Golden Planning Commission Study Session on Housing Assessment and 408 18th St. Review – May 6, 2026
Golden Planning Commission Study Session – May 6, 2026
The Planning Commission of Golden, Colorado, met on May 6, 2026, at 5:30 p.m. for a study session that included a presentation on the Housing Needs and Strategies Assessment (HNSA) and its 2026 addendum, followed by a follow-up review of a previously approved major adjustment at 408 18th St. The meeting also featured commissioner introductions and a preview of upcoming business.
Introduction of Commissioners
- The chair opened with self-introductions, noting the presence of new and returning members. Commissioners shared their backgrounds (e.g., planning, law, public policy, engineering) and length of service on the commission.
Discussion Items
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Housing Needs and Strategies Assessment (HNSA) Overview
- Carl Onsager (Planning Supervisor) and Lauren McKinney (Affordable Housing Policy Coordinator) presented the 2022 HNSA and its February 2026 addendum, which was updated in response to Senate Bill 24-174. Key data points: home prices doubled from 2015 to 2022 (median over $1 million); 50% of all households are cost-burdened; 90% of households at or below 80% AMI are cost-burdened; there are 2.3 jobs per housing unit; 95% of the Golden workforce commutes in. The city has 274 deed-restricted affordable units. The addendum added analysis of accessible/visitable units, supportive housing needs, displacement risk, and job salary estimates. Staff explained the definition of AMI (Area Median Income), affordable housing thresholds (60% AMI for rental, 100% for sale), and the distinction between regulated affordable housing and naturally occurring affordable housing (NOAH). The city previously reduced parking requirements for affordable housing to one space per unit and is working on a sliding-scale commercial requirement. The next step is a Housing Action Plan (HAP), required by the state by January 1, 2028; a study session with the commission is expected in June to discuss scope and deliverables.
- Commissioners asked clarifying questions about parking reductions, tracking naturally occurring affordable housing, housing choice vouchers, and how the HAP will be developed. Lauren McKinney noted the city uses a 3% annual increase in affordable housing units (26 units per year) as a metric and relies on partnerships with the county housing authority.
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408 18th St. Major Adjustment Post-Approval Review
- Carl Onsager reviewed the background: the commission previously approved a reduction in the required 6-foot garage recess for a suburban house type, with a condition that the project would return if it triggered a full site plan (due to a 25% floor area expansion). The applicant’s expansion did not reach that threshold, so staff brought the final design to the commission for feedback. The revised plans show the garage still set back further than required overall, and landscaping is present. Commissioners expressed that the design looks great, fits the neighborhood, and does not require additional mitigation. One commissioner noted a utility pole obstructing the sidewalk and asked if it could be addressed; staff will pass the comment to Excel and public works. No formal action was taken, as this was a study session.
Key Outcomes
- No votes were taken. Staff will incorporate commissioner feedback on the HNSA and 408 18th St. into future work. The Housing Action Plan scope will be brought to the June study session. The next regular meeting is scheduled for May 20, 2026, with business including a Golden Urban Renewal Authority boundary expansion review and a study session on historic preservation guidelines.
Meeting Transcript
And chair, current chair of the Planning Commission. And we're glad to welcome some new folks. And I thought Carl and I have talked that maybe we'd spend the first uh few minutes just kind of introducing ourselves to each other so that we begin to have a little bit of sense of who we are and come together as a group. I've been on the planning commission for four years and have lived in Golden twice. This is my second time living in Golden. I was here for about 10 years in the 80s. And then came back in 2019 after I retired. Work-wise, I worked for the state when I was here before, worked for the budget committee and other agencies. Spent a lot of my career doing university housing for students, and then finished up as director of planning at a community hospital in Long Island. So done a bunch of different things and have found this really interesting and learning a lot about zoning. So we're really glad to have you here and look forward to getting better acquainted as we work along. Hi, Seth Webb. Um I work as the director of school services at the National Center for Monastery in the public sector. I've been working in public monitoring for 25 years. I've lived in Golden for 18, 19 years. Uh raised a couple kids here that are now in college, one's out and one's wrapping up. Um I've been on the commission for two years. Uh learned a lot, continuing to learn, learn a lot, and excited to have you all here. And I'm Elizabeth Hilliard, and I've lived in Golden since uh right before the pandemic. Um, but lived in the Metro area off and on since 94. Um by day I'm an attorney uh for a financial services company working from home, and I've been on the planning commission for two years, and I am learning a whole bunch. Some days I go home feeling like I needed more training, but my friend Jen over here reassures me. Um yeah, this kind of was precipitated by doing leadership golden, which um if you haven't heard it, I highly recommend. Um, and that's how I learned about some of the committees and boards and commissions, and so I'm really loving it. I hope you do too, and we're excited to have you. Um Rick Caldwell, I moved to uh Golden about four and a half years ago from Silver Plume, where we lived for 27 years. Um we've been in Colorado since 76. Uh 75, actually. Um I was a lawyer with Holland at Hart for 17 years, and then the second half of my career was spent consulting and developing countries in Asia and Oceania on various law reform programs. I also have a master's in planning, and um have always been interested in planning. My law practice at Holland and Hart was essentially real estate and commercial development. Projects like Ken Carroll Ranch and uh redevelopment of Cherokee Shopping Center, uh Chaber Center downtown uh matters of of that sort. Um I've also I've been retired now for 20 years. During the past 20 years, I've done a lot of pro bono work for what was then my town silver clone, including helping to rewrite their zoning code and all kinds of other things that come up for a pro bono city attorney. Um we moved down here for health reasons. My wife and I are both 79 years old, and she has uh some medical conditions that uh make it easier to be down here than at 9100 feet, but we've fallen in love with Golden and advantage of my experience and interest and give it back a little bit um do some good somewhere, some volunteer. So here I am. Good evening, everybody. My name is Tom Klein, and I live in the South Golden area. So uh and I used to work for Colorado Parks and Wildlife. While I was there, I got my uh master's degree in public policy, and now I work at the National Conference of State Legislatures, which is based in Colorado, but serves all 50 states, and I work on their environment and natural resource program. Very cool. I'd love to pick your brains after. Um I'm Jen Rutter. I have been on Planning Commission for six years. Like I said, I think I am the most senior commissioner here. Um I live in North Golden and have lived there for about 13 years since 2013. Um I started out in environmental science. Uh I got my background in environmental science, and um have somehow navigated my way into the planning realm, and I am the planning and development manager for Adams County. Um so I oversee all the land use and permitting um for unincorporated areas there, and being on planning commission in Golden has given me a completely different perspective because county planning and city planning are two entirely different beasts in a lot of different ways.
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