7887 E. 60th Ave.

Commerce City, CO 80022

c3gov.com

Commerce City

Meeting Minutes - Final

Planning Commission

Tuesday, September 2, 2025

6:00 PM

Council Chambers,

7887 E. 60th Ave Commerce City, CO 80022.

The public can participate virtually by registering in advance

with the Zoom Registration:

https://c3gov.zoom.us/webinar/register/WN_Zj9QzBDLT2a-Jpu

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Meetings occur in person in the City Council Chambers (location above). The public can

watch the meeting live on the city’s public access TV or Xfinity cable channels 8 and 881

or on our YouTube channel. The Zoom link above allows virtual participation.

Call to Order

The meeting was called to order at 6:03 PM.

Roll Call

5 -

Present

Commissioner Robb Shecter, Commissioner Garret Biltoft, Commissioner

David Sanchez, Commissioner Scott VanHeusen, and Alternate

Commissioner Ryan Keefer

1 - Commissioner Debra Eggleston

Absent

Pledge of Allegience

Approval of Minutes:

Min 25-179

July 1, 2025 Planning Commission Minutes

Attachments:

July 1, 2025 Planning Commission Minutes

A motion was made by Commissioner Sanchez, seconded by Commissioner

Shecter, that the July 1st minutes be approved.

5 -

Ayes:

Commissioner Shecter, Commissioner Biltoft, Commissioner Sanchez,

Commissioner VanHeusen and Alternate Commissioner Keefer

Public Hearings:

Pres 25-492

Z25-0002: Thompson Thrift Development, Inc. is requesting approval of a

zone change from AG (Agricultural) to R-3 (Multi-Family Residential)

District. The approximately 12.70-acre subject property is located at

10225 Chambers Road.

Attachments:

Zone Change Report

Vicinity Map

Applicant Narrative

Neighborhood Meeting Summary

Traffic Impact Study

Supplement Traffic Letter

Preliminary Drainage Report

Supplemental 27J Letter

27J Comment Letter

Planning Commission Minutes November 6 2024

City Council Minutes November 25 2024

City Planner, Nathan Chavez, presented on behalf of staff.

Marcus Pockner, Land Use and Community Outreach Consultant, presented on behalf

of Thompson Thrift.

Public comment from Cynthia Wood. Ms. Wood mentioned that Thompson Thrift has

been an amazing partner as a seller. Believes that this development will bring a lot of

character to the neighborhood. This is an opportunity to bring commercial interest in.

Public comment from Deborah Eggleston mentioned concerns about building too

many apartment buildings in the north range, that it will become a land of rental

properties.The rental properties are rented by transient tenants that come and go, and

this doesn’t contribute to a sense of community. It decreases the value of the

properties in the surrounding area.The property would be better served as senior

housing.

The applicant responded to the public comments on the rental units and how this

development's land use is complimentary to what is laid out in the Comp Plan. 86% of

housing is already single family homes in this area. This development will create a

diversity of home types and is appropriate along corridors. The developer believe this

will enhance the value of the neighborhood.

A motion made by Commissioner Shecter, " I move that the Planning

Commission enter a finding that the requested R-3 Multi-Family Residential

district zoning for the property located at 10225 Chambers Road, containing

case Z25-0002 meets the criteria of the Land Development Code and based on

such finding recommend that the City Council approve the R-3 Multi-Family

residential zoning," seconded by Commissioner VanHeusen, VOTE:

5 -

Ayes:

Commissioner Shecter, Commissioner Biltoft, Commissioner Sanchez,

Commissioner VanHeusen and Alternate Commissioner Keefer

Pres 25-496

Land Development Code Update, Adoption Public Hearing

Attachments:

Staff Report

250902 Commerce City_Public Hearing Draft_Clean_reduced

Interim Director of Community Development, Michael Sutherland introduced the Land

Development Code Presentation which has been in the works since 2023 and includes

extensive outreach and all city departments.

Kendig Keast Collaborative presented the on new Land Development Code.

Commissioner VanHeusen inquired how long the document has been available online

and how were citizens informed of it? Planning Manager, Heather Vidlock stated since

May. The development community has been commenting on it. There have been open

houses and pop up events the department has been apart of. It was also posted in the

Community Connection Newsletter. Data Centers are being addressed in the I-1 zone

district. Conditional Use is also recommended by most to stay with the property not the

owner.

Commissioner Shecter asked about Accessibility and if this was incorporated into the

use of the term "social equity"

Public comment from Laya Rosales, representing the Residential Development

Community. Ms. Rosales discussed the court and motor court developments as ways

to creatively solve price point housing issues.

As it relates to the green court development, the new Land Development Code calls for

a minimum of 60’ separation and impacts some of the smaller price points and

products.

Another comment was related to 6’ walks running in front of housing, which is a lot of

extra concrete. 4' to 5' would be more appropriate.

Additionally, she recommended a max of four homes in a motor court and allow shorter

than 20’ driveways.

Lastly, she asked there be some considerations to costs of different elements as it

relates to multipliers and the unattended consequences of those.

Public comment from Michael Ferington is requesting shifting row homes from R2 to

limited use administrative approval and R1 to conditional or C by the Planning

Commission. These homes create an attainable option for young families. It allows

that gentle density increase and gives more flexibility without needing a PUD.

Commissioner Shecter clarified his earlier comments on accessibility. Bison Ridge

Recreation Center for example is ADA compliant but it’s completely inaccessible and

not walkable, in his opinon. One would have to cross two highways, there are no lanes

to walk on, no walk signs, and it is unsafe to the bicycle.

Commissioner Biltoft requested clarification as it related to Commissioner Shecter’s

comments on access. Interim Director of Community Development, Michael

Sutherland provided clarification on larger subdivisions and looking at connectivity. The

International Building and Residential Codes address building and parking lots and

their relationship to each other, which is an example of community accessibility and

that type of connectivity. There is collaboration with other departments to look at larger

issues in new subdivisions and the preliminary plat process as it relates to trails, etc.

The Comp Plan is a foundation the LDC builds off of.

A motion made by Commissioner Shecter " I recommend the Planning

Commission enter a finding that the Land Development Code is satisfactory to

the Planning Commission and recommends the City Council approve and

adopt the code," seconded by Commissioner Sanchez, VOTE:

5 -

Ayes:

Commissioner Shecter, Commissioner Biltoft, Commissioner Sanchez,

Commissioner VanHeusen and Alternate Commissioner Keefer

Pres 25-500

Prohibition of Vinyl Siding in new Construction as an Amendment to the

Current Land Development Code

Attachments:

PC_Exhibit_Vinly-Siding_2009-LDC-Amendments

A motion made by Alternative Commissioner Keefer, " I recommend the

Planning Commission enter a finding to amend the current Land Development

Code to prohibit vinyl siding in construction and recommend City Council

approve and adopt the amendment," seconded by Commissioner Sanchez,

VOTE:

4 -

Ayes:

Commissioner Biltoft, Commissioner Sanchez, Commissioner VanHeusen

and Alternate Commissioner Keefer

1 - Commissioner Shecter

Nayes:

Pres 25-501

Addition of Preliminary Plat Procedures as an Amendment to the Current

Land Development Code

Attachments:

Preliminary Plat, 2009 LDC Amendment

Planning Manager, Heather Vidlock, clarified for the Planning Commission that this

language is from the new Land Development Code draft the City Council wanted to be

implemented right away instead of having to wait for the legisative zoning to occur next

year. Preliminary plats would be subject to a public hearing by Planning Commission

and City Council and the final plats would be administrative.

A motion made by Commissioner VanHeusen, " I recommend that the Planning

Commission enter a finding to amend the current Land Development Code to

add preliminary Plat Procedures and move that the City Council approve and

adopt the amendment," seconded by Commissioner Sanchez, VOTE:

4 -

Ayes:

Commissioner Shecter, Commissioner Biltoft, Commissioner Sanchez and

Commissioner VanHeusen

1 - Alternate Commissioner Keefer

Nayes:

Commission Business:

Attorney Business:

Staff Business:

Planning Manager, Heather Vidlock, shared that Public Works is going to bring the

Transportation Master Plan to the October meeting.

Adjournment

The meeting adjourned at 7:45 PM.

_______________________________

Andrew Brooks, Planning Commission Liaison