[{"_1":2,"_87":-5,"_88":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6526161,"mediaKeyId","3804329-c8a8f0ce6e29a183cdb467c3c8522d8c","parentId",3804329,"title","Commerce City staff push form-based Land Development Code draft; council presses on setbacks, mapping and data centers","audioSeconds",7993,"startMs",413000,"endMs",8406000,"viewUrl","/Search/View?dp=1&key=3804329-c8a8f0ce6e29a183cdb467c3c8522d8c&start=413&end=8406","thumbnailUrl","https://assets.pipeline.soar.com/3804329-c8a8f0ce6e29a183cdb467c3c8522d8c/thumbnail_413000.jpg","articleUrl","/articles/6526161/Commerce-City/Adams-County/Colorado/Commerce-City-staff-push-form-based-Land-Development-Code-draft-council-presses-on-setbacks-mapping-and-data-centers","mediaUrl","https://secure.pipeline.soar.com/6526161-f871c285179979ced5110da86ccf0ab6/orig.mp4?Expires=1771197719&Signature=efp5VhwT8clWQ3bdpCLS3yeYfQOjSDG2hDxa1VKghgraFL-zoq5lojlecOXMplsCcW7XCO7-VwqanlJBwkUl0cht~0pJJgSnVV4WJ9JkVPDDUyv-NWUOMDKxbeKOQJkXx17EFtEg0iOTX3WDpC3okb~ABn5W-v4u2BvjwDWj~YZPRyF~uifsNyp7qAHfiJaSc7S5LtVXQ9bRWbaLu-WB3PN4W~AMjBQYY0KjP88oqmtSuDtq3kakjb9CqG0LwegyJ38cSw1-ocL1MG14dSGfxYUBcLKSAWQbl7-YP-Qo2LA7jmJa1EghPomaPvj1436GISZLbPBgzATPqDU3cgljhA__&Key-Pair-Id=KUT5TJCACFTXG","author","City Council of Commerce CO","date","2025-06-10T04:41:42Z","article","Commerce City planning staff presented a public draft of a rewritten Land Development Code that removes an R-3 maximum-density cap and shifts emphasis from numeric density limits toward building forms, design standards and context-based zoning.

The draft, staff said, is intended to implement the city's recently adopted comprehensive plan and to make zoning outcomes more predictable across contexts such as 'mixed use regional,' 'mixed use neighborhood' and central neighborhoods. \"The public initial draft has gone live and is available on the city's website,\" Community Development Director Jeff Bridal said during the presentation, noting outreach to the development community and the public.

Why it matters: The rewrite would change how the city regulates the size and form of housing and commercial development. Instead of a single multifamily density cap (the existing R-3 maximum of 24 dwelling units per acre), staff proposes a mix of development options, zoning districts and building-form standards that set lot size, setbacks, coverage, height and parking rules for specific building types. Council members said those details will affect neighborhood character, infrastructure needs and the city's ability to attract the types of housing required by the comprehensive plan.

Key points from the presentation and council discussion

- Structure of the draft: staff described three organizing tools in the draft LDC. Development options (broader contexts such as central neighborhoods or neighborhood village) would determine open-space expectations and the set of zoning districts appropriate for an area. Zoning districts would control allowable uses. Building forms would set the lot-level bulk and form standards (setbacks, lot coverage, permitted height and how parking is placed).

- Form-based approach, not a single density metric: Staff described removing the R-3 24-dwelling-units-per-acre maximum and instead writing standards for specific building types (single-family, duplex, townhome, multiplex, apartment). Staff argued the approach lets the city encourage 'missing-middle' housing types that can coexist on a block while avoiding the unpredictability that a single density number can produce.

- Heights and context: Staff said the draft ties recommended heights to context: example recommendations shown were about 45 feet (roughly three to four stories) in lower-intensity contexts and about 75 feet (roughly five to six stories) in regional mixed-use contexts such as transit-oriented or express-corridor areas.

- Setbacks and the visual corridor: Council members repeatedly raised setbacks and tree lawn widths. Staff said a 15-foot front setback for some multiplex building forms is in the draft but noted that, combined with arterial right-of-way widths and a wider tree lawn (typically 8 feet), the effective visual setback from the curb would often be roughly 30 feet. Several council members voiced a preference to retain a 20-foot setback on arterials; staff agreed they could model that as a context-sensitive change. \"If we're not comfortable with 15 feet along our major roads, we can look at resetting that back a little bit further,\" a staff member said.

- Mixed-use and preserving commercial frontage: Staff proposed a requirement to preserve commercial frontages along arterials: developments within 600 feet of an arterial or collector would have to provide active commercial space at the frontage or use vertically mixed-use buildings. Council members saw the 600-foot depth as a way to protect a minimum depth of commercial land while still allowing residential transition behind or vertically above commercial.

- PUDs and mapping: Staff said the code change itself is separate from the mapping exercise. There will be a second phase to address how existing planned-unit developments (PUDs) are treated on the zoning map. Staff proposed allowing existing built-out PUDs to convert to base zones while offering in-process PUDs the option to continue under their PUD approvals; staff said they will return with implementation options in August and aim to finish the LDC adoption process with hearings in September (Planning Commission) and October (City Council), and adoption by November.

- Design standards and materials: The draft includes more prescriptive material and massing rules for building facades and roofs, stronger street-facing articulation and foundation plantings. Staff said some materials would be restricted as primary facades (for example, the draft calls out EIFS and plain concrete block as prohibited materials for primary facades and allows certain materials only as secondary accents up to a percentage of the facade).

- Sustainability index: The draft includes a points-based sustainability index; projects that adopt features such as cool roofs, solar, or low-impact stormwater designs would earn points toward a sustainability threshold. Staff said certified green buildings (for example, LEED) could be exempt from the index.

- Uses: The draft reorganizes use tables into uses-by-right, limited uses (allowed with explicit additional standards) and conditional uses (subject to public hearing). Staff explained how limited/conditional uses would be treated administratively and would expire if unused for 12 months.

Council directions and nonbinding decisions captured in the meeting

- Setbacks: Council expressed a preference to retain a 20-foot arterial setback as a baseline (rather than lowering to 15 feet) for certain building forms; staff agreed to model that option. This was discussed as council direction rather than a formal vote.

- Mapping and PUDs: Staff will return in August with implementation options for mapping existing PUDs into the new zoning structure and for outreach to affected property owners.

- Data centers: Council members asked how data centers should be regulated. Staff proposed treating \"data centers\" under current code definitions of warehousing; multiple council members asked that data centers be treated as a conditional use that would require public hearing and added scrutiny. Council members expressed interest in an additional, deeper review of data centers (energy use, cooling water needs, visual impacts, co-locators) beyond the LDC rewrite. The council signaled consensus to initially require a conditional-use public hearing for data centers with a commitment to study the use further.

Quotes (from meeting participants)

- \"We've been busy since the last time we brought both bodies together in April... the public initial draft has gone live and is available on the city's website,\" Jeff Bridal, Community Development Director, said as staff opened the presentation.

- \"If we're not comfortable with 15 feet along our major roads, we can look at resetting that back a little bit further,\" a staff planner said during the setback discussion.

- \"We might choose to look at PUDs in two ways... if the PUD is done and it's built out, let's apply the basic standard zone districts that are anticipated in LDC,\" staff said when explaining mapping options for existing PUDs.

Sources and next steps

Staff asked for public comments on the draft through the posted comment period (June). They said they will review comments, return to the development community with a summary in July, present implementation and mapping options in August and proceed to public hearings in September (Planning Commission) and October (City Council) with the goal of adopting the code in November.

What the article leaves open

Staff and council discussed many policy trade-offs without taking formal votes: the final setback rules, mapping of R-3 or other zones across the northern growth areas, and detailed standards for materials and sustainability credits remain subject to change as staff refines the draft with consultant input and public comments. The council also asked for additional legal and policy analysis about several state-level items mentioned in the meeting (governor's executive order and related House bills) before taking final action.

Ending note

Staff described the LDC revision as a multi-step process: rewrite the code, then perform the mapping and implementation work. Council members said they want more granular cost and construction analyses (for example, how different setbacks affect construction type and cost) before finalizing the rules that will shape new housing and commercial projects in Commerce City.","mediaType","Video","parentTitle","City Council Study Session - June 9, 2025","oneSentenceSummary","Commerce City planning staff presented a public draft of a rewritten Land Development Code that removes a numerical R-3 density cap and shifts emphasis to building forms and context-based standards.","taxTitle","Commerce City, Adams County, Colorado","taxId",4151,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6526159,"City pitches Derby corridor strategy: public improvements, business organizing and targeted redevelopment",4609,10197000,14806000,"/Search/View?dp=1&key=3804329-c8a8f0ce6e29a183cdb467c3c8522d8c&start=10197&end=14806","https://assets.pipeline.soar.com/3804329-c8a8f0ce6e29a183cdb467c3c8522d8c/thumbnail_10197000.jpg","/articles/6526159/Commerce-City/Adams-County/Colorado/City-pitches-Derby-corridor-strategy-public-improvements-business-organizing-and-targeted-redevelopment","https://secure.pipeline.soar.com/6526159-ae88c0f8e195755e09e4ee4a3526a03c/orig.mp4?Expires=1771197719&Signature=MrM5VyyEI5HkqubkST9sMOYbB6S3IIB8C8fZZ5wCS7f3mmxCjWsU55jozLBKvvnytmCuKuT9vPPUUf16KjH8Ps9VsAFaRtTGyJMtJjXUHXzMmtMCbXPY~CXuvnGZFsKzUqep1d2L13bGdjTT9J2FHneUwqDEoZer01zT4YkM7AmwgSSA1IocXkCUocRHSaz~OMJYdmLIVjz4xyS9RSBoundntC44R2zmEiG1dlbKMNfcgecoAQYPRA4w2F3Xz7NI76QgZpJ74xp9sh3JGwlz9YDiogXr-6Cw68fUjPN8zkXGZM85r6imdw0v4R7Rr8tVhEnEeSIW-Vs5~gooG2YsEw__&Key-Pair-Id=KUT5TJCACFTXG","Commerce City staff presented a strategy to revive the Derby commercial corridor, recommending immediate public improvements, organizing support for local businesses and incentives to encourage private investment.

Staff framed the Derby work as a blend of short-term, visible improvements and longer-term redevelopment options. \"There has been public investment in infrastructure, but it's not been maintained,\" consultant Terry Ware said, summarizing interviews with business owners and property owners. Staff presented three strategic objectives: enhance Derby as a commercial brand or destination; encourage private and public investment; and build local organization to sustain improvements.

Why it matters: Derby is a long-standing Commerce City commercial node with many Hispanic-owned small businesses, absentee property owners and a history of incremental investment. Staff and council framed Derby as a place where modest municipal action (lighting, intersection repairs, organized marketing, temporary activation such as farmers markets) could catalyze private investment, but acknowledged that deeper change would require land assembly and public subsidy.

Top recommendations and near-term steps

- Business organization: Staff recommended supporting formation of a local business advocacy or management entity (for example, a business-improvement-district-style organization) and funded staff assistance from the city's catalyst fund for two to three years before shifting to a property assessment model for long-term sustainability.

- Public improvements: Staff said they will seek bids within 30 to 60 days for repair of the 70 Second Place and Monaco intersection and upgrade lighting to provide consistent pedestrian- and street-level standards across the corridor. Staff noted approximately $330,000 in CIP funds were allocated to the intersection, and additional TIF/URA resources (staff referenced roughly $2 million in URA funds in the area) could be available to supplement costs.

- Fa\u0000e7ade and activation programs: Staff proposed revamping the catalyst façade program, launching place-making programming such as a farmers market, and designating Derby as a testbed \"market innovation zone\" to pilot financial assistance and marketing tools.

- Longer-term options: For more comprehensive change, staff discussed possible land acquisition and public-private redevelopment on underused blocks to create a Derby Commons or mixed-use redevelopment anchored by park space and active ground-floor uses. Staff told council they had explored opportunities (for example, they reviewed the sinker/Younger Brothers block when it was on the market) but said acquisition costs could be in the multi-million-dollar range.

Council concerns and further requests

Council members emphasized safety, consistent business hours and visible public investment. Several members described daily observations of homelessness, loitering and vandalism that deter customers. Council members asked staff to prioritize quick, visible wins: remove the deteriorated brick at the Monaco/70 Second intersection, upgrade consistent lighting, and bring near-term activation (string lights, farmers market and family-friendly events) to draw foot traffic.

Council also pushed for outreach and tools that support local Hispanic business owners and Latino entrepreneurs. Staff reported targeted outreach meetings with local Hispanic business owners and with the nonprofit Adelante; they said participation from absentee property owners had been limited in outreach to date.

Financial and implementation notes

- Staff said they will pursue procurement for the intersection repairs (bids out in 30 to 60 days) and explore using URA/TIF funds if bids exceed the current CIP allocation.

- For business organization, staff recommended first-year city-funded technical assistance before considering a property-assessment funding model for a formal management entity.

- On the larger redevelopment option, staff noted acquisition and remediation costs could run into the millions; staff said any programmatic proposal would return to council for appropriation and further review.

Quotes

- \"People we talked to feel the city doesn't have any skin in the game,\" consultant Terry Ware said, summarizing property-owner and business feedback.

- \"We have been trying to engage with different business owners individually... it was very hard to get property owners involved,\" Natalia Antesana, Senior Economic Vitality Specialist, said of outreach efforts.

Ending

Staff said they will proceed with procurementfor intersection repair and lightingd work, return to council with cost estimates and continue to recruit Derby businesses for organizing efforts. Council members emphasized urgency for short-term, visible improvements to show momentum while staff works on longer-term redevelopment and finance options.","City staff presented a multi-pronged strategy to boost activity in the Derby commercial district: more street lighting and intersection repairs, a business-organization grant approach using a catalyst fund, targeted façade and public-space improvements and a longer-term option of public-private redevelopment.","actionData","errors"]

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Commerce City staff push form-based Land Development Code draft; council presses on setbacks, mapping and data centers

City pitches Derby corridor strategy: public improvements, business organizing and targeted redevelopment