Planning commission recommends removing minimum parking requirements for most multiunit housing

The Wheat Ridge City Planning Commission recommended approval of ZOA-25-4, an ordinance amending Chapter 26 of the Wheat Ridge Code of Laws to remove minimum off-street parking requirements for most multiunit residential developments, during a public hearing on the item. The motion passed 7 to 1 on a recorded voice vote. An amendment asking city council to study eliminating minimum parking requirements for townhouse developments within transit service areas failed on a 4‑4 tie.

Scott Cutler, senior planner for Wheat Ridge City, told the commission the ordinance is staff’s response to recent state legislation — described in the staff report as "House Bill 24 13 o 4," referred to in the meeting as the minimum parking requirements bill — which "prohibits municipalities from enacting and enforcing minimum off street parking requirements for multi unit residential developments within applicable transit service areas." Cutler said the state prohibition applies to both new multiunit development and conversions of existing buildings into multiunit residential use and that the law takes effect June 30.

Cutler said the ordinance preserves requirements that are not affected by the state bill, including Americans with Disabilities Act (ADA) accessible parking, bicycle parking and loading requirements. He also described a code change that will separate townhouses (single‑unit attached) from other multiunit dwellings so the city can continue to require parking for townhouses while removing minimums for apartments and condominiums.

"The state legislation prohibits municipalities from enacting and enforcing minimum off street parking requirements for multi unit residential developments within applicable transit service areas," Cutler said. "That that prohibition on requiring parking applies to to all new multiunit development and to reuse of existing buildings, converting into, multiunit residential development. Doesn't prevent developers from providing parking. It just prevents municipalities from requiring a minimum quantity of parking."

Commissioners pressed staff on likely impacts in Wheat Ridge. Cutler said the city expects limited local impacts because market forces often lead suburban developers to provide parking to meet demand, and because "about 90% of Wheat Ridge" falls inside the statute's definition of transit service areas (places within a quarter mile of a transit line running at better than 30‑minute headways). He also said townhouses frequently include deeded garage spaces and function more like single‑family homes from an ownership and parking perspective.

Commissioner questions and comments focused on whether on‑street parking rules would change (Cutler: the law affects private, on‑site parking requirements, not public on‑street spaces), how the city distinguishes townhouses from condominiums (Cutler explained a townhouse is generally a side‑by‑side attached unit, not stacked, and ownership of the land is typical), and whether developers could seek reductions through project review (Cutler: parking reductions are sometimes granted through administrative review or required parking studies).

Commissioner Cody Hedges introduced an amendment asking the commission to request city council hold a study session "to consider the feasibility of eliminating minimum parking requirements for townhouse developments within transit service areas." Hedges framed the amendment as starting a policy conversation; he said it could result in options such as reducing required spaces per unit. The amendment was seconded and debated, then failed on a tie vote (4‑4), which left the original motion intact.

The commission then voted on the main motion to recommend approval of ZOA‑25‑4; the motion carried 7‑1. There was no roll-call vote listing individual votes in the public record during the hearing. Cutler told commissioners the City Council had seen study materials and given general direction but had not yet voted on the specific ordinance submitted by staff.

What the ordinance does and next steps The ordinance removes the city's ability to require minimum on‑site parking for apartments and condominiums within the applicable transit service areas described in the state law, while retaining parking standards for townhouses (single‑unit attached), ADA spaces, bicycle parking and loading. Cutler said the ordinance also contains conforming amendments and clarifications (definitions, development standards, and revisions to parking reduction language) to align the local code with state requirements and to provide staff clear review guidance. The ordinance was recommended by the planning commission and will be forwarded to City Council for its consideration; Council action was not recorded during the hearing.

Votes at a glance - ZOA‑25‑4 (ordinance amending Chapter 26 to comply with state minimum parking law): planning commission recommended approval; motion carried 7 to 1. - Amendment (requesting council study session on eliminating townhouse parking minimums within transit service areas): failed 4 to 4 (tie).

Speakers quoted in this article are identified in the meeting record and attributed exactly as in the transcript. The planning commission's formal recommendation will be transmitted to City Council for further consideration.