Westminster residents, councilors debate state transit-oriented housing law and water constraints

Several residents urged Westminster City Council on Feb. 10 to engage with and not unilaterally reject the state's transit-oriented housing law, which speakers repeatedly referred to during public comment as "HB 24 13 13." Speakers described the law as a tool to increase housing near frequent transit and urged the city to analyze how much of the law Westminster could implement given local constraints such as water supply.

Why it matters: The issue pits state-level housing and transit priorities against local land-use control and infrastructure capacity. Public testimony focused on housing affordability, water-supply limits and misinterpretation of statutory requirements; councilors said they plan further study and state-level coordination before deciding how Westminster will respond.

Tim Pegg, a Westminster resident and planning commission alternate, told councilors he believed the city had been "somewhat misinformed" about the law and warned against rejecting it without a full understanding. "I don't think Westminster should choose to break the law," Pegg said, disputing testimony he said misread the bill's water-supply timing and arguing the reform is market-based rather than a government construction mandate.

Kate Fuller, a resident, said the law targets areas near frequent transit and can reduce costs for residents who do not need parking or car ownership. "This law specifically pertains to areas near existing frequent transit," Fuller said, adding the statute contains exemptions for insufficient water supply and urging councilors to "do the report" and identify actual shortfalls in local supply.

Vivek Senderaj, a 25-year Westminster resident, also asked councilors to comply with the statute and not to rely on a simple refusal. "I request please comply with state law HB 24 13 13," he said, adding that he supported its intent to reduce housing costs.

Other public commenters argued the bill would not solve Westminster's housing problems in all locations and raised concerns over developer practices and environmental impacts in specific older subdivisions.

Council response and next steps: Mayor Pro Tem Nirmala emphasized the city has a 20-year record of planning around transit and said Westminster has created rezoning capacity around station areas. "We have worked very hard to create plans and rezone areas around our transit stations that provide for higher density development," she said, noting that sanitary sewer, drainage and water are all constraints the city must consider.

Councilor Carmelia said she requested further briefings with staff and planning to fully understand how the city can address the bill while protecting home rule. "I have asked to have a meeting with [the city manager] and planning to really get a better understanding of how the city can ensure that we are taking responsible action," she said.

Mayor McNally, Councilor Irwin and other members noted Westminster is nearly built out (council discussion referenced about 2'to 3% vacant land and past planning work around transit stops) and highlighted water availability as the primary gating issue. Several councilors said they and the city manager are engaging with the governor's office and neighboring mayors on the matter and that additional study and intergovernmental conversations will continue.

No formal vote occurred on policy toward the state law at the Feb. 10 meeting. Councilors directed staff to continue analysis and to coordinate with other jurisdictions and the governor's office; council members said further discussions and potential study-session briefings are likely.

Ending note: Multiple speakers said they hoped for more public information and clearer reporting from the city so residents can better understand how state rules would affect local planning and infrastructure.