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Carbondale continues ADU code rewrite after hours of public hearing on parking, impervious coverage and short‑term rental limits
Summary
Trustees continued a lengthy public hearing on accessory dwelling unit (ADU) code revisions to April 14 after debating two‑tier vs. three‑tier review tracks, parking exemptions for one‑bedroom units, impervious lot coverage options in Oldtown and a route to amend PUDs to allow ADUs.
The Board of Trustees reopened a continued public hearing on revisions to the town’s unified development code that would make it easier for homeowners to build accessory dwelling units (ADUs).
Planning staff summarized earlier guidance and presented two review options: a streamlined two‑tier approach that keeps most ADU approvals at the staff level, and a three‑tier approach that would add a public hearing step for larger, taller or two‑bedroom units. Staff also flagged two unresolved policy topics: whether to alter impervious lot coverage (ILC) limits or provide a small ILC exemption or development bonus for ADUs on constrained lots, and how to allow ADUs in properties governed by planned unit developments (PUDs) where prior contracts omitted ADUs.
During clarifying questions trustees asked whether neighbors would receive notice under the two‑tier plan (they would not automatically be notified; administrative review is a staff process but appeals and variances remain possible). Trustees discussed parking rules proposed by staff: one‑bedroom ADUs would not require an off‑street parking space while two‑bedroom units would require one space. Several trustees said they favored the two‑tier option to cut process time and uncertainty for homeowners; others supported a narrow public hearing step for larger units.
Public commenters included Ken Olsen (corner‑lot homeowner asking for flexibility on lot location), Jeff Davlin (Planning & Zoning Commission member urging limits on short‑term rentals in ADUs and caution on parking impacts for STRs), Zayn Kesler (a proponent midway through a special‑use permit who asked the board to consider in‑progress projects), Kenny Teter (Oldtown resident urging a larger ILC allowance to match other residential zones), and Chester (business owner, Main Street Business Alliance) who emphasized the local mix of STRs and long‑term housing and urged nuanced policy.
On the PUD question, staff proposed allowing the board of trustees to initiate an amendment to a specific PUD to consider adding ADUs as an allowed use — a path that would remove the current 50% affected‑owner signature threshold for PUD amendments and create a town‑initiated process with public hearings. Trustees expressed support for giving staff and legal counsel time to draft language and asked for a joint work session with the Planning & Zoning Commission and town attorney to refine the approach. The board voted to continue the public hearing to April 14, 2026, to allow staff time to prepare ordinance language reflecting trustees’ direction.
