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Planning commission recommends land-use change to allow townhomes at Buffalo Run corner
Summary
The commission recommended approval of a comprehensive-plan amendment to allow mixed commercial and townhome development on a 13.8-acre infill parcel at 120th and Chambers, citing compatibility with the 2045 comp plan and a staff-supported traffic analysis showing lower trips than some commercial uses.
The Commerce City Planning Commission voted to recommend that City Council approve LUP25-0002, a proposed comprehensive plan amendment to change the economic development designation for about 13.8 acres at the southeast corner of E. 120th Avenue and Chambers Road from North Range Commercial to Mixed Commercial.
Applicant Paul Shukas of PCS Group said the site is an infill parcel surrounded by residential neighborhoods to the south and east and commercial uses to the north and west. He told the commission that, "If the amendment is approved, we'd be proposing townhomes on a portion of the property, creating a transition between the existing residential neighborhoods and the surrounding commercial development." The applicant said conceptual plans show about 97 townhome units on the portion planned for housing while preserving commercial at the corner to attract a sit-down restaurant.
Staff planner Nick Berry noted the amendment is a policy-level map change and not a zoning application. He summarized public engagement (a neighborhood meeting on Oct. 9 with about 28 attendees and five submitted public comments, mostly opposed) and explained that a traffic study on file compared allowable commercial uses (fast food, daycare, bank) to the proposed residential scenario and estimated a net reduction of roughly "3,780" daily 24-hour trips compared with those commercial uses.
Commissioners considered tradeoffs between preserving commercial frontage on 120th Avenue and allowing residential units to create rooftops that could lure future commercial investment. Commissioner Schechter raised concerns about losing a commercial node and proximity of residential to an on-site car wash. After discussion, Commissioner Schechter moved—and Commissioner Van Heusen seconded—a finding that the amendment meets land development code criteria and should be recommended to City Council; the motion passed 4-0.
Next steps: The recommendation will be forwarded to City Council for consideration; subsequent PUD amendment, rezoning and site plan applications would follow if the Council approves the plan change.
