Planning commission approves variance to place three Uplands subdivision entry signs at corner intersections

The Westminster Planning Commission voted 4–3 on Jan. 14 to grant a sign-code variance allowing three subdivision entry signs for the Uplands development to be placed at corner intersections along Federal Boulevard and Lowell Boulevard, overruling staff’s recommendation to deny the request.

Staff had recommended denial, saying the application failed two of the six variance criteria in Westminster Municipal Code § 11-11-13(e)(2). Carson Beyerhoff, planner with the city’s planning division, told commissioners the code defines a subdivision entry sign as “a monument sign located along the entry of a subdivision from a collector or arterial street,” and that staff concluded there are opportunities to place compliant entry signs at interior access points. “Staff recommends that the planning commission hold a public hearing and deny the requested sign variance,” Beyerhoff said.

The applicant, represented by land-use consultant Marcus Pockner and designer Kaylee Gillespie of North/Norris Design, asked to place three subdivision entry signs at intersections they described as key “gateway” points for the larger Uplands parcel: near West 80 Eighth Avenue and Federal Boulevard, near West 80 Fourth Avenue and Federal Boulevard, and near West 80 Fourth Avenue and Lowell Boulevard. Pockner and Gillespie told the commission the signs are about location — not size or materials — and argued the signs would provide wayfinding, reinforce a sense of place and support commercial investment in the village center at 86. “The sign variance enhances the placemaking at key intersections and key entries into the city,” Gillespie said, tying the request to goals in the city’s comprehensive plan.

Commissioners asked about pedestrian and transit connections, sight lines, and whether compliant sign locations shown in the applicant’s materials (for example at 80 Fifth and 80 Seventh) would provide effective wayfinding for northbound drivers. Staff and the applicant disagreed about whether the site has a “special circumstance” such as medians or topography that would substantially restrict the effectiveness of code-compliant sign placement; staff said the site is generally buildable and the applicant’s preferred locations would stretch the code’s definition, while the applicant said Federal Boulevard’s medians and signalized corners create practical constraints on wayfinding.

During public testimony two residents opposed the variance, citing traffic safety, vandalism and visual impacts. John Palmer said placing large monuments on the corners would create “more of the view corridor” problems and invite graffiti; another resident, Jim Feddemore, said traffic congestion and emergency response times argued for clear, simple wayfinding.

Commissioner Colling moved to approve the three signs as proposed; Commissioner Dunn seconded. The subsequent roll call produced four yes votes (Commissioners Carpenter, Bossert, Colling and Dunn) and three no votes (Commissioners Kinnear, Mayo and Tomachek). The motion passed and the variance was granted despite staff’s recommendation to deny.

The commission’s action authorizes the applicant to locate the three subdivision entry signs in the corners requested; it does not change city code text. Staff and commissioners noted that a granted variance applies only to this request and property; the code itself remains unchanged and future applicants would be reviewed against the same code criteria.

Planning staff and the applicant said they expect to coordinate final sign locations and construction details with city permitting and public-right-of-way requirements. No building permits were issued as part of the hearing.

Votes at a glance: Uplands sign-variance (Agenda item 3A) — Motion to approve variance as presented: Mover: Commissioner Colling; Second: Commissioner Dunn; Vote: Yes — Carpenter, Bossert, Colling, Dunn; No — Kinnear, Mayo, Tomachek; Outcome: approved (variance granted).