Planning Commission recommends approval of Walnut Grove PDP amendment, ODP for 62 paired homes

The Westminster Planning Commission voted unanimously May 27 to recommend that City Council approve the eighth amendment to the Walnut Grove preliminary development plan (PDP) and the associated official development plan (ODP) to allow a 62-unit single-family paired-home neighborhood at 9000 W. 108th Ave.

City planner Ruth Hazel told commissioners the public hearing was properly noticed: mailed notices went to 754 property owners and tenants within 1,000 feet, five signs were posted on the property and notices were published on the city website and in the Westminster Window. Staff’s written analysis found the PDP amendment meets the review criteria in Westminster Municipal Code section 11-5-14 and that the ODP meets the criteria in section 11-5-15; staff recommended the commission forward a recommendation of approval to council.

Developer Pulte Group’s project team described the site plan as a 10.69-acre infill neighborhood with 62 paired homes, alley access garages, 52 guest parking spaces and two private parks. Ben Jahnk, a Pulte Group forward planner, said the company had “deep roots here” and that “we're very excited about this project.” Leanne Valera of Norris Design said the proposal would dedicate roughly 0.63 acres to expand Walnut Creek city open space and add landscaping, a bus shelter at the existing transit stop, and sidewalk connections along 108th and Wadsworth.

Design features discussed included 30-foot and 40-foot landscape buffers along W. 108th and Wadsworth, respectively, an increase of masonry on elevations visible from the public right-of-way while meeting a 30% masonry average across units, SCC 25-rated noise-reducing windows for airport noise mitigation, Energy Star appliances, tankless water heaters and solar-ready infrastructure. The applicant requested several exceptions from standard code requirements (reduced setbacks, modified masonry requirements, landscape and street-section modifications and slightly increased streetlight spacing); staff indicated they supported the exceptions.

Commissioners vetted traffic and multimodal impacts at length. The applicant said changes to W. 108th at the Wadsworth intersection would add turn lanes (a deceleration lane for eastbound motorists turning south on Wadsworth, an additional eastbound through lane and an additional left-turn lane) to improve operations; those changes reduce space for the existing on-street bike facilities and, per the project traffic consultant, require transitioning bicyclists to a multiuse sidewalk at the intersection approaches. Traffic staff noted the north leg of Wadsworth at the intersection carries roughly 33,000 vehicles per day.

Commissioners also questioned park siting, emergency vehicle gate geometry, snow storage, alley-to-street section conversions and pedestrian connections to Walnut Creek trails. Marcus Pockner of the Pockner Company said the team extensively engaged surrounding neighbors, including the Lao Buddhist temple across Wadsworth, and altered the plan after concept review feedback in 2023. Commissioner Collin urged that the developer and city pursue a pedestrian connection to the Walnut Creek trail network; the applicant said drainage constraints and neighboring property opposition have impeded a direct connection.

Public comment included one speaker, Joseph Ramey, who raised unrelated title and ownership concerns about a separate triangular parcel he owns near the Burlington Northern underpass; staff and the commission said that parcel is not adjacent to the subject site and that his concerns are outside the scope of the current application.

Commissioner Kinnear moved the recommendation of approval and Commissioner Dunne seconded. Roll call on the motion produced seven yes votes (Peck; Kinnear; Carpenter; Bossert; Collin; Dunn; Tomachek) and the commission forwarded a unanimous recommendation to City Council.

The City Council now will consider the PDP amendment and ODP; approval there is required for the plans and any associated code exceptions to take effect.