OPENPUBLICA · PUBLIC MEETING RECORD
Record of Proceedings

Planning Commission Approves Golden Terrace Rezoning – March 18, 2026

City Council & Boards — Wednesday, March 18, 2026
BodyGolden, Colorado
SessionCity Council & Boards
DateWednesday, March 18, 2026
StatusFILED
Video Record
0:00 / 59:38

Transcript — Verbatim
0:04

I did hear that, yes.

0:08

I don't think that's the case.

0:10

We wait for the on air.

0:12

Yeah, it's fixed.

0:19

Good evening.

0:22

We've now reached the magic hour of 5 30, and we'll call the planning commission meeting to order.

0:29

Please join me in the Pledge of Allegiance.

0:36

Pledge of allegiance to the United States.

0:55

Michelle, may we have a roll call, please?

0:58

Holbert, Rudder?

1:00

Here, Yoshida?

1:02

Illiard?

1:03

Here?

1:03

Webb?

1:04

Here.

1:05

Razor?

1:06

Here.

1:06

We have a quorum.

1:08

Thank you.

1:12

I would accept a motion for approval of the agenda.

1:19

Chair, I move to approve the agenda for March 18th, 2026.

1:24

Second.

1:25

All those in favor.

1:28

Aye.

1:29

Aye.

1:30

Any opposed?

1:32

Agenda is approved.

1:34

I would also like a motion for approval of the minutes from March 4th, 2026.

1:44

Chair, I move to approve the minutes for March 4th, 2026.

1:49

Second.

1:50

All those in favor?

1:52

Aye.

1:53

Aye.

1:54

Any opposed.

1:55

The minutes are approved.

1:59

Okay.

2:00

We'll have a open a period for public comment that is not related to tonight's business.

2:08

So if anyone is here to would like to make a public comment related to something else, now is that opportunity.

2:27

Seeing nobody coming, we'll close public comment and move on to our first look to our order of regular business PC 26-13.

2:42

And Rick?

2:45

Yeah, thank you, Mr.

2:46

Chair.

2:47

Thank you, Commission.

2:48

My name is Rick Murphy, community development director for Golden, and I am coincidentally the applicant for this rezoning application as well.

2:55

We are proposing to uh rezone Golden Terrace to PUD with an official development plan.

3:03

Just to give you an idea of where Golden Terrace is, uh this is a vicinity map that shows the location.

3:09

You can see uh C470 over on the east side.

3:13

Um West Colfax Avenue, and then up to the north there's a uh mixture of uh office and multifamily and then multifamily on the west side of the property outlined here in red.

3:27

Uh the golden golden terrace uh is addressed off of West Colfax Avenue.

3:32

It's an 85.5 acre property approximately, and the access is from Zeta Street and West Street, respectively, east and west.

3:41

Um the uh there are actually three parcels to the property.

3:44

Um we call them West, East and South.

3:47

And I'll show you where they are on the map in a moment.

3:49

Um they are collectively owned and they're managed by Equity Lifestyle Incorporated.

3:54

Um Equity Lifestyle is here this evening, uh seated over there to my left, uh and they will be available for questions from the ownership side.

4:02

Uh there are currently 654 mobile home sites on the property and 86 RV sites that are available as well.

4:13

So, one question why does Golden Terrace need to be rezoned?

4:16

Um Golden Terrace is primarily zone commercial currently, and it has been zoned commercial for many decades.

4:23

Um the uh mobile home use that's there now, it's the predominant use on site, is considered legal non-conforming.

4:30

It's uh essentially grandfathered because it's been there.

Discussion Breakdown — Share of Meeting
Zoning Regulations█████████████████████████████████████████████56%
Procedural███████████████19%
Affordable Housing██████████12%
Public Engagement██████8%
Community Engagement████5%
Summary of Proceedings

Planning Commission Approves Golden Terrace Rezoning – March 18, 2026

On March 18, 2026, the Golden Planning Commission held a regular meeting beginning at 5:30 p.m. at 911 10th Street. The primary action was a unanimous 5-0 recommendation to rezone the Golden Terrace Mobile Home Park from commercial to PUD with an Official Development Plan (ODP). The meeting also included approval of prior meeting minutes and updates on upcoming cases.

Consent Calendar

  • Agenda for March 18, 2026 was approved 5-0 via voice vote.
  • Minutes from March 4, 2026 were approved 5-0 via voice vote.

Public Comments & Testimony

  • Roberta Walton – Vice President of the Golden Terrace Community Council. She expressed gratitude to city staff and Equity Lifestyle for organizing a neighborhood meeting and explaining the ODP. She stated that residents initially feared losing their homes but left the meeting reassured and supportive of the ODP. She recommended approval and noted the nearly four-year journey to reach this point.
  • Casey Brown – North Golden resident and representative of Golden United. He commended staff and Equity Lifestyle for preserving affordable housing and confirmed that the ODP met the standards in Section 18.48 of the Municipal Code. He recommended approval and described the case as a “slam dunk.”
  • One written comment was received from a resident in support of preservation.

Discussion Items

  • PC26-13 – Rezoning of Golden Terrace Mobile Home Park (17601 W. Colfax Ave)
    • Staff (Rick Muriby, Community Development Director) presented the rezoning proposal. The 85.5-acre property currently has 654 mobile home sites and 86 RV sites. It is primarily zoned C-1 Commercial, making the mobile home use legal non-conforming. The city initiated a rezoning to PUD with an ODP to establish specific rules and preserve affordable housing as directed by the South Neighborhoods Plan.
    • The ODP defines two land use areas: Mobile Home (MH) and RV. Accessory uses such as convenience store and daycare were initially included for the MH area but were removed after resident feedback. Prohibited uses include sanitary waste stations, urban farms, and livestock.
    • Density: up to 690 mobile home sites (current 654); maximum 1 mobile home per site; 86 RV sites maximum.
    • Building standards: setbacks (5 ft from internal drives, 10 ft separation between units), height limits (30 ft for two-story mobile homes, 25 ft for other structures), parking (1 space per site). Existing conditions are allowed to continue; compliance is required only when units are replaced.
    • The definition of “mobile home park” in the ODP uses a land-use based definition (not the Colorado Mobile Home Park Act definition, which focuses on tenant-landlord relationships). A note was added stating compliance with the Colorado Act.
    • The neighborhood meeting on February 12, 2026 was well attended (~70 people); 573 postcards were sent; Spanish translation was provided.
    • Staff found that the rezoning met all criteria in Section 18.48.060 and the ODP standards in Section 18.28.050.

Key Outcomes

  • Motion by Webb, seconded by Rutter to recommend that City Council approve Resolution PC26-13 to rezone Golden Terrace to PUD and adopt the associated ODP, based on the findings in the March 18, 2026 Staff Report and evidence presented at the hearing.
  • The motion passed 5-0 via roll call vote (Commissioners Hilliard, Fraser, Webb, Rutter, Horan all voting yes; Yoshida and Culbert absent).
  • The rezoning will next go to City Council for a public hearing and final decision (tentatively scheduled for April 28 and May 12, 2026).
  • The public survey and email feedback will remain open through the council process.

Other Matters & Potential New Business

  • Staff (Karl Onsager) provided updates on upcoming cases:
    • April 1, 2026: Continued discussion on the Form-Based Code site plan for 817 16th Street.
    • Future study session on the Housing Needs Assessment with Affordable Housing Coordinator Lauren McKinney.
    • Upcoming neighborhood meetings for pending cases (Clayworks, 1870 West Fourth Avenue special use permit).
    • Staff is updating the planning application website and noted that ex parte communication rules for quasi-judicial cases may be clarified in upcoming code changes.
  • Commissioner Fraser clarified that the Highway 93 discussion is a legislative policy item, not a quasi-judicial case, so commissioners may attend.

Meeting Transcript

I did hear that, yes. I don't think that's the case. We wait for the on air. Yeah, it's fixed. Good evening. We've now reached the magic hour of 5 30, and we'll call the planning commission meeting to order. Please join me in the Pledge of Allegiance. Pledge of allegiance to the United States. Michelle, may we have a roll call, please? Holbert, Rudder? Here, Yoshida? Illiard? Here? Webb? Here. Razor? Here. We have a quorum. Thank you. I would accept a motion for approval of the agenda. Chair, I move to approve the agenda for March 18th, 2026. Second. All those in favor. Aye. Aye. Any opposed? Agenda is approved. I would also like a motion for approval of the minutes from March 4th, 2026. Chair, I move to approve the minutes for March 4th, 2026. Second. All those in favor? Aye. Aye. Any opposed. The minutes are approved. Okay. We'll have a open a period for public comment that is not related to tonight's business. So if anyone is here to would like to make a public comment related to something else, now is that opportunity. Seeing nobody coming, we'll close public comment and move on to our first look to our order of regular business PC 26-13. And Rick? Yeah, thank you, Mr. Chair. Thank you, Commission. My name is Rick Murphy, community development director for Golden, and I am coincidentally the applicant for this rezoning application as well. We are proposing to uh rezone Golden Terrace to PUD with an official development plan. Just to give you an idea of where Golden Terrace is, uh this is a vicinity map that shows the location. You can see uh C470 over on the east side. Um West Colfax Avenue, and then up to the north there's a uh mixture of uh office and multifamily and then multifamily on the west side of the property outlined here in red. Uh the golden golden terrace uh is addressed off of West Colfax Avenue. It's an 85.5 acre property approximately, and the access is from Zeta Street and West Street, respectively, east and west.

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