The Community Development Commission meets Monday, Sept. 29, at 5 p.m. (in person and via Teams – see durangoco.gov/meetings) to review a proposal to eliminate minimum lot sizes for detached Accessory Dwelling Units in several established neighborhoods (Herald, Aug. 18). The intent is positive – expanding housing opportunities and promoting equity – but approving this change now would be premature.
As City Council recognized in its 4-1 vote on Sept. 3 (Councilor Buell opposed), a dedicated study session is needed to gather crucial data on the current ADU program before expansion. The proposal would amend the city’s 2014 ADU regulations and make roughly 400 additional lots eligible for detached units in EN-1, EN-2, and EN-3 zones. The Herald’s editorial board believes proceeding before the council-requested review of enforcement, compliance, and program efficacy – slated for early 2026 – is imprudent.
It is puzzling that staff would recommend this structural change without a complete understanding of existing ADU compliance. The city lacks definitive data on the 287 ADUs built since 2014 – including “grandfathered” units – on whether units are owner-occupied, up to code, rented for minimum lease periods, or verified through the affidavits required every two years.
Most existing ADUs are located in EN-1 (129 units, 45%), EN-2 (69, 24%), and EN-3 (46, 16%), with 54% built as detached units and 46% as integrated/attached units. Expanding detached ADUs to about 400 more eligible lots would effectively double or triple units in the densest residential areas. Not all lots would qualify due to parking, setbacks, lot coverage, and floor area requirements, though each new ADU can bring additional residents, cars, bikes, kayaks, campers, and pets, directly affecting traffic, parking, and neighborhood character.
This is not a policy untouched for a decade. In August 2022, the city eased restrictions on ADUs, removing minimum lot sizes for integrated/attached units, allowing on-street parking to count in some areas, and granting variances through the Alternative Compliance process. The city also launched the ADUs for Locals Rebate Program, offering up to $8,000 per unit for newly built or legalized ADUs rented to workers (see durangoco.gov/850/ADU-Program-Information). Yet from 2023–2025, only eight units were funded – showing incentives alone have not significantly increased workforce housing.
Proponents of eliminating minimum lot sizes argue fairness, but to whom? Longtime residents did not anticipate the growth Durango has sustained and with it this level of density. Homeowners already have the option to build attached ADUs. Expanding detached ADUs now risks undermining neighborhood character, a key principle of the city’s 2016 Character Districts Initiative As its webpage is nearly blank and its video inoperative, we wonder when that visionary plan faded – and with it the stability promised for established neighborhoods (Herald, Aug. 6, 2016, Herald, Nov. 5, 2018)).
Strategically, why push density into these older districts when more than 1,000 units are under construction or planned in Three Springs? Channeling growth into designated mixed-use areas with new infrastructure would appear to better align with citywide housing goals than burdening older neighborhoods with added noise, traffic, and parking pressures. Staff confirm adequate water capacity but remain uncertain about sewer infrastructure. Approving hundreds of additional ADUs without clarity on these basic services is a needless risk.
Robust public engagement is equally essential. Residents deserve a meaningful role in discussions about density, traffic, and neighborhood character before policies change. The early-2026 study session requested by Councilor Koso provides the right forum to collect compliance data, assess infrastructure impacts, and integrate ADU policy with broader city and regional housing strategies.
Good governance requires clarity and complete information. Deferring this decision ensures Durango builds sustainable housing policy on a solid, well-researched foundation.
