Cheyenne Planning Commission acknowledges UDC annual review, asks staff to prioritize multifamily zoning, block‑length, urban‑farm definition and parking rules

The City of Cheyenne Planning Commission on Feb. 17 acknowledged receipt of the Unified Development Code annual review and voted to ask staff to prioritize, as time allows, changes related to multifamily zoning, block‑length/pedestrian connections, an urban‑farm definition and nonresidential parking minimums.

Commissioner Lonnie Olsen moved the action and the motion passed on a roll call vote from commissioners present. "I move to acknowledge receipt of the annual review report and further staff to prioritize, as available time, to investigate the following: the multifamily, parking, urban farm and block‑length suggestions provided in the annual review staff report," Olsen said. The motion was seconded and carried with the commissioners voting in favor.

Why it matters: The items the commission prioritized touch housing supply and design (which affect attainable and affordable housing), landscaping and water‑use policy, and parking standards that shape how new commercial and multifamily developments are built. Staff said the changes are intended to guide draft ordinance text that would be brought back to the commission and, if recommended, to the governing body for final action.

Key staff presentations and takeaways • Multifold approach to multifamily: Planning staff, led by Director Charles Bloom, described recurring public interest in allowing more multifamily density (for example, permitting up to a fourplex by right). Bloom cautioned that converting existing single‑family houses into multiple units typically requires interior retrofits—fire separation, individual water shutoffs and independent HVAC systems—so many changes would be most feasible for new construction rather than simple, immediate conversions of older homes. "It's not just an overnight thing," Bloom said.

• Public survey and design mitigation: Staff reported roughly 110 survey responses showing demand for affordable housing and housing for young professionals. Respondents most frequently asked for mitigation measures when multifamily is introduced near single‑family neighborhoods—landscape buffers, fences, stepped setbacks and higher‑quality exterior materials to help compatibility.

• Landscaping, trees and turf rules: Planner Connor White said the draft landscaping code would emphasize native seed over turf and is being written so that turf would be allowed mainly in specifically defined "functional areas" (play fields, actively used lawns). The revision also would clarify tree specifications, staking and replacement obligations; staff highlighted the Rooted in Cheyenne program that provides free or reduced trees in targeted neighborhoods.

• Water infrastructure and costs: Staff noted a typical 3/4‑inch water tap (historically used for single‑family lots) costs on the order of $12,000 in system development fees, while reducing demand may allow a 5/8‑inch tap (roughly $7,500), a financial incentive cited in discussions about reducing turf and irrigation.

• Parking minimums and surfacing: The presentation examined whether the city should reduce or eliminate nonresidential parking minimums. Staff showed case studies (e.g., a restaurant that obtained a parking study and built additional spaces, and other sites constrained by minimums) and warned of tradeoffs including potential spillover on‑street parking if minimums are removed without other measures.

Public comment and agricultural issues Public commenters pressed for clearer definitions related to agriculture and urban farming. Chelsea McCort asked why the UDC uses the A (agricultural) zone both for working farmland and as a holding zone upon annexation; staff replied that A has historically been used as a lower‑intensity holding zone and noted impact‑fee timing has changed so the practice could be revisited. Tommy Nicely of YFresh urged the commission to adopt an urban‑farm definition and recommended soil‑health considerations be included to support water retention and productive urban agriculture.

Next steps and timing Commissioners directed staff to prioritize drafting changes addressing multifamily permissions/design standards, block‑length exceptions and pedestrian‑connection mitigations, an urban‑farm definition, and a review of parking minimums. Staff said some items (historic horse‑racing standards, sexually oriented business regulations, pavement exemptions for low‑use parking and temporary construction‑use standards) also are on the work plan and could appear on future agendas; the HHR amendments were described as likely returning in March if a final draft is ready. An accessory dwelling‑unit (ADU) text amendment previously approved by council will be incorporated into the UDC update.

The commission will receive staff drafts for public review and further deliberation; staff emphasized public outreach will accompany major changes such as multifamily permissibility and landscaping standards.