7887 E. 60th Ave.

Commerce City, CO 80022

c3gov.com

Commerce City

Meeting Minutes - Final

Planning Commission

Tuesday, November 18, 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_515vUJQPT2qpHw

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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 6:00 PM.

Roll Call

4 -

Present

Commissioner Robb Shecter, Commissioner Garret Biltoft, Alternate

Commissioner Tyrel Nelson, and Commissioner Scott VanHeusen

Pledge of Allegience

Approval of Minutes:

Min 25-232

October 7, 2025 Meeting Minutes

Attachments:

October 7, 2025 Meeting Minutes

A motion made by Commissioner Schecter, seconded by Commission Biltoft,

that the October 7th minutes be approved VOTE:

4 -

Ayes:

Commissioner Shecter, Commissioner Biltoft, Alternate Commissioner

Nelson and Commissioner VanHeusen

Public Hearings:

Pres 25-557

Transportation Master Plan

Attachments:

Planning Commission Memo

Presentation

Jenna Hahn, Public Works Director, was present to answer any questions from the

presentation from the last Planning Commission meeting.

Commissioner Shecter asked if the plan was reviewed by the City Attorney’s Office for

constitutional compliance and expressed his concerns regarding the language in the

plan. Specifically how it means something different to each person. He recommended

that the plan should say what we mean. Commissioner VanHeusen validated those

concerns but discerned a difference between equal and equity. Eliot Schaefer, City

Attorney, did confirm that yes, it was reviewed and there were no significant concerns

with the draft plan.

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

Commission enter a finding that the proposed Transportation Master Plan is

satisfactory for Commerce City and thereby recommend approval to City

Council," seconded by Commissioner Nelson, VOTE:

3 -

Ayes:

Commissioner Biltoft, Alternate Commissioner Nelson and Commissioner

VanHeusen

1 - Commissioner Shecter

Nayes:

Pres 25-602

LUP25-0002: Lokal Homes is requesting approval of a Land Use Plan

Amendment to amend the comprehensive plan designation from

Northern Range Commercial to Mixed Commercial for the property

located at the southeast corner of East 120th Avenue and Chambers.

The subject property consists of approximately 13.8 acres and is zoned

PUD (Planned Unit Development).

Attachments:

Land Use Plan Amendment Report

Vicinity Map

Applicant Narrative

Comp Plan Amendment Questionnaire

Map Exhibits

Economic Development Comments

Neighborhood Meeting Summary

Concept Plan

Traffic Impact Study

Paul Shoukas, Vice President PCS Group, presented on behalf of Lokal Homes. Nic

Berry, City Planner, presented on behalf of staff.

Commissioner Biltoft stated he was conflicted with the plan. The public wants more

commercial, as outlined in the 2045 plan and how this plan is giving away a

commercial node in the northwest city to do that. He support this concept but does not

support the idea of giving up half the corner as strict commercial but does see the

benefits of both sides.

Commissioner VanHeusen agreed with Commissioner Biltoft and is trying to

understand the objections and the benefits. He was conflicted because it's giving up

about 50% of the commercial node.

Commissioner Shecter asked staff what exactly was the change that was being

recommended? Nic Berry, City Planner, stated the change is primarily focused on the

economic development framework map to add residential use to this property as an

option.

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

Commission enter a finding that the requested Land Use Plan Amendment for

the property located at the southwest corner of East 120th Avenue and

Chambers Road contained in case LUP25-0002 meets the criteria of the Land

Development Code and based upon such findings recommend that the City

Council approve the Land Use Plan Amendment," seconded by Commissioner

VanHeusen, VOTE:

4 -

Ayes:

Commissioner Shecter, Commissioner Biltoft, Alternate Commissioner

Nelson and Commissioner VanHeusen

Pres 25-606

S24-0016: Murray Family Farms Filing No. 2 to replat three tracts into

five tracts and one lot. The property is generally located at the southeast

corner of East 112th Avenue and Havana Street, extending southward to

East 108th Avenue and eastward to the approximate location of Jamaica

Drive, consisting of approximately 72 acres.

Attachments:

Samantha Pollmiller, Principal, (Applicant's representative), presented on behalf of

Murray Family Farms. Kathleen Taylor, Senior Planner, presented on behalf of staff.

Commissioner VanHeusen asked why tract F was isolated from other lots. Samantha

Pollmiller, Representative for Murray Family Farms, responded that tract F is a

separate tract because it’s a separate zone district.

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

Commission enter a finding that the requested Murray Family Farms, Filing No.

2 Final Plat contained in case S24-0016 meets the criteria of he Land

Development Code and based on such findings, recommend approval of the

Final Plat to City Council," seconded by Commissioner Biltoft, VOTE:

4 -

Ayes:

Commissioner Shecter, Commissioner Biltoft, Alternate Commissioner

Nelson and Commissioner VanHeusen

Pres 25-625

Text Amendment to the 2009 Land Development Code to Allow

Accessory Dwelling Units

Attachments:

Staff Report

Exhibit: Accessory Dwelling Units

Sung won Han, Principal Planner, presented on behalf of staff.

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

Commission enter a finding that the proposed amendment to the Land

Development Code is satisfactory for Commerce City and thereby recommend

allowing Accessory Dwelling Units to City Council," seconded by Commissioner

Shecter, VOTE:

4 -

Ayes:

Commissioner Shecter, Commissioner Biltoft, Alternate Commissioner

Nelson and Commissioner VanHeusen

Pres 25-626

Text Amendment to the 2009 Land Development Code to Update the

Definition of "Family."

Attachments:

Staff Report

Exhibit: Family Definition

Sung won Han, Principal Planner, presented on behalf of staff.

Commissioner Shecter asked that the new definition of family be read again. Sung won

Han, Principal Planner, stated it was a simple text change in the definition of family

part B exhibit which states “a group of not more than three persons not related by

blood, marriage, or adoption living together in a dwelling unit.” That’s the current

language and the new language would be “a group of persons not related by blood,

marriage or adoption living together in a dwelling unit.”

Commissioner Biltoft stated he understood the intent and asked if there was another

nomenclature or other language related to that. Eliot Schaefer, City Attorney,

acknowledged the concern and stated they looked at the best way to amend the 2009

LDC to be in compliance with the state law. The 2025 Land Development Code does

have a more direct approach to the use of the term family. In the current code there

wasn’t a simple fix to change how family was used throughout the code. With the new

Land Development Code going into effect, it will be addressed more comprehensively.

The new term is "household" described as a single housekeeping unit that share their

home together. Group homes and households are defined separately so they can be

regulated differently.

Commissioner Shecter stated he was happy with the new language and that Colorado’s

law and new house bill makes sense because we shouldn't be legislating who lives

with who. It should be about what’s safe and healthy.

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

Commission enter a finding that the proposed amendment to the Land

DevelopmentCode is satisfactory for Commerce City and thereby recommend

amending the definition of family to City Council," seconded by Commissioner

VanHeusen, VOTE:

4 -

Ayes:

Commissioner Shecter, Commissioner Biltoft, Alternate Commissioner

Nelson and Commissioner VanHeusen

Commission Business:

Attorney Business:

Staff Business:

Heather Vidlock, Planning Manager, let the commission know the City Council adopted

the 2025 Land Development Code on the first and second readings, and is now in

effect for new annexations and zoning applications. All other applications will have to

wait until we go through the legislative rezoning's next year. There is a joint Study

Session on February 9th with City Council to discuss legislative zoning.

The next Planning Commission Meeting is scheduled for December 2nd.

The Housing Needs Assessment has been completed, and they’ve had their final

community meeting. The draft report is in the process of being finalized and

disseminated.

Commissioner Biltoft recommended that staff be thinking about a work schedule for

2026 to include a Joint Study Session with Planning Commission and City Council.

The discussion would be to understand City Council’s new goals and to have them

align with the Planning Commission.

Heather Vidlock, Planning Manager, stated that the City Attorney's Office would like to

update Planning Commission by-laws. There is outdated language that needs to be

updated. Heather recommended presenting this in January to have a discussion and

bring to February’s meeting with a draft to vote on.

As part of that discussion, Commissioner VanHeusen asked if there could be clarity

about why Planning Commission members could only be on one commission, and

what the rational was behind that decision.

Adjournment

The meeting adjourned at 7:47 PM.

_______________________________

Andrew Brooks, Planning Commission Liaison

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