Planning commission recommends approval of Uplands Filing 2 Block 2 official development plan, 4-1

The Westminster Planning Commission voted 4-1 Tuesday to recommend that City Council approve the Official Development Plan (ODP) for Uplands Filing 2, Block 2, a 26-lot single-family detached development on the southwest corner of Lowell Boulevard and Bradburn Drive.

City staff recommended denial in their agenda memo, concluding the plan did not meet multiple approval criteria in Westminster Municipal Code Section 11.5.15. "Staff finds that the official development plan does not meet these criteria as outlined in detail in the agenda memo," Principal Planner Jacob Casa said, listing concerns including requested reductions in setbacks, a modified street section, reduced landscape area and utility routing tied to a proposed private alley.

The applicant team argued the design responds to the site's steep, constrained topography and to prior legislative decisions. Marcus Pochner, the applicant's land-use consultant, said the plan represents four years of revisions and is intended to provide a lower gross density than surrounding Gregory Hill. "We are proposing 26 only single family detached units... We actually have a lower gross density than Gregory Hill does today," Pochner said.

Norris Design principal Brad Hegg described terraced lots and a publicly accessible private open space adjacent to the dedicated public land and a preserved view corridor. The proposal includes a private alley (Newton Court) intended for emergency access and limited service use, a cul-de-sac tying to West 80 Second Avenue and an 8-foot regional trail connection to Lowell Boulevard.

Neighbors raised concerns at the public hearing about preservation of the view corridor, stormwater, slope stability near city water tanks and potential cut-through traffic using the alley and cul-de-sac. Linda Graybill, identified as president of the Westminster Historical Society, urged preservation of the full mountain views and warned development could permanently limit public enjoyment of the panorama. Several nearby residents expressed worries about excavation, retaining walls, snow removal on the private alley and truck drivers using neighborhood streets as cut-throughs.

Commissioners discussed the staff objections and the applicant's explanations at length. Several commissioners acknowledged the site is constrained by grade and surrounding infrastructure; others said the code's approval criteria set a high bar for exceptions. "If we grant exceptions, there needs to be justification where the mandatory criteria are met," Commissioner Kinnear said during deliberations.

Commissioner Pegg moved to recommend approval of the ODP; Commissioner Dunn seconded. The roll call vote was Pegg yes, Kinnear no, Vice Chair Carpenter yes, Mayo yes and Dunn yes. The motion passed 4-1. The commission's recommendation and the hearing record will be forwarded to City Council for final action and any required permit review.