Planning Commission - Regular Meeting

I love you. I love you. Glory. Hello. Hello.

Heat. Heat. Hello. Hey. Hey. over. Yeah.

Hello everyone and welcome to the November 18th, 2025 meeting of the city of Westminster Planning Commission. If you have not already done so and wish to speak, please sign up at the table in the back of the room. And at this time, I would like to ask for a roll call. Commissioner Conir, present. Commissioner Jeang, present. Commissioner Mayo, here. Commissioner Carpenter, here. [snorts] Chair Boscher, here. Commissioner Calling excused. Commissioner Dunn here. Commissioner Tomichek

here. Okay, we have a quorum. And the first alternate, Commissioner Conir will be voting tonight. All right. At this time, I would like to ask for a [snorts] motion to approve the minutes for the October 28th, 2025 planning commission meeting. We need a motion and a second, please.

Commissioner Mayo, I make a motion that the minutes be approved. Thank you. Do we have a second? I second the motion. Thank you, Commissioner Kaneir. This is a voice vote, so all in favor, please say I. I. I. I.

All opposed, please say nay. The motion passes unanimously. We have two items. Whoops. We have two items on the agenda tonight. Item 3A, the unified development code workshop. And item 3B, public hearing and recommendation for a preliminary development plan amendment and an official development plan amendment for the Summit Point at Brier Heights subdivision filing number two. Only item 3B is a public hearing whereas a public testimony will be taken. Tonight's first item is an informal workshop to learn about the first draft of the unified development code. This portion of tonight's planning meeting does not include a public hearing, but sets the stage for the UDC to provide feedback to refine the document as staff works continues into 2026. We have principal planner Andrew Spurgeon to give us a presentation. Uh thank you, chair, vice chair, planning commissioners. Um it's a pleasure to be back uh with you and and welcome to um our audience who's who's chosen to attend tonight. Thank you for being here. I'm Andrew Spurgeon, long-range planner uh with the city's community services department. Um our presentation tonight will recap uh some of the things we talked about in the three workshops um that we had this summer uh with you and then start to introduce um the draft uh that's come together. Um [snorts] uh with the chair's permission, I'd like to maybe ask the audience um who's here for this item and then who's here for the summit point item. Okay, that was uh there's going to be a little bit of content in here that may be repetitive to some things you saw

before, but um not knowing um how many people might have stayed from the town hall, we wanted to make sure we had some uh some of the background on how we got to where we are uh tonight, but I'll I'll try not to belabor uh that too much. Um just go right into it here. uh uh the UDC uh is is a technical document. It's it's not a policy uh document per se. Uh the policies that are going into the UDC come from our comprehensive plan uh and other recent plans that the city's completed such as the sustainability plan and the transportation plan and and so forth. Um those are those are policy documents. They're aspirational. They're visionary. Um the UDC um is going to be to help us create the uh more specific and precise rules um as it relates to land development um in Westminster. Uh so the key components include zoning and land use uh site and building standards and uh of course provisions to administer the code and its procedures. Um, so the UDC is really how things um get done. Um, not a policy statement about what we do or do not want as a city. Um, some of the technical inputs that went into the EDC. Um, we have our existing uh, Westminster municipal code or WMC as we like to call it. Uh, and then we have a whole suite of of other um, today standalone regulatory documents. um and uh you have to navigate through those to see what applies uh to a specific project or not. Um the bulk of this content um was uh from 1997. Um so it's it's about 28 years old um at this point. Um I was trying to think today about what was I

doing in 1997. Um I was in college. I remember that. Um but you know as a society 1987 um Macarena craze was coming to an end. Uh Bill Clinton hadn't been impeached yet. Um Orchard Town Center was over 10 years away from actually coming about. So a lot has changed I guess is my point. A lot has changed since then and it's time maybe to rethink uh some of the assumptions uh in our development requirements. This is a little bit wants to jump two slides every time. Uh again, so uh we do appreciate the opportunity uh the planning commission provided uh for staff to um have some informal workshops earlier this year. Uh we were here in uh May, June, and July. As as you may recall, uh we talked about um zoning uh and uses first and then development standards and then procedures. Um the uh commission gave us um some good uh input and as well as uh some of the audience uh uh spoke up at some of these meetings and and shared some some worthwhile uh stuff that we took note of. Uh we really do appreciate that opportunity. Um this is uh something that this question's come up you know how does the UDC impact me? Um particularly as as some people may have seen on the media outlets uh some of our front-range neighbors are doing their codes right now. Uh some with more success than others. Um the way uh we see it is that u most of the city is is likely to remain generally the way it is now for the foreseeable future. um planned unit developments or the abbreviation PUD

um zoning um and SPDS th those are 68% of the city's uh land area. Um our PUDs uh which this commission obviously knows cuz you uh review and approve those. Um, but they're they're fairly detailed plans that that spell out for uh a neighborhood the the uses and the the setbacks and the heights and lot coverage and where the streets go and the access points, the amenities and so forth. And um we we have no intent to dismantle those. We think those uh continue to live on um and uh therefore most of the most existing neighborhoods are likely to continue uh generally as they have been. Our comprehensive plan separately has protected um 40% of the city's land area for open space parks or golf courses. Um so those are really not likely to change either. Um any use that's out there today that is continuing to do what they've been doing is is likely not impacted with the UDC. Um the UDC uh could come into play though if someone was planning a a major new building or u maybe to scrape a piece of land and and do a redevelopment is when we start to see um these updated rules uh come into place. um about two 2.3% of our city's land area is all that's left uh for development and so those purely vacant um raw land um the UDC would come in um but just as a reminder our comprehensive plan is still controlling so you start there that that gives you uh uses densities and and so forth and then the UDC would add on to that but there may be opportunities to start to see um some of the concepts in the UDC such as uh more diverse housing products and um different formats of development such as mixed use um and finally having

provisions for office and industrial development. Um and then being sensitive to infill and adaptive reuse and and right sizing are are provisions for those those type of situations. I have a question on this this slide. I I think I know the answer but it it's not apparent. We have 68% of the city in PUDS and SPDS and 40% in open space parks. That's 108%. Um so if you could address that I think. Um great question. Uh that let me jump ahead.

Um so our zoning uh 67% of our city is PUB 1% is a specific plan. Um that is our that 68% is our zoning. Um the 40% of the city's land area that's park, open space or golf course. Those have various types of zoning. Um some of them are the open which you see as the 20% slice. Um actually quite a few of them are PUDS because we have been able to um achieve some of our uh best parks and golf courses and open spaces um through uh developer contributions by means of a PUD. So how many of those are PUD? That's that was a great question though. I actually worried that that question [laughter] it's 108%.

Um good question though. Um so uh I'll the commission uh has seen this before but just for the the benefit of the audience I'll go quickly through you know how is land currently developed. Um we talked just now about our zoning and our comprehensive plan. The comprehensive plan image is on the right. This is our vision for the city. The types of land uses where they will be the um types of uses the densities uh and so forth. Uh the map on the left is our zoning map uh which again the um very pale gray or unshaded uh is predominant and that's again that 67 or 2/3 of the city uh that is PUD and then the green is the uh 20% that's that's the open zoning. So, um, if you look at that zoning map, we we really only have the traditional zoning for about 12 to 13% of the city and it's predominantly in the um areas uh south of 92nd Avenue um between Sheridan and and Federal uh generally. This is really sensitive. Sorry. Um so the first step uh that that is typical with planning and development which is uh most of the development is the preliminary development plan. This is the more of the land planning document uh with general provisions. Um it gets the land entitled for development. And then the official development plan is the much more detailed um proposal that that this commission uh often sees with with building plans and landscape plans and lighting and parking and all those other uh more details. Those are the the main entitlement steps in our system. Um and then from there you go on to land disturbance and building and um other things that you've moved beyond uh planning but into other uh divisions of community services with

our our building division and then also working with our public works engineering uh division. Uh we already talked about that so I'm going to move on. Um we did uh do a little bit of a scan of of what our our neighbors are doing. Um, as I mentioned before, some of you may have seen some of these in the media. Um, or maybe that's just me cuz I'm a planner geek and I'm looking at at that kind of thing. Uh, but, uh, you know, Westminster is not the only city updating its code. Some of our our peers um, in the Front Range are doing so. Um, some of the common practices are uh, accessory dwelling units or or ADUs as they call them. um moving to [clears throat] uh more administrative approvals and and less uh public hearings uh less city council actions and parking reductions. Um that was those are sort of the common themes we identified across those uh six other communities. Um some things we wanted to note uh again that we're doing differently. Uh we pictured the UDC being implemented prospectively, not retroactively. Um, we're not planning to actually reszone land, uh, which is, uh, something that happened in some of the other communities that in some cases didn't seem to go over very well, um, with their residents. Um, another Westy difference is our mandatory comprehensive plan. Um, a lot of other cities their comprehensive plan is is more of an advisory uh document whereas ours has um in in fairly specific terms, you know, already established land uses, densities, the the types of uses, the types of building formats and so forth. Um, and that will uh remain in place. Um, we're also uh separating the UDC from the state legislation. Um those conversations are

ongoing with city council but we are keeping those as a separate uh matter at this time and and that seemed to also be uh potentially some of the difficulties uh other cities I I believe Lakewood uh maybe Littleton um where they tried to incorporate all the recent state legislation as well as doing a whole new code um for their communities at the same time. So, we're we're proposing to keep those separate. Uh, and obviously we can um have touch points with the commission at the right time on that as well. Um, so we talked about this, but just as a reminder, our comprehensive plan is is fairly specific. Uh, there's uh various land uses, the types of land uses, their locations, the development format, um [snorts] the allowed uses. Um again, West Westminster is unique in that we have mandatory compliance and the comprehensive plan does not um get easily changed. Uh certainly as this commission would appreciate, um the the process to change comprehensive plan is actually set by state law. Uh there's not much we can do um at the city level to to change that, but it's it's typically with uh uh hearings of of this commission and then two readings of an ordinance at city council. Um the comprehensive plan uh currently in place um again about 40% of the city's land area is um parks, golf courses or open space. And then uh lower density residential is is sort of the second most common use. Uh so with those two you're at 69% 70%. Um you know most of the city is is and will likely continue to be uh generally suburban um in character. Um, and it's really these smaller pie slices, uh, where we get different development formats. Um, uh, but things that are important, uh,

places for people to work, places for people to shop, um, schools, churches, those are in our public, quasi public. So, I mean, these are all important. Um, and we're trying to write a UDC uh, that addresses uh, all of these um, type of land uses. Uh, we talked about our land use uh, inven our land inventory earlier. It's about 4.1% of the city. Uh uh if you just look kind of at a gross level, but if you net out the sites that already have development applications, things that are under review, Ericson, Uplands, um being, you know, the larger ones, but there's others, you get down to 2.3% once you net out, uh those, it's about 493 acres. Um, and so there's really not a lot of land left uh for the UDC to apply to, but it would be there and then potentially uh where there's redevelopment um situations proposed. Um, also uh as as most people know, there's been various code amendments, you know, over recent years for specific purposes. Um, I remember we had a few years ago some robust discussions with this commission on our oil and gas regulations. Um, Dave German did great work with our sign regulations. Um, our accessory dwelling unit ordinance uh is a little over a year old now. Um, the tiny homes um, appendix was added to the um, international residential code. Those things will live on. um those those are not they're not going away because of the UDC. Uh but they're also not changing because of UDC. Things that we've done recently that people are involved with, we thought we could just roll them in. Uh this is a slide you will have seen before, but again just to distinguish the idea of of setting policy versus uh technical provisions. you know, a policy maybe you want storage for your home and

then the unified development code would be, well, here's how you go about building storage for your home. Um, just to distinguish uh those from each other. Um, and then here's just another example. Our sustainability plan has a policy about um ensuring that there's accessible uh waste collection facilities and making sure there's a review process uh to make sure that happens. That's a policy. The UDC in turn will have a more technical language about the size, location, and and placement of of those waste collection facilities. Uh so just to show how that nexus works. Uh some general themes that we're hitting um with these amendments and there was an attachment uh with the packet was again supporting uh some of the sustainability uh efforts that the city's pursuing um some of its inclusivity uh discussions that are going on particularly around um housing opportunities uh and mobility. You know those are sort of the main themes. Uh I'd now like to sort of talk about now that we actually have a draft uh that'll be made available to uh the commission and the general public. Um is how is that actually organized? How how you all may go about actually looking at this really big document with lots of words. Um [snorts] the first chapter is is basically uh very general provisions uh and how the UDC is administered and enforced. Uh the second chapter is also a little bit more preuncter in that it's it explains how measurements are done and and there's uh definitions. Uh there uh chapter 3 is where you start to get into zoning. The zoning um the different districts are introduced and and where and how they would apply. Um chapter four is the site and

infrastructure standards. Uh so this would be you're starting to lay out a piece of property. what are the uh different considerations there? Chapter five is structure and form. This is when you start to go vertical. What what do what are our expectations for building forms? Um uh urban design elements, that kind of thing. Um chapter 6 is in italics. We are actually not messing with chapter 6. Chapter six from our existing Westminster Missile Code title 11 would carry over for now. um potentially be looked at as a separate effort. Um and then chapter 7 is our development uh standards and then procedures is chapter 8. Um and the reason for this structure is to make it as similar as possible to our existing western Westminster municipal code title 11. So uh chapter 3 today is zoning. Chapter 3 in the future will be zoning. Um zoning will be different, but at least you'll know where to look. um some some um symmetry there uh and how that's arranged. Uh so again starting with the zoning chapter chapter 3 um we have different types of districts for uh uh different purposes. Um the addition of the employment districts is really big because for many years we've not truly had traditional office or industrial standards. we we kind of muddle through our retail commercial standards and and try to make it work. Um the option for planned unit development or specific plan district uh would remain in place and then there's certain uses that have additional um standards assoc associated with them and and those are here and uh provisions to administer uh non-conforming uses. You know, some of the main things we were trying to do is adjust our uh standards to our land inventory. Uh recognizing that it's it's really not a green field community um anymore. Um

pulling back on the use of minimum lot sizes uh which we did everywhere but the uh residential estate which is our large lot district uh but elsewhere uh pulling uh pulling those out. um providing uh provisions for more missing middle uh housing format such as a small lot, single family or townhouse or uh live work units. Updating our permitted use tables to remove obsolete land uses like typewriter repair. um things that you don't see a lot of, but making sure we have things in there for for things that we do see a lot of like uh uh event centers for example recently has been a common uh question that's been coming up. Um and as I mentioned earlier, uh provisions for office and employment development. Uh this slide here is just one example um of of sort of what our current standards require versus what's proposed. Uh so I I put multif family and commercial um as the first two rows in that table. You'll see um on the left are the existing um setback standard 75 ft and 50 ft. The UDC carries those over in a way. Uh basically we've we've been trying to differentiate a suburban pattern and an urban pattern knowing that different parts of the city lend themselves uh to suburban formats and more urban formats. So in some parts of the city something uh like what we have now might remain in place but in the more urban appropriate um areas uh uh reduced setbacks. Um that's that's kind of the approach we're taking right now. Um with chapter 4 again there's there's some standards that would apply to all development in terms of uh street layout and how you lay out a piece of property

uh for development. And then there's more specific things by use um associated with those uh structure and form. This is where you start to talking about you know putting buildings on a site. Um again there's some standards that would apply to wall development and then some use uh specific provisions. Uh something unique in this chapter is uh new provisions for adaptive reuse. Uh these would be someone that that would like to reuse uh a sensibly an older building for a different use. Um that in many cases could not possibly meet current code requirements. So it it there's uh some built-in uh provisions to relax our typical code requirements to encourage reuse of of older buildings into new beneficial uses. Uh development standards. These are these are more generally applicable regardless of use. Uh landscaping uh screening of of dumpsters and service areas, fences, uh parking, uh uh park design, outdoor lighting, um your circulation systems, view protection, and uh riparian buffers. Um those would apply to different or all uses really. Uh just looking at a few of those uh as examples again. Um you'll see uh on the left the uh landscape uh percentages are proposed for some reductions uh multi-unit um development or um multif family is as also known as uh that's that's proposed for a slight reduction. Um commercial is proposed to remain at 20. Uh we don't really have separate mixeduse uh provisions now. we would either apply the commercial or the multif family or try to uh perhaps blend them. Uh but but with this draft, we

would actually have a specific uh standard uh which is lower because you anticipate mixeduse developments to be in a more uh compact uh format. Uh the table on the right shows some example uses and the parking uh showing both the current um parking ratio and the proposed parking ratio. So, there are uh some uh reductions uh in minimum parking, but um we're we're not proposing to go as far as as some of the other communities in the area that some of them are getting away from minimum parking completely. Um we don't think um the built form in Westminster or our transit system is quite ready uh to go that far yet. uh but some reductions uh as well as more opportunities for adjusting um the parking uh based on sight specific uh situations. Uh chapter 8 is procedures. Uh this is not always the fun part of codes because you're not talking about what things look like or what they're going to get built like, but these are the things that bring development um you know to happen. Uh most projects don't go through all of these uh fortunately for them. Um but depending on their status, we'll go through uh some or several several of these again with the PDP and ODP being uh the most common and certainly uh with this commission uh as well as the comp plan and and resonings from time to time. Um and so uh just sort of putting this into the larger development um context, land planning and site design, this is where the UDC will be used. Um I would note in many cases existing planned unit developments or SPDs are also going to be regulations for a site and then if

those need to be revisited through an amendment or not. Um once once you move into site preparation, you kind of leave our unified development code realm and you start getting into our engineering standards and other parts of our uh Westminster municipal code for public improvements. when you start going vertical then you get into the whole um international codes and then with inspections and occupancy you have those as well as other Westminster codes we don't deal with uh in planning like um animal management and alcohol sales and other things like that. So the UDC is important but it's just one cog in a larger uh wheel um for developing in Westminster. Uh so we have a draft um ready. Um it is on a uh platform known as conveyo. Uh and it's really easy to use and we would encourage people to provide their input through that platform. Um it is a PDF but unlike a regular PDF that just sits out there and you have to make your notes, this is much more interactive. We actually did this with a comprehensive plan if anyone remembers that from a couple years ago. Um, when you open up this link, uh, this westminster ududc.conveyo.com, um, the first thing you get is a summary. There's these little paragraph summaries of each chapter, similar to what I just did. Uh, and then you can also go to the full document, which is the, uh, toggle to the right. These are, uh, you have the ability or any reader has the ability to add a comment. you just take the cursor and click um well you can click anywhere but ideally you would click where you want to make a comment about a specific line of text or

something uh and it lets you make that comment and that'll be recorded. Um we have already populated the file with some questions. uh we would encourage you to find these little orange question marks um and then um respond to those uh those is trying to frame the narrative around uh things that are new or different from what we do now. Uh making sure people get their eyes um on those concepts. Uh and this is just this is a list of all those questions, but you'll find them in the document. Just uh new things new new things that we're not doing now. small lot option, the live work units, um the [snorts] multimodal access, uh the provisions for solid waste, uh transitions between buildings, adaptive reuse, um the updates to the parking requirements, uh outdoor lighting, um how do people feel about the concept plan review process, uh the project specific adjustment, um option as opposed to the exceptions that have been done. So, just look for those and that that'd be a way to um you know provide some feedback there. Um we would propose to leave this open for about a month. Uh December 19th is a Friday, so that seemed to us like it might be a good way to um end that and then people aren't reading code language for their holidays. Um, and then, um, after that, uh, we'd like to come back to the planning commission, maybe follow up with what we heard, uh, as you all make comments, as the public makes comments, as staff continues to, uh, make comments. Um and then go to city council, have some discussion with them. Uh and then um when we get the document more uh

finalized, come back uh in the spring uh maybe April um to planning commission uh for you to hold a hearing on it. So we're getting there. Still a ways to go. Um but we appreciate this opportunity uh to check in. Um and we're happy to answer any questions tonight. Um, I know you do have another agenda item with some people waiting, but we're happy to talk for as much or as little as as you would like. Thank you. Any discussion from planning commissioners? Commissioner uh Tomichek. Could you go back to the slide where the conveyo website is identified?

Thank you. I also have a handout I can give people that has that address so you don't have to like be writing it down. Writing it down. Who writes anymore? I also have a stack of these for the public if anyone wants one. Thank you. That document's basically it has the the address at the top as you can see, but then it it's basically an executive summary similar to what I just did. It goes through chapter by chapter what what the intent of that chapter is and you know particularly if you're trying to find something in particular of interest to you uh that was meant to be helpful

I just want to thank for their work I'm sorry just wanted to thank staff for their work on this in the update That's very helpful. Thank you.

Yeah, and I want to echo that. I know there's been a lot of work put into this and we appreciate it. Any other discussion? Looks like there is none. So, thank you, Mr. Spurgeon. We appreciate it. At this time, I will open the public hearing on item 3B. the hearing and recommendation for a preliminary development plan amendment and official development plan amendment for the summit point at Brier Heights subdivision filing number two. I believe we have Ms. Batzel to make the presentation. Better late than that. That's good. Uh, good evening, chair, vice chair, commissioners. My name is Reb Batesel,

planner with the city's planning division. As part of bringing this project before you, a staff agenda memo has been created. Tonight's public hearing has been properly noticed. the agenda memo, its associated attachments, tonight's PowerPoint presentation, the public notices published in the Westminster window, the mailed notices, and the posted notices are hereby entered into the public record at this time. The notices of this public hearing were mailed to 1,146 property owners and tenants and three HOAs within 1,000 ft of the parcel under consideration tonight. Four public notification signs were po posted on the subject property and the city also posted the hearing date and time on the website. The project site is located on the corner of West 82nd Place and Clay Street and the property is currently addressed as 2677 West 82nd Drive. This site plan is from sheet four of the ODP amendment. The applicant has prepared the PDP and ODP amendments at the same time. Section 11514 of the Westminster Municipal Code contains 10 criteria that are to be considered when reviewing a preliminary development plan amendment. Staff finds that the preliminary development plan amendment generally meets these criteria as outlined in the agenda memo. And section 11515 of the Westminster Municipal Code contains 17 criteria that are to be considered when reviewing an official development plan amendment. And staff finds that the official development plan amendment generally meets these criteria as well as outlined

in the agenda memo. Staff recommendation is to hold a public hearing and recommend that city council approve the preliminary development plan amendment and official development plan amendment. Staff finds that a recommendation of approval of this application would meet the state city's strategic plan priorities for access to opportunity and resilient infrastructure which are met by using existing infrastructure and [snorts] facilitating infill development within existing neighborhoods that provides additional diverse housing types within the city. Thank you for your attention. That's my staff presentation. There are several staff members here with us tonight available to answer any questions. Um, and before that, the applicant is here uh to uh has a presentation to share with you as well.

Thank you.

Good evening. My name is Kurt Moji with PCS Group located at 200 Element Street in Denver. Thank you for taking time out of your evening to be here. I'd also like to thank Planning Commission for your service to the community and city staff for their guidance and support throughout this process. I'm here tonight to present the preliminary development plan and overall development plan for Summit Point, an extension of the existing Summit Ridge town home community. Before we begin, I'd like to introduce our project team. PCS Group is serving as the land planner and landscape architect. Caliber is our civil engineer responsible for grading, drainage, and utilities. Godic architects is leading the architectural design. The developer is West 82nd Drive LLC and will service the home builder. Next slide, please. West 82nd Drive LLC is led by Otto Iikinger and Eric Het who have more than 25 years of experience developing and building in the Denver metro area. Their work focuses on infill neighborhoods with an emphasis on revitalizing older areas into modern highquality communities. Lenar is a public traded home builder with a long and proven track record having built over 1 million homes nationwide. Their experience and commitment to quality, value, and integrity guide every home they build. Next slide, please. This slide shows the projection, the project location. The site is an ideal infill opportunity, serving as a natural extension of the Summit Ridge Town Home. Rather than relying solely on a vicinity map, we want to illustrate how this property fits within the surrounding built environment. On just five and a quarter acres, the site is immediately adjacent to single family homes,

cobblestone park, town homes, condominiums, and a middle school. Given this context, we believe town homes are not only an appropriate use, but also help fill the missing middle housing need highlighted in the 2040 comprehensive plan by providing more attainable and diverse housing choices. Next slide. This slide represents the illustrative overall development plan. We have maintained the existing access points on Clay Street in 82nd Place and preserve the internal street network and emergency access points to ensure safe circulation while preventing cut through traffic. The existing detention pond remains in place and the trail corridor along the south side of the site has been preserved. The site plan includes 50 town homes across 50 town home units across 11 buildings ranging from duplexes to sixlexes. All homes are alley loed with garages in the rear and front doors facing green quarts or public streets. Unit sizes range from approximately 1300 to,800 square ft offering two to three bedrooms and two to two and a half bathrooms. Of the 50 homes, 37 have twocar garages and 13 have onecar garages. The plan provides 129 total parking spaces, including 29 guest spaces, exceeding city requirements. The preliminary development plan has been amended to include duplexes as part of the building mix. The site features several open spaces designed for recreation, leisure, and community gathering using a mix of trees, turf, and pedestrian friendly connections to create a cohesive walkable environment. Next slide. This slide highlights the community amenities. At the heart of the site is a large green central central green with a shaded picnic area, an inviting space

anchored by the architecture of the surrounding homes. In addition to the main green, several smaller passive open spaces are distributed throughout the site, providing opportunities to walk, gather, and enjoy the outdoors. The existing trail corridor along the south side of the site is preserved. Located adjacent to the Allen Ditch, it provides a substantial buffer between the proposed town homes and the single family homes in Shadow Ridge, offering privacy, separation, and meaningful open space. The site has strong internal circulation that supports safe vehicular movement and comfortable pedestrian access. Buildings are arranged to separate vehicles from pedestrians, enhancing safety and walkability. 5-ft internal walkways provide accessible pedestrian routes throughout the neighborhood. The design also connects seamlessly to surrounding communities and nearby amenities. Internal roads meet city standards, will be privately maintained, and will provide full access for residents and visitors. This slide provides prospect perspective imagery of the western and southern edges of the site. Along street, the streetscape is enhanced with an entry column and front-facing homes, creating a welcoming and connected interface with the surrounding neighborhood. Along the southern edge, the Allen ditch is fully preserved with no changes proposed, helping retain the natural character of the area. Next slide, please. This slide further highlights pedestrian connectivity. The internal walkway system provides direct routes linking homes, open spaces, and adjacent neighborhoods. In addition to the central green, the plan provides a plan features a courtyard and several smaller passive spaces throughout the site. These areas support an active, connected, and community oriented environment.

This slide shows the architectural styles proposed for the community. We are offering two elevation options, one traditional and one with modern roof lights for a more contemporary feel. Homes incorporate stone and lash sighting for texture, durability, and visual interest. All town homes are two stories, approximately 30 ft tall with main living areas on the first floor and bedrooms typically on the second. As mentioned earlier, the preliminary development plan is being amended and we meet all 10 city approval criteria. Key highlights include conformance with city code and the comprehensive plan, including the goal of providing more single family attached missing middle housing, combatibility and harmony with the surrounding neighborhood, no adverse impacts on adjacent properties, and a design that minimizes hazards and provides safe conditions for vehicles and pedestrians. This slide summarizes the ODP approval criteria. As part of this application, the ODP is being amended. The amendment includes updating the layout and building mix to incorporate a paired home. The amendment maintains previously approved exceptions and adds and adds two new ones. Next slide, please. The first exception relates to the maximum retaining wall height, which is typically limited to four feet. Because the residential units are slab on grade, we are not able to create significant grade changes across individual lots. As a result, the retain has to be higher along the Allen ditch than the adjacent trail corridor. The second exception is for interior garage dimensions. The city's standard is 22 ft deep and 20 ft wide, while we are proposing garages that are 19 ft deep and 18 ft wide. Since the HOA will maintain all front yard landscaping, residents won't need additional space for lawn and yard

equipment. This makes the slightly smaller garage size more than sufficient for practical everyday use. That concludes [clears throat] our presentation. Thank you again for your time. We're happy to answer any questions and provide any additional information you may need. Thank you. I have a quick question for you. Yes. These are slide bone grades, so there will be no basement. That is correct. Okay. Thank you. Any other discussion or questions from commissioners? Commissioner Tomichek. Um could you go back to the slide where you show the um traffic uh access and the the path access? Yeah, that one. This the circulation. Yes.

Uh 82nd drive. I'm trying to look at a map for so 82nd drive is blocked off for emergency access only. Is that at Zunai or the internal ones to the site? Yes. 82nd drive and West 82nd Lane are currently [snorts] connected only for emergency access. Okay. So, those are existing obstructions as opposed to the ones you're proposing. Okay. Thank you. Any other questions?

Okay. Thank you. At this time, I would like to open the public testimony portion of the hearing. Did we have any emails or voicemails on this item? Um, any emails that were received were um entered into the public record in the packet. Um, no voicemails were received and I don't have any um names for the sign items.

No one has signed up. Okay. Okay. Is there anyone who would like to speak even though you haven't signed up? It looks like there is none. So, I will close the public testimony portion of the hearing and ask for discussion and possibly a motion on this. Any questions for staff? Okay. I will entertain a motion. Commissioner Conir, I move that excuse me, [clears throat] I move that the planning commission recommend city council approve the fifth amended preliminary development plan and the 10th amended official development plan for the summit point at Ryer height subdivision filing two. This recommendation is based on a finding that the preliminary development plan is supported by the criteria set forth in section 11-5-14 of the Westminster Municipal Code. And the official development plan is supported by the criteria set forth in section 11-5-15 of [clears throat] the Westminster Municipal Code.

Do we have a second? Commissioner Tomichek. Second. Thank you. discussion. Vice Chair Carpenter.

Uh, thank you, Mr. Chairman. No, I I'm in full support of this uh motion. Uh, this I think it's a great project and it looks uh looks like you're really trying to fit in with the neighbors really well. um just that there's been very little push back shows that you're working well together and I hope you can continue do so as the project moves forward. I'd like to mention also that I'm impressed with the architecture that is being used on this project. It's high quality. Looks like it will be um a very good fit for years to come. Any other discussion? Seeing none, I will call the question. Can we get a roll call, please?

Commissioner Conir, yes. Commissioner Young, yes. Commissioner Carpenter, yes. Chair Boscher, yes. Commissioner Mayo, yes. Commissioner Dunn, yes. Commissioner Tomichek, yes. The motion passes unanimously. Thank you. All right. At this time, we have some miscellaneous business that we need to attend to, and Vice Chair Carpenter would like to speak.

Yes. I just want to say something uh really quickly. So, a lot of you may remember uh John Palmer, uh I at planning commission or I'm sorry, at a city council meeting a couple weeks ago, it was announced that Mr. Palmer had passed away. Um he you know, of course, he was a he came to many of our meetings. uh often uh were often disagreeing with us, but he always used his civic voice to come out and and he really wanted a better Westminster. Uh I've known him off and on for for about a decade and he's uh he was a great man and I just wish everybody in the city would participate in government uh like Mr. Palmer did. So uh just wanted to say something in his honor.

Thank you. Any other old business? [snorts] New business. Okay. Seeing none, this meeting is hereby adjourned at 7:52 p.m. Thank you staff for a great presentation.