Council approves 42.5-acre Boomerang build-to-rent PUD near 71st and 10th; key concerns raised over unspecified corner uses

The Greeley City Council voted Jan. 21, 2025, to rezone about 42.53 acres at the northwest corner of 71st Avenue and 10th Street (the former Boomerang Golf Course area) to a Planned Unit Development (PUD) to enable a build-to-rent residential project and associated commercial uses. The ordinance passed on second reading, 4-2, with Councilmember Peyton recused.

The approved PUD divides the property into two planning areas. Planning Area A (about 25.2 acres) is the more fully defined component: a two-story, build-to-rent neighborhood described by the applicant as cottage-style homes, duplexes and accessory dwelling units with internal private streets, common lots, amenities including a clubhouse and pool, multi-use open space and about 30% open space on the property. The applicant described 378 units proposed for Planning Area A (up to 432 in some configurations). Parking was proposed at multifamily levels (from roughly 1.25 spaces for a studio up to 3 spaces for a four-bedroom unit, plus guest parking). Units were described as ranging from roughly 500 square feet (ADUs) to about 1,800 square feet; projected market rents cited by the applicant ranged from about $1,200 to $3,000 per month depending on unit mix.

Planning Area B (about 17.3 acres) was left more programmatic: the PUD limits density in that area to 25 dwelling units per acre (the existing RH zoning allows up to 45 units per acre) and caps building height at 35 feet (base RH allows up to 60 feet). Staff and the applicant said Planning Area B would be subject to future site-plan review for specific uses and designs; the applicant said the intent for the corner parcel is neighborhood-serving commercial and lower-intensity multifamily or potentially an extension of the build-to-rent product if market conditions and demand support it.

The Planning Commission recommended approval, 4-1, and city staff recommended approval of the PUD as submitted. Applicant team members from Hartford Homes and development partners presented the project and said the product aims to supply "missing middle" housing in Greeley with long-term professional property management (the applicant indicated a professional operator such as Greystar would likely manage the community).

Several council members raised substantive concerns about Planning Area B because its permitted uses were not fully detailed in the PUD. Councilmember Debuti said she worried the unspecified corner could eventually allow uses that would be incompatible with the proposed residential neighborhood (she cited examples such as auto-oriented uses), and she asked for commitments limiting inappropriate uses or for a requirement that a concept plan for Planning Area B be submitted and reviewed before site-plan approval. Councilmember Olson likewise urged caution about giving long-term discretion to future owners and staff without more programmatic commitments.

The applicant and staff offered options short of wholesale prohibitions: staff noted tools such as concept-plan review and routing future site plans to Planning Commission to provide public scrutiny. The applicant said the goal is to bring compatible, neighborhood-serving commercial uses and that converting to incompatible uses would undercut the value of their adjacent residential investment.

Other topics discussed during the hearing included traffic and school pickup impacts because the site abuts Toynton Academy; parking and circulation within the development; private internal streets; and the legal context created by Colorado's construction-defect laws (the applicant said build-to-rent is a response to challenges in the condominium market). Several neighbors and residents spoke during public comment raising concerns about traffic, water usage and affordability.

The council adopted the ordinance on second reading after a motion by Mayor Pro Tem Hall, seconded by Councilmember McDonald. In the roll call, Councilmember Hall, Councilmember Olson, Councilmember McDonald and Mayor Gates voted aye; Councilmember Butler and Councilmember Debuti voted no; Councilmember Peyton recused himself earlier in the hearing and did not vote. The formal tally recorded the ordinance as adopted 4-2 with one recusal.

Planning staff said Planning Area B will require a site plan before development and that the city may use concept-plan review or forward that site plan to Planning Commission where public review and comment can occur. Staff also noted that the PUD as adopted reduces density and height relative to the RH base zone in important places, and that specific development standards will be set through the PUD and subsequent site-plan review.

Votes at a glance: Ordinance rezoning approximately 42.53 acres to the Boomerang PUD (case PUD20204002) — Adopted on second reading, 4-2, with Councilmember Peyton recused.