(Formerly known as Rose Hill and also known as Pillar of Fire)

Location: Vicinity of West 84th Avenue and Federal Boulevard

eTRAKiT Project Numbers:
PLN18-0146 – Preliminary Development Plan
PLN18-0144 – Annexation
PLN18-0147 – Rezoning
PLN20-0081 – “Master” Official Development Plan – Parcel A
PLN21-0031 – Official Development Plan – Parcel B

UPDATE: The Westminster City Council voted 5-2 to conditionally approve the Uplands development to move forward on Monday, December 20, 2021. A second reading for Councillor’s Bill No. 49 is tentatively scheduled for January 10, 2022, to provide final approval of the proposed rezoning. The preliminary development plan (PDP) and the master official development plan (MODP) were approved, subject to the additional conditions required for approval by City Council and agreed to by the applicant.  

City Council considered public testimony from 139 community members over three nights. Included below is the full text of the additional conditions, along with a brief explanation.  

The following are the additional conditions required for the approval of the rezoning, PDP, and MODP: 

  1. The applicant shall pay for one hundred percent (100%) of the costs of all required on-site and off-site water, sanitary sewer, storm sewer, and other public infrastructure, without any contribution from the City, required to support the construction of Parcels A, B, C, D, and E. 
     
    The developer will pay for the entire cost of all infrastructure related to the development of Uplands.  
     
  1. The applicant shall enter into a PIA with the City that requires surety sufficient to guarantee the required on-site and off-site improvements identified in Condition 1 above for the development of Parcels A, B, C, D, and E in accordance with Section 11-6-4, W.M.C. 
     
    A public improvements agreement (PIA) ensures that the agreed upon infrastructure improvements, such as sewer lines, roadway improvements, and other utilities are completed by the developer by a certain time. If the developer doesn’t complete the improvements by the required time, the City will complete the work at the cost of the developer. The PIA provides financial security and assurance for the City and its residents that this critical infrastructure is completed in a timely manner at no-cost to residents. 
     
  1. Councillor’s Bill No. 49, the PDP, and the Parcel A MODP will become effective upon the recording of a deed in the real property records of Adams County from Pillar of Fire to Westminster OC or its assignee, such recorded deed to be provided by Westminster OC to the City. If a deed from Pillar of Fire to Westminster OC or its assignee is not recorded on or before two years from the date of approval of Councillor’s Bill No. 49, the PDP, and Parcel A MODP, they shall not become effective. For the purposes of Westminster Charter Section 8.10 only, if the rezoning is approved, second reading of the approving ordinance shall be considered to be its “effective date”. 
     
    The approval of Councillor’s Bill No. 49 related to the rezoning, the PDP, and MODP will become effective once the sale is completed and a deed of sale is recorded with Adams County. Should a deed not be recorded on or before two years following the date of approval, the items referenced will not become effective.  
     
  1. All initial future site specific ODPs for Parcels A, B, C, D, and E shall be brought to Planning Commission and City Council for review and approval.  
     
    Typically, ODPs are managed and approved by the planning division , unless it is greater than 10 acres for residential and 20 acres for commercial projects, which requires planning commission review. In this instance, City Council has directed City staff to bring forth all initial future site specific ODPs related to Uplands, regardless of size, for the Council’s review and approval to ensure the development aligns to the vision that was initially approved by Council.  
     
  1. All future site specific ODPS for Parcels A, B, C, D, and E that include a park shall contain a note that states: "Private parks shown on this ODP shall be available for use by the general public. A public access easement shall be recorded on the final plat for this ODP.” 
     
    The distinction between “public” and “private” park references ownership and management of the property. While it may be a privately owned and managed park, all parks in the City are accessible to the public. For example, while a park may be maintained by a homeowner’s association, they are not allowed to restrict access to of non-association members. This condition ensures that the privately owned and managed parks within the Uplands development will be accessible to the surrounding community. This condition also ensures that Historic Westminster will benefit from the additional 40.6 acres of park space. 
     
  1. No fewer than three hundred (300) for rent units shall be constructed within the PDP and made available to households earning no more than eighty percent (80%) of area median income, adjusted for household size. To ensure their long term affordability, such units shall be subject to deed restrictions consistent with the entity providing the tax credit or other assistance for the construction of such units, which deed restriction shall be the maximum required by Colorado Housing and Finance Authority, Maiker Housing Partners, or other entity providing the tax credit or other assistance, but no less than thirty-five (35) years.  The applicant shall work with the City’s Office of Economic Development as appropriate to fulfill this condition. The permitting and commencement of construction of the affordable units shall be completed prior to the permitting of the 1,176th residential unit, subject to allocation of necessary tax credits. 
     
    While the Westminster Municipal Code currently does not require affordable housing, this condition requires the construction of at least 300 units of affordable housing within the Uplands development that will be made available to households earning no more than 80% of the area median income, which is currently $79,900 for a family of four. It also requires that construction of affordable housing units begin prior to the construction of the 1,176th residential unit in the development which represents the midway point of the proposed development. The affordable housing units will also have deed restrictions to ensure it remain affordable housing for at least 35 years. This condition will ensure that affordable housing will begin in the early phases of the development and make housing available to our most vulnerable residents sooner rather than later.   
  1. One hundred percent (100%) of the proposed PLD and view corridors as shown in the PDP shall be dedicated to the City concurrent with the approval of the first plat for Parcel A. A mutually acceptable maintenance agreement shall be entered into between the applicant and the City to address maintenance until the land is developed for its intended use. 
     
    The public land dedication (PLD) consisting of 40.6 acres will be transferred to the City at the first plat for Parcel A. Typically, PLDs are transferred in phases as the property is developed. The City and the developer will jointly manage and maintain the dedicated land to ensure residents will have access to trails and green space as soon as possible. The City and the developer will engage the community to learn more about their desired uses to design green spaces that suit the community’s needs. During public comment, the community voiced a desire for community gardens, walking trails, and other similar amenities. These are all suitable uses for the PLD while the City develops a long-term vision for the PLD along with the community.  
  1. If the City Council directs the formation of a special revenue fund for this project in order to direct all payments of fees in lieu of land dedication paid by the applicant to be used solely within the boundaries of this PDP for improvements within the PDP, then the applicant shall pay to the City one hundred percent (100%) of the estimated fee in lieu amount concurrent with the approval of the first plat for Parcel A. If additional dwelling units beyond 2,350 units are approved, the applicant shall provide the required additional fees in lieu at the time of ODP approval. 
     
    Along with the public land dedication, the fee-in-lieu for all parcels will be transferred to the City at the time of the approval of the first plat for Parcel A. Typically, the fee-in-lieu is transferred in phases as the property is developed. In this instance, the entire fee will be transferred at the beginning of the development and preserved in an account dedicated to park and open space improvements within the Uplands development.  


for more information on the planning commission meeting please visit this webpage: https://www.cityofwestminster.us/pc

for more information on the city council meeting, please visit this webpage: https://www.cityofwestminster.us/agendas

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Zoning

Proposed Zoning:
PUD zoning for all five parcels

Current Zoning:
Parcel A – C-1, O-1, R-E
Parcel B – R-E, R-3
Parcel C – C-1, PUD
Parcel D – R-4, B-1, C-1
Parcel E – C-1

Comprehensive Plan Designation:
Parcel A – TMUND
Parcel B – R-5 (Conditionally approved by City Council in February, 2020)
Parcel C – Mixed Use, R-18
Parcel D – R-8 (Conditionally approved by City Council in February, 2020), Office
Parcel E – Private Park/ Private Open Space (Conditionally approved by City Council in February, 2020)

Please click here for further information on the Comprehensive Plan.

Developer: Oread


Revised Site Plan 1

Revised Site Plan 2

Revised Site Plan 3


**Please note, the site plans have not been approved by the City and are subject to change in future submittals and before approval.**

Helpful terminologies:

  • Planned Unit Development (PUD)
  • Preliminary Development Plan (PDP)
  • Official Development Plan (ODP)

Project Description:

The proposed Uplands Development is a master planned community on 233 acres on undeveloped land in Central Westminster. The land has been generally divided into five parcels or planning areas.

Parcel A, at over 150 acres, is the largest portion of the development. This is bounded by Federal Boulevard, Lowell Boulevard, West 88th Avenue, and West 84th Avenue. If approved, it would feature a “new urbanist” style development that could include up to 1,531 dwelling units and a minimum of 30,000 square feet of retail/office space in the “village center”. This proposal is supported by the Comprehensive Plan designation for this parcel of Traditional Mixed Used Neighborhood. Parcel A, as currently proposed, would include 21 acres of land dedicated to the City of Westminster to partially fulfill the Public Land Dedication required by W.M.C. Section 11-6-8.

In February of 2020, Parcel B was conditionally approved by the City Council to be re-designated as Residential R-5 in the Comprehensive Plan. Parcel B is 29 acres, and is located west of Lowell Boulevard and south of West 84th Avenue. Bradburn Boulevard bisects Parcel B. The current proposal for this site is 82 paired homes (41 buildings) on the land north of Bradburn Boulevard and 26 detached homes on the land south of Bradburn Boulevard. A view corridor of 3.28 acres would be designated and protected from development and will be dedicated to the City of Westminster. An additional 6.76 acres of land is also proposed to be dedicated to the City of Westminster and could be used for other public purposes.

Parcel C, at 30 acres, is south of West 88th Avenue and east of Federal Boulevard. The parcel is proposed to include up to 617 multi-family dwelling units. The western 16 acres of parcel C is designated as Mixed Use, a mixed commercial and residential designation that allows housing in a vertical mixed-use pattern. Along the Federal Boulevard frontage approximately 11,000 square feet of office and commercial use is proposed. The eastern 14 acres is proposed for multi-family units and includes a 3-acre park that would be dedicated to the City of Westminster.

Parcel D, at 22 acres, is south of West 84th Avenue and east of Federal Boulevard.  In February of 2020, the western 19.6 acres of the parcel was conditionally approved by the City Council to be re-designated as Residential R-8 in the Comprehensive Plan. The eastern 3 acres of the parcel remained designated as Office and would feature a minimum of 47,000 square feet of office space. The western 19.6 acres of Parcel D, would feature 94 dwelling units in a possible mix of detached and attached homes. 3.07 acres would be designated as a view corridor and would be protected from development with its dedication to the City of Westminster. An additional 4.24 acres of land is also proposed to be dedicated to the City of Westminster and could be used for other public purposes, such as trail connections and an expansion of Cobblestone Park.

In February of 2020, Parcel E was conditionally approved by the City Council to be re-designated as Private Park/ Private Open Space in the Comprehensive Plan. At 1.23 acres this is the smallest parcel and is located at the southwest corner of West 88th Avenue and Zuni Street. If the PDP is approved, this parcel would feature publicly accessible trail connections from West 88th Avenue and Zuni Street that would provide for connections into Camenisch Park in adjacent Federal Heights.

  • The first stage of the development review process for this proposed development was to seek approval of amendments to the Comprehensive Plan designations for Parcels B, D, and E. City Council conditionally approved the amendments in February of 2020.
  •       The second stage of the development review process requires that the developer file a Preliminary Development Plan (PDP) application, a rezoning application and an annexation petition.  These applications require review and consideration by Planning Commission and City Council.  The PDP application was filed in January of 2019, and has been in a number of reviews since then. The PDP has been scheduled for a public hearing, please see the information below.

The PDP can be found here.

Concurrent with the PDP application, the developer has filed an application for rezoning. All five parcels are required to rezone to Planned Unit Development (PUD). This is required by W.M.C. Section 11-5-2 for all developments over 2 acres in size.

The annexation petition is for 2.96 acres of land in Parcel B. Two other parcels are included in the annexation request. These are 1.48 acres of land within the West 84th Avenue right-of-way, and, 3.587 acres of land within the West 88th Avenue right-of-way. The annexation of these two pieces of right-of-way guarantees that improvements are built to City standards.

  • The third stage of the development review process for this development is to seek approval of a Master TMUND Official Development Plan (ODP) for Parcel A. This requirement is consistent with both of the other large TMUND developments in the City, Hyland Village and Bradburn. This Master ODP will ensure that the developer is complying with the requirements of the TMUND Comprehensive Plan Designation and TMUND Design Guidelines. The Master ODP will serve as the framework for all future ODPs within Parcel A. The Master ODP will be reviewed concurrently with the PDP and will be presented for review and consideration to the Planning Commission and City Council at the same public hearings. The Master ODP for Parcel A was submitted in September of 2020.  A virtual neighborhood meeting for Parcel A was scheduled over two evenings, January 26 th and January 27th, 2021. The Master TMUND ODP for Parcel A has been scheduled for a public hearing, please see the information below.

The Master TMUND ODP Document can be found here.

  • The fourth stage of the development review process for this development is to seek approval of specific Official Development Plans for each planning area listed within the PDP. At this time one specific ODP has been submitted and is currently under staff review.

The environmental study can be found here.

Metropolitan Special District:

The City’s policy on Metropolitan Special Districts (MSD) states that the City Council cannot consider an MSD request until an Official Development Plan has been reviewed and approved by the City.

Public Hearing Required:

Public Hearings are required for the PDP, Annexations, Rezoning’s, the Master TMUND ODP, and the ODP on part of Parcel B.   All new PDPs, Annexations, and Rezoning’s require review and consideration before the Planning Commission and City Council. The Master TMUND ODP will be referred to the Planning Commission and City Council for review and consideration. The ODP on part of Parcel B will require hearings if there are exceptions requested to the City’s Design Standards.

Review Process Status:

Comprehensive Plan Amendments: In January of 2019 the developer filed the Comprehensive Plan Amendments application, Preliminary Development Plan application, Annexation application, and Rezoning application. A neighborhood meeting was held in July of 2019 for all four of these applications. The Comprehensive Plan Amendments were conditionally approved by City Council in February of 2020.

PDP, Annexation, Rezoning : The applications for PDP, Annexation, and Rezoning are scheduled for public hearings. The PDP and Rezoning have been scheduled for a public hearing before the Planning Commission on November 9 th, 2021 and City Council on December 13 th, 2021. The Annexation has been scheduled for a public hearing before the Planning Commission on November 9 th, 2021 and City Council on January 24 th, 2022. The public is encouraged to offer feedback for, and/or to attend, these public hearings.

For more information on the Planning Commission meeting please visit this webpage: https://www.cityofwestminster.us/pc

For more information on the City Council meeting, please visit this webpage: https://www.cityofwestminster.us/agendas

Master ODP for Parcel A: As noted above, a second review of the TMUND Parcel A was completed in early January, 2021. A virtual neighborhood meeting for Parcel A was scheduled over two evenings, January 26 and January 27, 2021.

Neighborhood Meeting Recordings and Presentation Materials for Jan. 26 and Jan. 27

Spreadsheets Containing Meeting Comments, Questions and Answers

The Master ODP for Parcel A has been scheduled for a public hearing before the Planning Commission on November 9 th, 2021 and City Council on December 13th, 2021. The public is encouraged to offer feedback for, and/or to attend, these public hearings.

For more information on the Planning Commission meeting please visit this webpage: https://www.cityofwestminster.us/pc

For more information on the City Council meeting, please visit this webpage: https://www.cityofwestminster.us/agendas

ODP for Uplands Filing No. 2, Parcel B-1: An application for an Official Development Plan was submitted to the City in April, 2021. Staff have completed their first review of the ODP and the neighborhood meeting will be held on July 8, 2021 from 6 p.m. to 8 p.m.

Neighborhood Meeting Recordings

Spreadsheet Containing Meeting Comments and Questions

  • July 8, 2021 Spreadsheet for Uplands Parcel B-1 ODP Virtual Neighborhood Meeting


Please note: All of these active applications will require review and consideration by the Planning Commission and City Council. No dates for these future public hearings have been scheduled.

If you have any questions or comments on the proposed development, please email the City planner listed below.

City Planner Contact Information:

Patrick Caldwell, AICP
Senior Planner
Planning Division
Community Development Department
City of Westminster
4800 W. 92nd Avenue
Westminster, Colorado 80031
(303) 658-2090
PCaldwel@cityofwestminster.us

 

Developer Contact Information:

Chad Ellington
(303) 503-1016
chad@oreadcapital.com
uplandscolorado.com

Bonnie L. Niziolek, LEED® AP
NORRIS DESIGN
(303) 892-1166
bniziolek@norris-design.com