Planning Commission recommends rezoning on West Littleton Boulevard to enable affordable housing

The Littleton Planning Commission voted 7‑0 to recommend that city council rezone four parcels at 439 and 589 West Littleton Boulevard from Neighborhood Commercial to Corridor Mixed.

The recommendation, made by the commission on a motion before the hearing, would allow by‑right multifamily residential uses that South Metro Housing Options (SMHO) says are necessary to build a 4‑story, affordable apartment building if the nonprofit receives Low‑Income Housing Tax Credits (LIHTC).

Staff presented the rezoning request and said the site — four contiguous parcels totaling about 1.482 acres — is identified on the city’s future land use map as Corridor Mixed and that the request is consistent with the Envision Littleton comprehensive plan. Alicia Quan Hammitt of Zipperline Strategies, speaking for the applicant, said SMHO intends to build a four‑story building of one‑ and two‑bedroom apartments with surface parking and an outdoor courtyard, and that rezoning to Corridor Mixed would allow residential multifamily uses by right rather than as a conditional use under Neighborhood Commercial zoning.

Why it matters: SMHO representatives and multiple community supporters said the project would add workforce and affordable units near transit and businesses along the corridor. The applicant stated the project would be competitive for LIHTC awards administered by the Colorado Housing and Finance Authority (CHFA) and estimated roughly $21,600,000 in investment if tax credits are awarded. Staff and the applicant also told the commission that a timely rezoning decision matters to the tax‑credit application timeline: the applicant said they must have rezoning in place by July to pursue the CHFA competitive round (the applicant described the rezoning as a threshold item for the application).

Most important facts - Proposal: Rezone four parcels at 439 and 589 West Littleton Boulevard (plus two adjacent unaddressed parcels) from Neighborhood Commercial (NC) to Corridor Mixed (CM). Staff identified total site area as approximately 1.482 acres and noted the future land use map already designates the area as Corridor Mixed. - Applicant and proposer: South Metro Housing Options (SMHO), represented by Alicia Quan Hammitt (Zipperline Strategies). Sarah Burr, SMHO real estate development manager, answered finance and LIHTC questions during the hearing. - Project concept: A 4‑story apartment building with one‑ and two‑bedroom units intended for low‑income/workforce households; conceptual plans presented and refinement contingent on CHFA award and site‑plan review. - Funding and timing: The applicant said LIHTC typically provides 70–80% of the capital stack for this kind of project and that CHFA awards are competitive; the team stated they expect an award in November if rezoning and other thresholds are met and described rezoning by July as critical for the application. - Traffic and facilities: Applicant’s traffic consultant (Fox Shuttle Transportation Group) and city traffic review concluded projected trips for the affordable housing concept would be modest — the applicant cited roughly 35 morning and 32 evening peak trips for the residential option versus about 67–70 trips for a more intense commercial use such as a drive‑through — and staff said no adverse impacts to public facilities were expected at the rezoning stage; final drainage and utility analysis are required at site plan and permitting. - Parking: The applicant said parking is proposed at about 0.89 spaces per unit (including code and programmatic reductions); CHFA and lenders impose their own parking expectations that also influence final counts.

Public comment and concerns Supporters at the public hearing included community nonprofit leaders and business owners who said Littleton needs more affordable and workforce housing to retain employees and to address local housing shortages. Speakers who identified themselves as SMHO board members and beneficiaries described SMHO developments they said had integrated well with neighborhoods.

Opposition or caution came from neighbors who urged preservation of Littleton Boulevard’s mid‑century commercial character and raised design concerns. Several commissioners and residents asked for stronger assurances that the final building would engage the street, avoid blank facades, and provide active frontages rather than present a parking‑facing elevation. Staff and the applicant said site‑plan design issues will be addressed during later administrative or review stages and acknowledged the corridor study under way for Littleton Boulevard, but commissioners noted the timing meant this rezoning could precede subarea guidance.

Formal action The Planning Commission voted to approve PC Resolution 05‑2025, recommending city council rezone the parcels from Neighborhood Commercial to Corridor Mixed. The motion passed 7 in favor, 0 opposed. The recommendation goes next to Littleton City Council for final action; the Planning Commission does not adopt zoning changes directly.

Discussion versus decision - Discussion: compatibility with adjacent single‑family homes, traffic and parking impacts, relationship to the Littleton Boulevard subarea study, and details of future site‑plan design (street engagement, buffering, tree preservation). - Direction: Commissioners emphasized design outcomes to staff and the applicant — for example, active street frontage and pedestrian orientation — to be resolved in site‑plan review. - Formal decision: The commission’s action was a recommendation to the city council (PC Resolution 05‑2025) to rezone the parcels to Corridor Mixed (motion passed unanimously).

What’s next If city council approves the rezoning, the applicant said it would pursue a CHFA LIHTC application (award round discussed as occurring in November) and then move quickly to design and permitting; the applicant indicated a 12‑month design/permit timeline if awarded credits. Staff noted final drainage, utility, and site‑plan approvals will be required before building permits are issued.

Quotes (from meeting transcript) “A 4‑story apartment building comprised of 1 and 2 bedroom units … for cost‑burdened individuals and families with surface parking, and an outdoor courtyard for residents.” — Alicia Quan Hammitt, applicant representative (Zipperline Strategies)

“If we do not get a rezone by July, we will not be able to apply for low income housing tax credits … They are a threshold item.” — Sarah Burr, Real Estate Development Manager, South Metro Housing Options

“We want front doors on, we want windows on streets … We want the building itself to address the street in every way possible.” — Adam Kantor, architect (Kephart)

Ending The commission’s unanimous recommendation advances the rezoning request to the City Council. A council decision and the outcome of the CHFA tax‑credit competition will determine whether the conceptual affordable housing project moves from rezoning to design, permitting and construction.