Commission recommends Wakefield Valley development‑plan amendment to mayor and common council with conditions

The Westminster Planning & Zoning Commission voted Oct. 21 to recommend that the mayor and common council approve the Wakefield Valley development‑plan amendment DP 24‑0‑1 (parcels W and X), subject to a set of conditions that combine most staff recommendations with three additional requirements the commission read into the record.

Applicant representative Kelly Schafer Miller opened the presentation and explained the applicant’s position that subsection 164188(j) (vehicular and pedestrian circulation) had been addressed in the amended plan, while noting the development plan is one step in a multi‑stage review that will be followed by preliminary subdivision and site‑plan approvals. Miller emphasized that traffic and circulation will receive further county review during the subdivision process.

Staff told the commission it recommends forwarding DP 24‑0‑1 to mayor and common council subject to conditions including a full accounting of open space across the development plan, compliance with the landscape manual and architectural standards, demonstration of water availability under the city’s memorandum of understanding, and addressing remaining city comments. Staff also proposed that unused portions of the stormwater management easement on Parcel Y be abandoned to return usable open space to the city and that all existing and new trails on Parcels W and X be repaired or constructed and dedicated for public access.

The commission added three conditions read into the record: (1) abandonment and return to the city of the unused stormwater management easement on Parcel Y, (2) repair and improvement of all existing trails and construction of new trails on Parcels X and W with public access dedication, and (3) installation of a sidewalk along Bell Road (a county roadway) by the developer to create a connection to existing sidewalks where appropriate. The motion recommended approval to the mayor and common council with those three additions and with staff’s remaining conditions (staff condition 3 was removed as part of the motion). The motion was seconded and carried; staff will prepare the written recommendation and findings for the commission to review next month before forwarding to mayor and council.

Why it matters: The recommendation advances a large development amendment that will reshape open space, trails and housing density in the Wakefield Valley area. The conditions tie use/occupancy and future lot releases to the construction or repair of trails and sidewalks and seek to recapture open space now encumbered by unused stormwater easements.

Next steps: Staff will draft a written decision reflecting the commission’s recommendations; the mayor and common council will hold a public hearing and may accept, modify, or continue the matter. If approved by mayor and council, preliminary subdivision plans and traffic analyses will return to the planning commission for detailed review.