(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: A virtual neighborhood meeting has been scheduled for the Official Development Plan (ODP) review of Uplands Filing No. 2, Parcel B-1. The virtual neighborhood meeting will be held on July 8, 2021 from 6 p.m. to 8 p.m. Please see below for meeting information.

Required (Virtual) Neighborhood Meeting – 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 applicant is required to hold a neighborhood meeting before they can resubmit their application. The neighborhood meeting will be held on July 8, 2021 from 6 p.m. to 8 p.m.

Date: July 8, 2021

Time: 6:00pm – 8:00pm (*Note: Meeting will adjourn once all questions and comments have been heard. Responses to questions that are not able to be addressed during this timeframe will be emailed to all meeting attendees following the meeting.)

Where: Virtual Meeting

Registration URL: https://attendee.gotowebinar.com/register/8212554029781213711
Webinar ID: 530-970-579
To watch and listen only: Visit www.youtube.com/user/WestminsterCO/live
To listen only: Dial +1 562-247-8422 and type in access code: 806-255-114

*Note: Persons needing an accommodation, such as an interpreter for another language, or who have an impairment that requires accommodation, such as an interpreter for another language, or who have an impairment that requires accommodation, must notify the Planning Aide no less than three business days prior to the neighborhood meeting to allow adequate time to make arrangements. Please call 303-658-2092/TTY711 or State Relay or email jbaden@cityofwestminster.us. The meeting recording will have closed caption functionality available.

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

**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 sixth PDP submittal was routed for review by City Staff and external agencies in mid-April of 2021. Comments for the review were due May 17, 2021.

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 second review of the TMUND Parcel A was completed in early January, 2021.  A third review was routed for review by City Staff and external agencies in mid-April of 2021.  Comments for the review are due May 17, 2021.  A virtual neighborhood meeting for Parcel A was scheduled over two evenings, January 26th and January 27th, 2021.
  • 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 was routed for review by City Staff and external agencies in mid-April of 2021. Comments for the review were due May 18, 2021.  

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.  At this time there are no public hearings scheduled.

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 still in the review process. Staff issued comments on the fifth submittal of the PDP, Annexation and Rezoning applications in January of 2021. As noted above a sixth submittal for review was provided in mid-April of 2020 and was routed for review by City Staff and external agencies in mid-April of 2021. Comments for the review are due May 17, 2021.

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

Required (Virtual) Neighborhood Meeting – 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 applicant is required to hold a neighborhood meeting before they can resubmit their application. The neighborhood meeting will be held on July 8, 2021 from 6 p.m. to 8 p.m.

Date: July 8, 2021

Time: 6:00pm – 8:00pm (*Note: Meeting will adjourn once all questions and comments have been heard. Responses to questions that are not able to be addressed during this timeframe will be emailed to all meeting attendees following the meeting.)

Where: Virtual Meeting

Registration URL: https://attendee.gotowebinar.com/register/8212554029781213711
Webinar ID: 530-970-579
To watch and listen only: Visit www.youtube.com/user/WestminsterCO/live
To listen only: Dial +1 562-247-8422 and type in access code: 806-255-114

*NOTE: Persons needing an accommodation, such as an interpreter for another language, or who have an impairment that requires accommodation, such as an interpreter for another language, or who have an impairment that requires accommodation, must notify the Planning Aide no less than three business days prior to the neighborhood meeting to allow adequate time to make arrangements. Please call 303-658-2092/TTY711 or State Relay or email jbaden@cityofwestminster.us. The meeting recording will have closed caption functionality available.

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