Westminster council approves Uplands comp-plan and PDP changes, 6-1

The Westminster City Council voted 6-1 Monday to amend the city's comprehensive plan designation for Uplands Filing 3, blocks C1B and C1C, changing the designation from 'commercial mixed use' to 'urban multifamily' and to approve a matching preliminary development plan amendment that removes the existing commercial-floor-area requirement.

The change, moved by Councilor Dave DeMott and seconded by Councilor Ziauddin, allows the site east of Federal Boulevard to be developed solely with multi-family housing (up to five stories) without the previously required minimum of about 43,780 square feet of commercial space. The vote was 6 in favor, with Councilor Christine Ireland voting no.

Why it matters: Proponents told council that the commercial requirement has deterred developers and left the site vacant, while opponents and some neighbors warned that removing the commercial requirement could limit neighborhood retail and force residents to cross Federal Boulevard to reach services. The council majority said market conditions and nearby town-center plans make multifamily housing a more viable near-term use that could ultimately support surrounding retail.

Marcus Pockner, a land use and community outreach consultant for the Uplands project, said the change would let housing be delivered sooner. 'Supporting retail and neighborhood-scale retail at Summit Square is a requirement and something that we are doing,' Pockner said, adding that the town center north of the intersection will be the primary focus for commercial uses.

Kaylee Gillespie of Norris Design, representing the applicant on the PDP amendment, said the existing comp-plan requirement had been marketed to more than 5,100 developers and investors with minimal interest. 'A total of six multifamily developers showed initial interest but all moved on due to the extensive commercial requirements,' she said during the hearing.

Several residents spoke during public comment. Aaron Varner, a long-time Prospector's Point resident, urged caution and recommended postponing the change until commercial plans for the west side of Federal Boulevard are clearer. 'A yes vote with the understanding that only commercial new commercial is going in on the west side of Federal means people on the east side would have to cross a busy U.S. highway to patronize businesses,' Varner said.

Planning staff and the applicant told the council the change would not alter the number of residential units allowed in the PDP (the PDP still allows 300 residential units across C1B and C1C) and would reduce vehicle trips by the applicant's estimate of roughly 1,300 daily trips versus the current commercial-mixed-use scenario. The applicant also stated the project team has pledged water-conservation measures and cited a combined savings figure of about 108 acre-feet (applicant's estimate) through site and landscaping choices.

Planning Commission considered the applications on Feb. 11 and recommended approval by a unanimous vote. Staff recommended approval in its agenda memo, finding the applications generally meet city plan criteria.

Councilors who supported the measures said vacant commercial space produces no tax revenue and that rooftops are critical to making nearby retail viable. Councilor Ireland said she opposed the change because she wanted to preserve the prospect of more walkable, integrated retail for new residents.

The council's actions included two formal votes: first reading approval of the comprehensive plan amendment and approval of the PDP amendment. Both passed on 6-1 roll calls.

The council also asked staff to continue working on safe pedestrian crossings and intersection improvements at Federal Boulevard and 80th/86th to improve access between the east and west sides of Federal Boulevard.

Moving forward: The amendment allows the applicant and property owner to pursue multifamily development on C1B/C1C without the earlier commercial-floor-area requirement. The city will continue to review subsequent site-plan submittals and infrastructure requirements under standard development review processes.