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

Location: Vicinity of West 84th Avenue and Federal Boulevard

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

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 zoning and land use.

Developer: Oread

**Please note, the site plan has not been approved by the City and is subject to change in future submittals and before approval.**

Project Description:

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

Parcel A, at over 150 acres, is the largest portion of the development. If approved, it would feature a “new urbanist” style development that could include up to 1,531 dwelling units and 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 for use for public parks.

Parcel B, at 29 acres, was conditionally approved by the City Council to be re-designated as Residential R-5 in the Comprehensive Plan in February of 2020. The current proposal for this site is 82 paired homes (41 buildings) on the parcel north of Bradburn Boulevard and 26 detached homes on the parcel south of Bradburn Boulevard. 3.28 acres would be designated as a view corridor and protected from development, with a potential to 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 proposed to include up to 617 multi-family dwelling units. The western 16 acres of parcel C is designated a Mixed Use, a commercial designation that allows housing in a vertical mixed use pattern. 11,000 square feet of office is proposed in the western portion along with additional space for other commercial uses. The eastern 14 acres is proposed for multi-family units with a 3 acre park that would be dedicated to the City of Westminster.

Parcel D, at 22 acres, was conditionally approved by the City Council to be re-designated as Residential R-8 in the Comprehensive Plan in February of 2020. 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 protected from development, with a potential to be dedicated 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.

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

The first stage of the development review process for this development was to seek approval of proposed 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) to seek approval of the uses from City Council. The PDP application was filed in January of 2019, and has been under staff review since then.

Along with the PDP, the developer is also required to file applications for rezoning and annexation. All of the parcels would be required to rezone to Planned Unit Development (PUD), as it is required under W.M.C. 11-5-2 for all developments over 2 acres in size. The annexation request is for 2.96 acres of land in Parcel B, 1.48 acres of land within the West 84 th Avenue right-of-way, and 3.587 acres of land within the West 88 th Avenue right-of-way. The annexation of the right-of-way is important as it gives the City control over the road and the City can guarantee 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 also serve as the framework for all future ODPs within Parcel A. City Staff have instructed the developer that the Master ODP should be reviewed concurrently with the PDP and presented to the Planning Commission and City Council on the same night for review and consideration. The developer submitted the Master ODP for Parcel A in September of 2020.

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. No specific ODPs have been submitted, however Staff have instructed the developer that a specific ODP will be required if the developer is requesting exceptions on the PDP to any Design Standard.

The developer has also requested the City Council to consider a Metropolitan Special District for this development. The proposed District would only include the Uplands development and would not include any existing homes or businesses. Per City Council’s policy on Metropolitan Special Districts, the City Council cannot consider a District request until an Official Development Plan has been reviewed and approved by the City. The City Council informed the developer of this policy and has rejected a request for an exception to this policy. Any future requests for a District approval would need to be made after an ODP was approved.

Public Hearing Required:

Public Hearings are required for the PDP, Annexation, Rezoning, Master TMUND ODP, and some of the specific ODPs for the planning areas. All new PDPs require review and consideration before the Planning Commission and City Council. All Annexations and Rezonings require review and consideration before the Planning Commission and City Council. The Master TMUND ODP will be referred to the City Council for review and consideration. The planning area specific ODPs may be reviewed and considered by the Planning Commission, but could also be referred to the City Council.

Review Process Status:

The developer filed the Comprehensive Plan Amendments application, Preliminary Development Plan application, Annexation application, and Rezoning application in January of 2019. 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. The three remaining applications are still in the staff review process. Staff issued comments on the third submittal of these applications in May of 2020. The developer has been revising their documents and is expected to make a complete resubmittal in September of 2020. In May of 2020, City Staff also instructed the developer to file a Master TMUND Official Development Plan application so that it may be reviewed and considered concurrently with the PDP. This application is in completeness check by City Staff.

All four 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