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Planning staff presents PRD dissolution alternative to free acreage for housing, commissioners signal support
Summary
Staff proposed dissolving the long-standing PRD for the Crawford–Broomfield 157-acre area, converting most parcels to hardline zoning, reducing the civic parcel from 31 to 21 acres, creating 15 acres for workforce housing (developer engaged) and preserving a 54-acre CMU parcel under an SDU designation; commissioners voiced broad support to move the proposal forward to public hearing and city commission review.
Planning staff presented an alternative to dissolve the 2000 PRD for five Crawford–Broomfield parcels (about 157 acres) and rezone them to "hardline" districts the city already uses. Staff said the alternative responds to prior review and a narrow 4–3 city commission vote in 2024 that rejected the earlier rezoning.
The alternative reduces the civic-zone parcel from 31 to 21 acres (the city commission previously directed staff to remove 10 acres from civic zoning) and maps 73 acres to residential (City 4), retains 54 acres under a Special District University (SDU) designation for the CMU-owned parcel, and reserves about 7.8 acres on the corner for mixed-use. Staff said converting the PRD to mapped districts is intended to make development "as of right" and reduce negotiation barriers created by the PRD's contract requirements.
On housing, staff said negotiations with property owners and a developer (identified in the staff packet as Allen Edmond Homes) produced an option to create roughly 15 acres for workforce housing; staff told commissioners a developer estimate yielded "around 80 to 100 units" and that the parcel could support housing types under City 4 at roughly 35 dwelling units per acre if denser options are used. "What they shared with us so far is that around 80 to 90, a 100 units, is possible," staff said.
Staff emphasized legal constraints tied to the PRD agreement and the CMU parcel: CMU owns 54 acres that staff said are governed by a donation agreement requiring open-space or golf-course uses until conveyed; if sold, the SDU mapping would convert automatically to residential (City 3) per the proposed framework.
Commissioners asked technical questions about access, block sizes, driveways and who would build roads and utilities; staff said development parcel plans and engineering review would govern block and curb-cut standards and that initial utility and through-fare construction would be the responsibility of the first developer or negotiated among owners. Commissioners also discussed school-site acreage needs, buffers provided by CMU land, and trade-offs between tax base and civic uses.
Several commissioners expressed support for moving forward with the PRD dissolution alternative and authorized staff to proceed toward a formal recommendation and public hearing in July, with additional city commission consideration anticipated in August. Staff said the draft PRD-dissolution agreement has been drafted by the city attorney and approved by the owners and that property-owner authorization will be required for city-led rezoning.
