Thornton officials review comprehensive development-code rewrite, debate smaller-lot rules and walkability standards

City of Thornton staff on Wednesday presented Draft 2 of a comprehensive rewrite of the city's development code, pulling previous article-level updates into a consolidated document and asking council for direction on a handful of unresolved policy choices, including minimum lot sizes, mixed-housing requirements and whether detached sidewalks should be required on all local streets.

The draft organizes the new code into 13 articles covering zoning districts, use standards, building and site design, access and mobility, landscaping, subdivision rules and a final definitions article. Long Range Planning Manager Karen Wodomski and planning consultants walked council through the changes staff has made since the first draft, emphasizing clearer formatting, ADA-compliant public tables and reorganization of standards for readability.

Wodomski said the rewrite is intended to modernize dimensional rules and reduce subjectivity in approvals by strengthening objective standards. 'We're trying to make the process more efficient, more reliable and more consistent,' she said. Staff plans one more briefing before the public hearing process begins in July, and schedule items now point to a planning-commission hearing on July 1 and council first and second readings in July and August.

Why it matters: The rewrite will govern how new housing, commercial and mixed-use projects are designed across Thornton and affects things residents frequently notice: how close garages sit to the sidewalk, how much landscaping is required, when drive-throughs or fueling stations must face public hearings, and what kinds of housing mixes are required on larger development sites.

Major proposals, council reactions

- Zoning districts and lot sizes: Staff proposed a new Residential Low Density district with substantially reduced minimum lots compared with the existing code (staff noted current single-family detached minimum of 6,000 sq ft would be reduced in the draft). Several council members and developers pushed for still-smaller lot options to expand lower-cost home ownership types; staff said developers asked for smaller minimums but that removals of minimum lot sizes were not a staff recommendation. Council asked staff to return June 3 with options: maintain the draft minimums, reduce them further in targeted areas, or allow smaller-lot cottage-style housing as a conditional option tied to a mixed-housing requirement.

- Mixed-housing requirements: Draft 2 would require developments above a threshold to include two housing types (for example, a mix of duplexes and small-lot detached homes) to encourage housing variety. Staff originally proposed the threshold at five acres but raised it to 10 acres after developer feedback. Council asked staff to research parcel-size data and show how many candidate sites would exceed the 10-acre threshold before giving final direction.

- Building form and garage setbacks: Staff recommended changing garage-stall standards (reducing the percent of homes allowed with a forward garage from 85% to 75% and offering alternative setback measurements such as 5 feet behind a front porch) to improve street activation and walking conditions. Builders requested more façade-material flexibility; staff expanded nonmasonry options and reduced some required masonry percentages.

- Multi-unit amenity and park dedication: Staff proposed requiring private multi-family on-site amenities in addition to — not in lieu of — public land dedication fees, so apartment developers would still contribute to public parks while also providing private resident amenities. Planning commission supported the change.

- Use standards: Draft 2 added uses including 'recovery residences' (regulated like group homes), 'natural medicine' facilities, and energy-storage systems in selected industrial districts. Staff carried forward a 750-foot buffer in the code for noisier car-wash equipment but added an evidence-based exception if applicants can certify noise levels.

- Auto-oriented uses and special-use permits: Staff again recommended that new vehicle fueling stations and drive-throughs be reviewed by special-use permit (SUP) rather than being allowed by right, to give council and the public a public-hearing opportunity in sensitive locations. Council favored retaining the SUP requirement across districts and staff noted the SUP option remains available for applicants.

- Access and mobility, Vision Zero sidewalks: Staff asked council to reconsider the draft requirement for detached sidewalks on local streets. Council responded in favor of aligning with the city's Vision Zero plan and directed staff to require detached sidewalks on all local streets. Staff also summarized parking changes: developers requested higher maximums (staff proposed raising the prior 25% cap above minimums to a 75% cap), and minimums for multi-family were adjusted to reflect peer-city standards, with additional reductions available near transit or for affordable-housing projects.

Next steps

Staff said Draft 3 is on the project website and the June 3 council briefing will concentrate on unresolved policy questions, including the low-density-lot-size options. After the final edits staff will start the formal public hearing process in July. Wodomski said implementing the code will also require fee updates and minor ordinance changes to cross-reference renumbered code sections.

Council members emphasized balancing housing needs, neighborhood character and developer feasibility. Several asked staff to provide parcel-by-parcel impact estimates for proposed lot-size changes and to return with clear options rather than a single recommendation. Staff agreed to outreach to the development community and to bring a concise set of alternatives in June.