Carbondale leaders discuss challenges of ADU legislation and inactive PUDs

The Town of Carbondale Planning and Zoning Commission convened on August 28, 2025, to discuss various topics, primarily focusing on the implications of recent state legislation regarding Accessory Dwelling Units (ADUs) and the status of Planned Unit Developments (PUDs) in the area.

The meeting began with a review of House Bill 24, which aimed to facilitate the establishment of ADUs in single-family residential zones. A commission member noted that while the bill proposed to allow ADUs as a use by right, it ultimately did not pass. The member expressed concern that the legislation would have preempted local jurisdictions from imposing restrictions on ADUs, such as size and design compatibility, which could have benefited Carbondale by simplifying the approval process for these units.

The discussion highlighted that Carbondale currently permits ADUs through conditional use permits and special use permits, but restrictions remain, particularly within PUDs. The member emphasized that the most advantageous aspect of the failed state legislation was its potential to override PUD restrictions, allowing for more flexibility in housing options without needing to amend existing PUD agreements.

Further dialogue addressed the issue of inactive PUDs, with a commission member questioning the town's strategy for engaging property owners of these developments. It was clarified that while some homeowners associations (HOAs) may be defunct, the PUDs themselves remain active. The town can utilize property records from Garfield County to reach out to owners, potentially encouraging them to amend their PUDs to allow for ADUs.

The commission agreed that further exploration of this topic could be beneficial and suggested that it be revisited in future meetings. The conversation also touched on the importance of community involvement, suggesting that local advocates could play a role in facilitating discussions with property owners.

As the meeting transitioned to public comment, residents were invited to share their thoughts. One resident, Brad Zeigel, spoke about his experience with PUDs and the challenges of establishing an ADU on his property, highlighting the evolving landscape of housing in the community.

The meeting concluded with a commitment to continue discussions on ADUs and PUDs, emphasizing the need for a strategic approach to address housing needs in Carbondale. The commission plans to gather more information and engage with the community to explore potential solutions moving forward.