 45 acres and includes distinct districts (lifestyle, destination, homestead and daily-needs) intended to mix commercial, retail and residential uses.

Commission discussion focused on pedestrian connectivity, drainage and wetland treatment, the remaining carved-out PLO area for a gas station, and coordination with the Quad Road infrastructure project. Commissioners pressed the applicant and staff on how the illustrative vision book would translate into safe pedestrian and bicycle connections between districts and into adjacent transit and park facilities. Commissioners noted that site-level design — including 10-foot shared-use paths required by the Centimeters code on private properties — will be addressed during future individual site-plan reviews. The applicant and staff said a 16-foot-wide cycle track is planned along South Platte River Parkway as part of the broader Quad Road/circulation improvements.

Staff and the applicant also addressed drainage and wetland concerns raised by a neighborhood speaker. Staff said that the channelization and flood-plain changes associated with the larger Toll Brothers/Quad Road infrastructure have already been reviewed and approved by Mile High Flood (the regional flood authority) and that some detention and water-quality facilities installed on the adjacent Toll property (identified in the project plans as “Pond A”) are the receiving facility for portions of the River Park South drainage. The applicant confirmed that those detention facilities are on Toll Brothers’ land and not within the boundary of the MDP under review.

Pam Chadbourne, a resident who spoke during public comment, said she lives a block and a half from the site and urged the commission to require more information about the plan’s citywide role, impacts on neighbors to the east (views and noise), wetland loss, and affordable and accessible housing levels. Chadbourne told the commission, “This is a concept MDP. It's the last chance we get to see this or do anything with it.”

The approved MDP includes one explicit carve-out: a small parcel that will remain governed by the existing PLO to preserve a gas station and convenience store use (the applicant said it is under contract and has closed with Kwik Trip). Because the gas station use is not allowed in Centimeters, the item was left as a PLO “doughnut hole” so the existing conditional/allowed use can proceed. Staff characterized that approach as necessary to reconcile the existing contract for the parcel with the broader rezoning effort.

The commission approved the MDP by motion: “I move to approve PC resolution 6 20 25, a conceptual master development plan for River Park South at the approximate intersection of South Platte River Parkway and West Phillips Avenue. Removing the governing plan development in order to utilize the underlying corridor mixed zone district. And to create a unified mixed use development.” The motion was seconded by Commissioner Goodman and carried 5-0.

Next steps: the MDP establishes the conceptual framework and design guidelines for River Park South; individual site plans, design details, traffic-mitigation measures and final landscape/drainage plans will be reviewed administratively under the Centimeters code and by other agencies (including Mile High Flood for drainage and federal agencies as required for the Quad Road elements). Staff and the applicant told the commission that a corresponding administrative major plan amendment is pending to update the northern River Park MDP to match the vision book and waivers being adopted for the south site.

Votes at a glance: PC Resolution 6-20-25 (conceptual master development plan for River Park South) — Motion carried 5 in favor, 0 opposed; outcome: approved.