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OPENPUBLICA · PUBLIC MEETING RECORD

Record of Proceedings

Planning Commission Meeting – April 1, 2026: Site Plan Approval and Peripheral Overlay Study Session

City Council & Boards — Wednesday, April 1, 2026

BodyGolden, Colorado

SessionCity Council & Boards

DateWednesday, April 1, 2026

StatusFILED

Video Record

0:00 / 3:15:14

Transcript — VerbatimClick a timed line to jump · ⧉ to share it

0:00

Carl needs it.

0:06

It's 5:30, and we'll call the meeting of the Planning Commission for April 1st, 2026 to order.

0:14

Please join me in the Pledge of Allegiance.

0:20

Pledge of the United States of America.

0:25

And the republic for which one nation under the remaining justice.

0:38

We have a roll call, please, Michelle.

0:40

Colbert, here.

0:41

Rudder.

0:42

Here.

0:42

Your sheet up.

0:43

Your Hilliard.

0:44

Here.

0:45

Heran.

0:46

Here.

0:47

Fraser?

0:48

Here.

0:48

We have a quorum.

0:49

Thank you.

0:52

And I would uh be glad for a motion for approval of the agenda.

1:00

Chair I move to approve the agenda for April 1st, 2026.

1:04

Is there a second?

1:06

Second.

1:08

All those in favor?

1:10

Aye.

1:10

Aye.

1:11

Aye.

1:12

Any opposed?

1:14

And I'd welcome a motion for approval of the minutes from March 18th, 2026.

1:28

So move.

1:30

Second.

1:31

Second.

1:32

All those in favor.

1:35

Aye.

1:36

Any opposed?

1:40

We will open comment public comment that's not associated with our business board tonight.

1:48

Is there anyone who would like to make public comment?

1:51

Please come to the podium.

1:55

Seeing no one, we'll close public comment and move on to the first order of regular business, which is PC 2601 817 16th Street.

2:09

Consideration of a form zone site plan.

2:16

Yeah, I'm just trying to get uh everything's right on my end.

2:31

Yeah, it's all okay.

2:40

Good evening, planning commission.

2:42

Uh, before you two at night is a case uh form zone site plan for 18 18 817 16th Street.

2:53

Um this is a continuation of the hearing held on March 4th, 2026, where planning commission reviewed a combination of forms approval.

3:03

Um it was a major adjustment for a combination of forms that was approved at that time.

3:08

During discussion and public comment, there were two primary issues brought up.

3:12

The first was uh parking, and the second was the alley and the fourth go forthcoming application and presentation.

3:20

We'll make sure to uh provide clarity on parking space count and unit configuration, looking at um determination of the loft units, layouts for all units were included in the applicant presentation, as well as um additional spaces provided in this version of the site plan.

3:37

As for the alley, new information was included uh included to ensure the alley remains functional with new head and parking stalls, uh turn templates were included, and an additional five-foot setback from the alley was included on the new site plan.

3:52

Planning commission had eight conditions as a part of this project.

3:56

Um here they are.

3:57

We'll go through them in the presentation uh line by line with with with the with the project, but I just wanted to note uh planning commission's commit conditions were uh adjusted square footage for the lot of 7500 square feet, um a two-foot side setback to uh for the rear structure plans conforming with the utility engineering standards, design and development shall um ensure consistent or complementary architectural styles and materials.

4:28

Uh site plan required uh to comply with all city golden development regulations.

4:34

Um course we're coming back to you this evening with the form zone flight plan.

4:39

Um, and the approval of the major adjustment is contingent upon the preservation of the existing buildings along street frontages to the maximum of extent practical.

4:48

Um and then finally the requested major adjustment for a combination of form types shall have a maximum of six dwelling units.

4:56

Uh this is just a kind of a visual of the approved combination of form types.

5:22

A two-foot side setback for the existing garage building, changing three units to three units per building as part of the approval, and then mostly preserved building provision for both stories and driveway and the driveway.

5:38

This here is the existing conditions of the property.

5:42

You can see here the existing two-story house that faces on 16th Street, and then the existing two-story frame garage off the rear alley.

Discussion Breakdown — Share of Meeting

Zoning Regulations█████████████████████████████████████████████75%

Procedural██████10%

Parking Management████6%

Historic Preservation██3%

Community Engagement██3%

Affordable Housing█2%

Parks and Recreation█1%

Summary of Proceedings

Planning Commission Regular Meeting – April 1, 2026

The Golden Planning Commission met on April 1, 2026, at 5:30 p.m. to consider a form zone site plan for 817 16th Street and conduct a study session on potential amendments to the Peripheral Overlay zone. The meeting included approval of the agenda and minutes, public comment, and a vote on the site plan.

Consent Calendar

Unanimous approval (7-0) of the April 1, 2026 agenda.
Unanimous approval (7-0) of the minutes from March 18, 2026.

Public Comments & Testimony

Public comment was opened and closed at 5:31 p.m. with no speakers for items not associated with regular business.
For the 817 16th Street item, public comment was opened at 6:25 p.m. and closed with no members of the public speaking.

Discussion Items

PC26-01 – 817 16th Street: Form Zone Site Plan
- Staff presented the proposal for a combination of form types on a 7,500 sq ft lot at 817 16th Street, including preserving the existing front building and adding units to the rear. The site plan provides 8 parking spaces, including tandem configurations.
- Applicant Ronnie Pelusio (co-owner and architect) described the project: preserving the front structure, adding a micro unit in the rear of the front building, and constructing two units with lofted sleeping areas atop the existing rear garage unit. Unit sizes: rear units 586, 651, and 472 sq ft; front studio-plus-loft unit 590 sq ft.
- Discussion focused on the definition of loft and its impact on parking requirements. The director determined that lofted units with unenclosed bedrooms should be classified as studio units for parking, requiring one space each. Some commissioners argued that large lofts (273 and 336 sq ft) should count as one-bedroom units (1.5 spaces).
- A motion to approve with conditions was amended to: (A) reclassify units 821A and 821B as one-bedroom with a 1.5 parking space requirement per code, and (B) require unit 817C’s loft to comply with the municipal code definition of loft (which references IRC R315, limiting loft area to 70 sq ft). The amendment passed 7-0.
- The final motion to approve the site plan with those conditions passed 4-3, with Commissioners Hilliard, Horan, and Fraser dissenting.

Study Session: Peripheral Overlay

Staff led a study session on the Peripheral Overlay zone, exploring whether to allow cottage form types. Key points:
- The peripheral zone currently only permits the “house” form type (up to 3,200 sq ft). Adding cottage types could allow smaller lots and smaller dwelling units.
- Seven cottage types exist in the code; most require alley access, but only 19% of peripheral parcels have alleys.
- Commissioners expressed concerns about proportionality, the risk of lot splits, and the need for public engagement. Several commissioners suggested developing a new “peripheral cottage” form type rather than importing existing ones. No formal action was taken; staff will continue research and bring back more detailed proposals.

Key Outcomes

Approved: Form zone site plan for 817 16th Street (Case PC26-01) with conditions:
1. Adjust parking requirements for Units 821A and 821B to one-bedroom (1.5 spaces per unit).
2. Ensure the loft in Unit 817C conforms to the municipal code definition of loft (≤70 sq ft).
Vote on approval: 4-3 (Yoshida, Culbert, Rutter, Webb in favor; Hilliard, Horan, Fraser opposed).
The study session on the Peripheral Overlay concluded with a direction for staff to further explore a new cottage form type tailored to peripheral characteristics and to engage the public before any recommendation to City Council.

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