Planning Commission approves Novara Commerce Center ODP despite neighborhood objections

The Westminster Planning Commission voted 5–2 to approve the Novara Commerce Center official development plan (ODP), a proposed three‑building employment flex campus on a roughly 20‑acre parcel at the northeast corner of W. 138th Avenue and Huron Street.

Staff planner Carson Beyerhoff told commissioners the city mailed 345 notice packets and posted eight bilingual signs and that staff found the ODP generally meets the 17 criteria in Section 11.5.15 of the Westminster Municipal Code. Staff recommended approval subject to technical corrections and concurrent irrigation plans before recordation and building permits.

Developer representatives said the plan calls for three tilt‑up concrete buildings (A, B and C) totaling approximately 386,000 square feet intended for local and regional tenants. Marcus Pachner, land‑use and community outreach consultant to the team, described the site as part of the Foster Farms preliminary development plan (PDP) and said the design emphasizes buffering, internal truck courts and pedestrian connections. “We are proposing 3 employment flex buildings … a total of 386,000 square footage in these 3 buildings,” Pachner said.

Neighbors and homeowners’ associations urged the commission to reject or modify the plan, citing the length and massing of Building B (about 884 feet long, per the applicant), the tilt‑up concrete facade, and potential impacts from truck traffic and noise. Mark Canapham, speaking for the Lexington HOA board, asked that Building B be split or that the design include additional masonry, glass or other articulation to reduce the appearance of a continuous wall. “Building B specifically … is nearly 900 feet long, 40 feet high,” Canapham said, adding that he believed the project was “over 85% warehouse” and therefore inconsistent with some comprehensive‑plan guidance.

Public commenters also raised environmental and traffic concerns. James Wilkinson asked whether an environmental assessment had been completed; staff said a Phase 2 environmental analysis is part of the ODP submittal and Phase 3 is completed with construction documents. Several residents questioned whether the site would attract large distribution users and overnight truck activity.

The applicant and staff responded that the Foster Farms PDP already designates the area as flex employment and said the proposed tenancy is intended to be smaller regional or local businesses rather than large distribution centers. The applicant also cited a traffic estimate showing a reduction in daily trips compared with an earlier R&D scenario (from roughly 7,000 daily trips to just over 2,000, a nearly 5,000‑trip reduction) and said truck loading zones would be internal to the site with right‑in/right‑out access on Huron. “We’re being very intentional about that and pointing that to Orchard,” an applicant representative said.

Commissioners debated design exceptions, building articulation and community impacts during deliberations. Vice chair Carpenter moved approval with two conditions: that technical corrections in the agenda attachments be submitted for staff review and that irrigation plans be submitted concurrently. The motion carried on roll call, with Commissioners Zhang and Tomachek voting no and Vice chair Carpenter, Chair Bossier, Commissioners Kinnear, Pegg and Colling voting yes.

The decision approves the ODP and directs the applicant to complete the technical corrections and irrigation plan requirements before the ODP is recorded and building permits are issued. The applicant and staff noted several design enhancements already included in the submission—larger setbacks, additional landscaping and berms averaging 2–4 feet on the west side, two rows of landscape buffering within a roughly 60–70‑foot zone adjacent to Huron—and said they will pursue additional signage and screening to limit truck routing through neighborhoods.

The commission’s approval does not remove later design reviews and construction‑phase permits, nor does it guarantee specific tenants; those elements will be subject to subsequent review and permit processes. The hearing record includes the staff memo, attachments, PowerPoint presentation and mailed and posted notices.