Comments on CoorsTek 12.4-acre Rezoning for Redevelopment
Updated: Apr 12
Read April 4 public comments submitted by Golden United's Housing Task Force HERE
Read February 21 comments submitted by Golden United's Housing Task Force HERE
Golden's Planning Commission will continue their hearing on the CoorsTek rezoning request to redevelop their 12.4-acre industrial site in Golden's downtown area on Monday, April 18, 2022, at City Hall Council Chambers, 911 10th Street starting at 5:00 pm. There hopefully will be an opportunity to give in-person public comment at this meeting, or you can email your public comment to email@example.com by 1 p.m. on Monday, April 18.
For more information about this project and links to the official documents, go to:
General public comments from previous hearings can be viewed at:
Comments from Golden United's Housing Task Force
Inclusion of affordable, income restricted housing in the rezoning documents should be considered an impact-mitigation measure rather than an exchange for zoning-related allowances for this redevelopment project.
Income levels for income restricted housing need to accommodate the salary spectrum of workers for this redevelopment (business, hotel, and retail workers). We suggest a broad income range of 50% to 120% Area Median Income (AMI) (currently $36,700 to $88,080 income for one person) for the income restricted housing.
Salary ranges for teachers, firefighters, police officers, and various essential and service workers within Area Median Income (AMI) levels. The stippled area is the 80-120% AMI range defined as “Workforce Housing” in the CoorsTek rezoning documents.
Note that the income range for “Workforce Housing” does not include the salary ranges of many teachers and firefighters and most essential and service workers. Jeffco Public School’s website gives an estimate of initial salary for a licensed teacher with a bachelor’s degree to be about $43,300 (which translates to about 59% AMI for one person).
Salary ranges were compiled from job postings in indeed.com for Golden (within 25 miles) in February 2022.
Below is an illustration that shows the job listings on indeed.com specifically for CoorsTek in Golden. Please note that the CoorsTek job listings predominantly fall within the 50%-80% AMI range. This demonstrates that the definition of Workforce Housing in the PUD/ODP does not include and is higher than the majority of the advertised workforce jobs at CoorsTek itself.
This high-impact redevelopment project will bring lots of new jobs and new people to Golden. We request that at least the greater of 15% of the total residential units or 50 units (which is15% of the 330 residential units listed in shared parking summary tables) be income restricted with a variety of unit sizes proportional to demonstrated community needs at the time of development.
Denver’s current policy study found that, in high-cost markets (like Golden’s), 15% of income restricted units for households with incomes up to 80% AMI does not impose an undue financial burden on the developer.
Do not encumber future housing needs and opportunities with a 20-year (or even 10-year) vesting term, which limits future housing considerations to those of 2022. The income restricted housing commitments in the PUD/ODP should enable flexibility to adapt to changing needs, opportunities, potential partners, and policies over the 10- to 20-year timeframe of the redevelopment project. The vesting term eliminates this flexibility.