Lafayette City Council Meeting: Land Use Code, Proclamations, Sundar - April 7, 2026
Lafayette City Council Meeting: Land Use Code Update, Proclamations, and Sundar Development Agreement - April 7, 2026
The Lafayette City Council met on April 7, 2026, for a regular meeting that included proclamations, a major presentation on the land use code update, budget items, and an amendment to the Sundar Apartments development agreement. The meeting featured extensive public comment on the land use code, water conservation, and neighborhood development. Council provided direction on key policy issues and approved the Sundar amendment with modifications.
Consent Calendar
- Approved unanimously: March 17 and March 24 meeting minutes; second reading of Ordinance No. 7 (license plates correction); Resolution No. 2026-8 (DOLA grant for comprehensive plan update); contracts for mowing (Cutting Edge), MS4 program support (Independent District Engineering), wastewater flow monitoring (RJN Group), sub-award agreement with DRCOG for net-zero construction (item H), and change order for street rehabilitation. Councillor Friedland asked about pesticide use and equipment emissions on the mowing contract; staff responded that handheld equipment is electric and pesticides are applied early with certified applicators. Councillor Gianola praised the DRCOG grant for adding staff to focus on building energy performance.
Public Comments & Testimony
- Susan Curtis (31-year resident): Argued that the community survey on the land use code was biased and invalid; urged council to focus on street safety, filling existing commercial vacancies, and water infrastructure rather than retrofitting neighborhoods.
- Ed Byrne (Indian Peaks): Challenged the characterization of Indian Peaks Trail as a collector street, citing the 1991 ODP that defines it as a sub-collector road. He warned that N2 zoning allowing commercial on collector streets would be inappropriate and could harm the neighborhood.
- Barbara Patton (Indian Peaks): Detailed that Indian Peaks Trail and Wanaka Lake Trail are sub-collector roads, not collectors; that covenants prohibit commercial and multifamily; and that the N2 zone would conflict with the PUD and HOA restrictions. She asked for removal of Indian Peaks from N2 zoning.
- Karen Norbeck: Criticized the public engagement for the land use code update, calling it inferior to the comp plan process. She noted the survey was not statistically valid and underrepresented renters, young people, and Latinos. She opposed four-story buildings and raised concerns about condo development on Public Road.
- Michael Watson (708 South Carol Ave): Urged the city to declare a water emergency due to the worst drought year on record. He requested a public water dashboard and urged pausing tree planting and lawn replacement programs. He noted the city had sprinklers running at Cherrywood Park despite advising residents to delay watering.
- Vicky Ewand (303 West Simpson St, land use code working group): Raised concerns about public engagement for underserved populations, the lack of a clear process for neighborhood meetings in form-based districts, and absence of specific provisions for tiny homes in the draft code. She also opposed building heights over two stories in Old Town mixed-use districts, citing the comp plan.
- Jude Sackridge (213 Acadia, 43-year resident): Opposed four-story buildings, arguing they would destroy Lafayette's character and lead to less charming development. He criticized the form-based code as insufficient.
- Abigail Aguirre Garcia (Peak2 Peak student, Lafayette Youth Advisory Board co-chair): Invited residents to the "Teens Talk, Adults Listen" event on April 8 at the library.
- Megan Rast (646 Homestead St, Anna’s Farm): Supported the rezoning of the Aspen Ridge Corridor from M1 industrial to adaptable commercial (AMX2) but requested that a small portion adjacent to neighborhoods be designated as neighborhood mixed use to provide a better transition.
- Christy Clark (550 Homestead St, Anna’s Farm): Seconded Megan Rast’s request for neighborhood mixed use on the Aspen Ridge corridor, emphasizing the need for a gentle transition from her one-story home and suggesting a gate and bridge over the High Line Canal to connect the neighborhood to commercial areas.
- Nancy Sellinger (650 Homestead St): Emphasized the importance of building height (opposing four-story), density, wildlife protection (noting Lafayette is a bird city), and sustainability/affordability. She found the open house confusing and asked for more accessible meetings.
- John Williams (580 Homestead St, Anna’s Farm): Requested that Aspen Ridge be rezoned to neighborhood mixed use to preserve the buffer provided by the High Line Canal trail and wildlife. He also urged a professional historian to evaluate the historic significance of the canal.
- Preston Patton (2389 Indian Peaks Trail): Described two examples where the mischaracterization of Indian Peaks Trail as a collector caused problems: denial of speed bumps after six accidents at a tight curve, and the survey singling out the road. He asked council to clarify it is not a collector.
- Ron Spaulding (1326 El Radaway): Expressed deep concern about future water supplies, noting developments everywhere and the uncertainty of water availability. He urged the city to do more.
Proclamations
- Council unanimously approved proclamations honoring Dolores Huerta (April 10), National Library Week (April 19-25), National Volunteer Week (April 19-25), and National Poetry Month with the appointment of Michelle Batiste as Lafayette Poet Laureate for a two-year term beginning April 7, 2026. Councillors spoke passionately about each topic. During the Dolores Huerta proclamation, Councillor Jensen suggested revisiting the earlier Cesar Chavez proclamation in light of recent news; several councillors supported exploring that in the future. Michelle Batiste read an original poem about a coyote on Wanaka Lake.
Discussion Items
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Land Use Code Update Presentation (Phil Kleisler, Elizabeth Garvin of Clarion Associates): A comprehensive presentation on the form-based code rewrite, including a refresher on comp plan implementation, the proposed zoning conversion map, the process for form-based districts (zoning, regulating plan, subdivision, site plan), and updates on the three policy issues. Council asked detailed questions about process, community engagement, the role of council, and the definition of collector streets. Discussion on missing middle housing, neighborhood serving commercial, and building height incentives followed.
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Missing Middle Housing: Council considered three options. Option 1 (allow on corner lots and collector streets in existing neighborhoods) received majority support, with requests for clear definitions of collector streets and mapping of covenant-restricted areas. Option 2 (limit to lots over 8,000 sq ft) was not well understood. Option 3 (table for later) was supported by Councillor Gianola but not a majority. Council directed staff to bring back more information, including a map and definitions, for the adoption hearing.
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Neighborhood Serving Commercial: Council leaned toward Option 3 (allow only at major streets or neighborhood entry points) with a good neighbor agreement and emphasis on live-work arrangements. Multiple councillors stressed the need to start small and defined terms. Councillor Gianola preferred tabling, but the majority wanted to move forward with Option 3 plus additional detail.
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Building Height Incentives: No consensus. Councillors split between Options 1 (allow up to 4 stories on major corridors with community benefits) and 2 (focus on affordable housing benefit), with some supporting Option 4 (no change, keep current PUD process). Council requested more information on definitions of major corridors, quantified community benefits, and mapped areas. The issue will be revisited at the adoption hearing.
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DDA Budget Amendment Introduction: DDA Executive Director presented a budget carry forward of $42,886 for the Downtown Improvement Grant (DIG) program, increasing the 2026 line item from $150,000 to $192,862. Council will consider approval at the April 21 meeting.
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City Budget Carry Forward and Supplemental (First Reading): Finance staff presented a total of $30.3 million in amendments (84% carry forward, 16% supplemental). Notable items: aerial fire apparatus ($2M), South Public Road Pocket Park ($900,000), and $4M for Rec Center and Service Center design under the capital bond program. Council asked questions about the aerial apparatus timeline and grant revenues. The ordinance was approved on first reading unanimously.
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Sixth Amendment to Sundar Subdivision Filing No. 1 Development Agreement: City Attorney Marilyn McSalkman presented background: the project (684 apartments in two phases) has had several amendments; building permits for phase one expire May 18, 2026. Milestone (current developer) is under contract to sell phase one to Embry Partners. The joint request sought extensions: 180 days (to Nov 16) if Embry purchases, or 90 days after contract termination if the deal falls. Staff’s draft resolution proposed only a June 30 extension if the contract fails. After hearing from Milestone and Embry (Casey Klein and Eric Carlson), council debated. Embry emphasized their track record and commitment; Milestone argued a 90-day extension after termination is necessary to preserve the deal. Council voted 5-2 to approve the resolution with an amendment: if the contract is terminated, permits extend to October 18, 2026, or 90 days after termination, whichever occurs first. The city will require a release of claims from Milestone.
Key Outcomes
- Consent agenda approved unanimously.
- Proclamations approved unanimously; council expressed interest in revisiting the Cesar Chavez proclamation.
- Missing Middle Housing: Majority direction for Option 1, with staff to provide clearer definitions and maps before the adoption hearing.
- Neighborhood Serving Commercial: Direction for Option 3 (major streets/entry points) with good neighbor agreement and live-work emphasis; staff to draft specific regulations.
- Building Heights: No final direction; council asked for more details on benefits, corridors, and community benefit quantification to inform decision at the adoption hearing.
- Sundar Sixth Amendment: Approved 5-2 with modified extension dates as proposed by the joint request; includes a release of claims from Milestone in a form approved by the city attorney.
- Budget Ordinance (First Reading): Approved unanimously.
- Letter of Support: Council agreed to send a letter to the Senate Transportation and Energy Committee supporting Elise Jones’ appointment as Region 1 Transportation Commissioner.
- Council will hold an executive session to discuss legal matters regarding city facility contracts.
Meeting Transcript
I got it up. This doesn't look right here. Council meeting will come to order. We will begin with a pledge of allegiance. Clerk Beck, could we please get a roll call? Mayor Tapia Vega. Here. Mayor Pro Tem Barnes. Good evening. Counselor Bullier. Good evening. Counselor Friedland. Good evening. Counselor Gallegos. Good evening. Counselor Gianola. And Counselor Jensen. Here. We have a quorum. Thank you so much. Um, we'll begin tonight with a public input. If you wish to speak tonight, please fill out one of the speaker request forms. You can find them in the back through that glass door. And if you're not here, but you would still wish to participate, you can. That phone number is on our website. You can call in and we will give you the opportunity to speak. Um just one thing before we do speak. Uh you will have five minutes to speak. Um, you don't have to try to guess how long you're doing. There's a little clock on the podium right next to you when you're speaking, and it'll it'll count down the time. Uh and at the five minute mark, I will let you know that your time is up, and that is just in the interest of being fair and respectful of everyone's time. And with that, we will begin tonight with Susan Curtis. Hello, I'm Susan Curtis. I've lived in Lafayette for thirty-one years. I've lived in Lafayette for 31 years, and a couple of you know me from my time on the library board for nine years. I love our community, all of it. My knowledge of the land use code comes from my attendance at the public show and tell at the Starkey building. I did complete the survey, and I've read in the uh is middle housing really missing in Lafayette by Bonnie Freeman and studied the maps that were provided in her study. First of all, I would like this the council to know that the survey is biased toward a favored plan by consultants as presented by city planners. Based on my knowledge and experience and testing protocols, the survey was poorly developed and indicates little to no expertise in survey work, so it is now invalid for city input for city council input. I urge the council not to interpret the survey results as community input. My experience in this community is that I walk my errands. I find Lafayette a very walkable city. I walk to the post office, the library, the Red Queen, the East Simpson Street Coffee Shop, the Walmart, the Rec Center, Tia Cali, the Cole Creek Trail, stands for auto repair, the golf course, Timbalier, Y, the Y, Janose, my state farm agent, and my tax accountant. Current Lafayette is already a very walkable city. I understand the broad brush approach to planning and land use. However, implementation is at the neighborhood level. What does a neighborhood need? For Indian Peaks, where I live, it is street safety, not commercial and retail traffic. It is better and safer access to all of Lafayette in order to cross 287, 95th Street, Baseline, and South Boulder Road.
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