Carbondale Planning and Zoning Commission sets 2025 priorities: ADUs, parking, landscaping and setbacks

The Carbondale Planning and Zoning Commission on April 10 discussed and prioritized its 2025 work program, focusing on accessory dwelling units (ADUs), parking requirements, landscape regulations and Highway 133 setback rules.

Jared (town planning staff) introduced the agenda item and summarized the commission's options for the year: whether the commission will pursue code changes directly, act as a sounding board while staff leads the work, or commission outside expertise for technical items. He told the commission, "we've heard from from all 3 of the boards that we kinda deal with, HPC, board of trustees, and planning commission saying we'd love to relax our ADU requirements. Heard it loud and clear." That, staff said, frames ADU work as a likely top priority.

What the commission wants to do Commissioners agreed to three near-term steps: (1) advance ADU code work with a focus on process simplification, detached ADUs and unit-size/mix; (2) commission a short, targeted professional review of parking rules and townwide ratios and comparisons to similar mountain towns; and (3) prepare to update landscape requirements in response to an anticipated state law change that will limit the town's ability to mandate certain irrigation-intensive plantings.

ADU discussion: scope and guardrails Members said they favor reducing barriers for ADUs while protecting neighborhood character and the town's long-term housing goals. Commissioners flagged three discrete tasks for staff and the commission: map where deed restrictions, PUD rules or other covenants currently limit ADUs; identify which ADU forms (attached, detached, internal conversions) could be permitted by right versus those needing site review; and analyze how ADUs are currently being used, including whether legally permitted ADUs or known informal ADUs are operating as short-term rentals.

Jared recommended an evidence-first approach: staff will compile existing approvals and provide a baseline analysis of where ADUs have been authorized; he said the town can cross-reference short-term rental licenses with permitted ADUs to estimate prevalence but cautioned that older building-permit files are incomplete.

Parking: seek a focused outside review Commissioners repeatedly described parking as a technically complex and politically sensitive topic. Several members supported issuing a short RFQ to recruit a consultant to produce a compact, time-boxed analysis comparing Carbondale's code and parking demand to peer communities and to identify targeted zones or events where parking may be over- or under-supplied. Nicholas DeFrank asked commissioners to submit short bullet points before the next meeting to help staff draft the RFQ; Jared said staff aims to have a consultant selected "before the summer."

Landscape regulations and setbacks Staff noted a state law change due near year-end that may preclude local requirements for certain landscape elements; the commission asked staff to inventory where town code currently mandates turf/irrigated planting and recommend alternatives (native plant lists, hardscape standards) that preserve public realm quality without conflicting with new state limits. Building setbacks along Highway 133 also remain on the docket; commissioners said any changes should consider gateway design and visual character at the town's east entrance.

Process and capacity Members emphasized limited staff capacity and agreed to stagger work: ADU policy and parking analysis should lead in the near term while landscape-code changes can proceed on a parallel but more limited schedule to ensure compliance with impending state law changes. Commissioners asked staff to prepare background materials and a short work-plan memo for a May 20 joint touchpoint with the Board of Trustees.

Ending: The commission asked members to provide short written priorities before the next meeting and directed staff to prepare baseline ADU data, begin draft language for ADU process improvements, and develop a short RFQ for a targeted parking review. No formal vote was taken; the session was a planning and prioritization work session.