Planning commission recommends 960‑acre 'Tributary' master plan and three rezones to city council

Aurora planning staff and the applicant presented the Tributary master plan, a 960‑acre mixed‑use proposal bisected by First Creek and bounded by I‑70, E‑470, 6th Avenue and DeGaulle Street. Senior planner Sarah Weil told the commission the package includes three zoning map amendments, two adjustment requests to the Unified Development Ordinance, and an overall land‑use mix that could allow up to 4,859 dwelling units and an anticipated population of more than 12,000 residents.

The master plan would allocate roughly 435 acres to lower‑density single‑family uses, 58 acres to multifamily, and 81 acres to commercial and mixed‑use development; it also identifies about 207 acres for parks and open space, including nearly 56 acres of floodplain. Weil said the applicant submitted master traffic, drainage and utility studies and that Aurora Water’s development agreement will commit service to the site.

The applicant’s design and branding team, represented by Elise Applegate Klink of Norris Design, described landscaping, architectural standards and a proposed design‑review committee to guide future site plans. Sean Malone, Norris Design, explained the applicant’s request for two 75‑foot, high‑visibility signs along I‑70 to serve motorists at highway speeds and said electronic messaging would be limited in their design guidelines.

Commissioners pressed staff and the applicant on several technical points. Commissioner Riley asked for clarification on the small‑lot adjustment, and Weil explained the 65% small‑lot request increases the number of small lots in each neighborhood compared with the UDO’s 50% baseline, while staff and the applicant identified design compensations — added open space, pedestrian connections and housing‑type mix — intended to preserve neighborhood character. Commissioners also sought confirmation that Aurora Water’s development agreement and master utility analyses support the proposed build‑out; staff said the development agreement includes service commitments and that the master utility study accounts for required density limits.

After questions and final comment, the commission voted to recommend approval of the three zoning map amendments to city council and to approve the Tributary master plan with two conditions: resolution of outstanding technical issues prior to recordation, and that the master plan approval be contingent on city‑council approval of the associated zoning map amendments. The motion language and roll‑call votes were recorded in the hearing record.