Council reviews concept for two tandem homes at 70 Fourth Avenue; officials flag utility and access challenges

Westminster City Council reviewed a concept plan May 12 for two tandem homes proposed for a 0.37-acre, irregular parcel on the south side of 70 Fourth Avenue near Quitman Street.

The presentation, led by John McConnell, Planning Manager for the City of Westminster, described the item as a concept plan review rather than a hearing: "This item is a concept plan review for the 70 Fourth and equipment tandem homes... its purpose is to allow city council to learn about a proposed project in its beginning stages and provide feedback to the applicant," McConnell said.

Why it matters: the site sits inside a Planned Unit Development adopted in 1981 that assumed multiunit buildings; the applicant seeks a Preliminary Development Plan (PDP) amendment to allow single‑family detached tandem homes. City staff and the applicant said the site has development constraints—an odd shape, steep downslope from 70 Fourth Avenue and limited existing access—that create challenges for sewer, water and emergency vehicle access.

City and applicant presentations

McConnell told council the property is zoned PUD and designated Mixed Use Neighborhood in the comprehensive plan. He noted that sewer and water mains currently are in 70 Fourth Avenue and that the site sits downslope: "Sewer really needs to flow downhill. So, that's a challenge for this site," McConnell said. He also said the city wants the Quitman Street reservation extended southward to serve the broader vacant tract.

An applicant representative and the property owner outlined the proposal as two tandem homes—two single‑family units on one lot arranged like side‑by‑side detached houses. The owner said the configuration would allow family members to live adjacent to one another and described the concept as feasible with utility extensions and imported fill to address grade. The applicant noted prior pre‑application conversations with city staff about service extensions and said, "we do think it's feasible." The project team included preliminary building elevations and a proposed private access drive.

Council questions and staff clarifications

Councilors pressed on history, utilities, costs and water use. Councilor Carmelio asked about the property’s history; McConnell said the PDP adopted in 1981 anticipated six‑plex apartment buildings, two of which were built, and that the remainder has been vacant for decades. Councilor DeMott asked about water demand relative to the comprehensive plan density; McConnell said the Mixed Use Neighborhood designation allows up to 18 dwelling units per acre and that the two proposed homes are well below that threshold.

Councilor Ireland asked who would pay for road and utility extensions; McConnell and the applicant both clarified that development‑related off‑site improvements and utility extensions are paid by the applicant: "The applicant pays for all costs associated with their development, including off‑site costs," McConnell said. The applicant said it is too early to estimate exact costs but confirmed developers would bear the extension costs.

Outcome and next steps

Council provided nonbinding feedback and had no objections to the applicant continuing to work with staff on a formal application. No formal action, hearing, or vote was taken; staff said a PDP amendment and an official development plan (ODP) would be required if the applicant pursues the project.

Council and staff noted remaining technical issues—extension of Quitman Street, gravity sewer feasibility given the grade, and ensuring fire apparatus access—would need resolution in future application stages.

The applicant will continue coordination with city staff if they choose to move forward to the technical review stage; council comments were explicitly described as gratis and nonbinding.