HomeMy WebLinkAbout06/25/2025 - Planning and Zoning Commission - SUPPLEMENTAL DOCUMENTS - Regular MeetingCity of Fort Collins Planning and Zoning Commission
Hearing Date: June 25, 2025
Supplemental
Documents
SUPPLEMENTAL DOCUMENTS
Supplemental Docs Packet Pg. 1
Development Review Staff Report Agenda Item 5
Planning & Development Services Fort Collins, Colorado 80521 970-416-4311
https://www.fcgov.com/planning-development-services/
Planning & Zoning Commission Hearing: June 25, 2025
Pickleball Ventures
Summary of Request
This is a proposed Major Amendment (MJA) and Final Development
Plan (FDP), FDP#250001. The plan proposes renovating
approximately 36,630 square feet of the existing 64,830 square foot
building for pickleball use with the remainder of the building left
vacant provisionally. The property is within the Harmony Corridor
District (HC) zone district and requires Planning and Zoning Board
(Type 2) Review.
Zoning Map
Next Steps
If approved by the Commission, the applicant will be eligible to
finalize engineering and other details and record all plan documents.
Once recorded, the applicant could then apply for construction and
building permits.
Site Location
North of Innovation Drive near East Harmony
Road and South Timberline Road.
Parcel #8731408024
Zoning
Harmony Corridor District (HC)
Property Owner
Neil Bellefeuille and Michael Zervas
Zero Zero Two
4401 Innovation Drive
Fort Collins, CO 80525
Applicant/Representative
Same
Staff
Kayla (Redd), Associate Planner
Contents
1. Project Introduction .................................... 2
2. Land Use Code Article 1 ............................ 5
3. Land Use Code Article 2 ............................ 6
4. Land Use Code Article 5 ............................ 6
5. Land Use Code Article 6 .......................... 17
6. Recommendation ..................................... 22
7. Attachments ............................................. 22
Staff Recommendation
Staff recommends approval of two Modifications
of Standards and the combined Major
Amendment and Final Development Plan with
one condition of approval.
Site
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E. Harmony Rd.
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1. Project Introduction
A. PROJECT DESCRIPTION
The MJA/FDP proposes to change the use of a building previously used as a call center to an unlimited
indoor recreation facility. The plan proposes renovating approximately 36,630 square feet of the existing
64,830 square foot building for pickleball use with the remainder of the building left vacant provisionally.
The site is 4.38 acres; the building is 64,830 square feet where 36,630 square feet is allocated to the
pickleball facility, and 28,200 square feet is allocated to the remaining industrial warehouse.
6 outdoor courts are proposed to be used seasonally during daylight hours.
New asphalt and concrete paving with this proposal would include improved driving and parking
surfaces, additional landscaping and canopy trees, a delineated walkway including refuge islands,
improved emergency service access routes, and a connection from the future regional trail to the
site’s existing walkway system.
The trail connection is intended for increased safe and efficient connectivity and pedestrian activity
within the area and includes a thermoplastic green walkway, refuge island with canopy trees, stop
sign, and dismount signage.
The plan includes two modification requests:
o 5.9.1(L) – Access, Circulation, and Parking – Parking Dimensions
o 5.9.1 – Access, Circulation, and Parking – Connecting Sidewalk
B. DEVELOPMENT STATUS/BACKGROUND
1. Annexation and Planning
The site was annexed in 1977 as part of the Harmony Annexation and replatted through the Replat of Lots 13,
14, 15, 16, and 18, Golden Meadows Business Park subdivision plat in 1979. The property was developed as
a warehouse in 1978 and remodeled to be an office in 1997. The site was specifically designed to provide the
original owners with a measure of privacy and security; because of this, the site is set back from main
throughfares and rather purposefully discourages direct and convenient access to Innovation Drive.
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2. Surrounding Zoning and Land Use
North South East West
Zoning Low Density Residential
District (RL)
Harmony Corridor
District (HC)
Harmony Corridor
District (HC); Urban
Estate (UE)
Harmony Corridor
District (HC); Low
Density Residential
District (RL)
Land
Use
Golden Meadows Park; low
density single-unit homes
beyond.
Colorado Early Colleges
High School; retail,
office, and the Harmony
Substation beyond.
Union Pacific Railroad;
light manufacturing on a
large lot; large-lot single
unit housing beyond.
Kruse Elementary
School; low density
single-unit homes
beyond.
C. OVERVIEW OF MAIN CONSIDERATIONS
The proposed retrofit requires extensive consideration and analysis of feasibility and proportionality, overall
impact and function, and context-specific design with respect to the unique and existing configuration of the
site. The main considerations in the staff’s review included identifying the needed modifications and
evaluating the compromises involved.
The plan has gone through significant exploration of several site issues including the following:
Regional Trail Connection: Staff and the applicant team worked to determine the best path for the trail
connection from the site’s walkway system to the future regional extension of the Power Trail given the
existing conditions and configuration of the site. The final trail connection design includes an 8-foot
thermoplastic pathway that merges into the existing 5-foot sidewalk southeast of the site, a refuge island
containing canopy trees, dismount signage, and a stop sign within the parking lot. A public access
easement would extend from the trail spur to the end of the west side walkway system.
Connectivity and Access: Without a formal street, the site will utilize the existing access easement to the
south through the Colorado Early College’s (CEC) parking lot. Staff determined that developing a
sidewalk to connect from the public street to the front door of the site was not proportional to the extent of
the project and CEC denied public access through their site. An informal path will remain from Golden
Meadows Park to the northern portion of the site.
Outfall Easement: The project will provide an easement to allow drainage outfall from the proposed
underground LID vaults onto Golden Meadows Park property. Tree protection and mitigation measures
are to be performed in the construction area before, during, and after excavation.
Natural Habitat: A Natural Habitat Buffer Zone (NHBZ) would be established within the 50’ buffer to a
naturalized stormwater channel located offsite in Golden Meadows Park. The NHBZ extends into the
property and will be enhanced with the preservation of eleven native trees, additional plantings of native
shrubs, weed management, restoration of native grasses, and removal of light spillage from the parking
lot.
Noise: Concerns related to noise from the proposed outdoor pickleball courts led to discussion with Staff
and the applicant team to determine preventative sound mitigation techniques (i.e., the 10’ fence with
sound wall technology) and pursue a sound study. The fence permit will be reviewed separate from this
development plan.
Accommodating new drainage, emergency access, and public access easements onto the site were
considerations in all of the above.
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D. CITY PLAN (2019) AND RELATED POLICY GUIDANCE
The City’s comprehensive plan (2019 City Plan) was developed with the participation of thousands of
community members and “articulates the community’s vision and core values and establishes the overall
policy foundation” to provide “high-level direction” towards achieving a shared community vision of growth and
transportation throughout the City. A basic aspect of the vision pertinent to this project proposal is the unique
character and sense of place in Fort Collins. The subject property is part of a “Harmony Corridor” land use
designation, for which City Plan provides the following pertinent guidance:
Neighborhood Livability and Social Health
Principle LIV 2: Promote infill and redevelopment.
Policy LIV 2.1 - REVITALIZATION OF UNDERUTILIZED PROPERTIES Support the use of creative
strategies to revitalize vacant, blighted or otherwise underutilized structures and buildings, including, but
not limited to:
» Adaptive reuse of existing buildings (especially those that have historic significance);
» Infill of existing surface parking lots—particularly in areas that are currently, or will be, served by
bus rapid transit (BRT) and/or high-frequency transit in the future;
» Public/private partnerships;
» Infrastructure improvements/upgrades
Principle LIV 3: Maintain and enhance our unique character and sense of place as the community grows.
Principle LIV 9: Encourage development that reduces impacts on natural ecosystems and promotes
sustainability and resilience.
Policy LIV 9.2 – OUTDOOR WATER USE Promote reductions in outdoor water use by selecting low-
water-use plant materials, using efficient irrigation, improving the soil before planting and exploring
opportunities to use non-potable water for irrigation.
Culture and Recreation
Principle CR 2: Provide a variety of high-quality outdoor and indoor recreational opportunities that are
accessible to all residents.
Environmental Health
Principle ENV 1: Conserve, create and enhance ecosystems and natural spaces within Fort Collins, the
GMA and the region.
Policy ENV 1.3 - NATURE IN THE CITY Conserve, protect and enhance natural resources and high-
value biological resources throughout the GMA by: …supporting the use of a broad range of native
landscaping that enhances plant and animal diversity.
Policy 6.6 – LOW IMPACT DEVELOPMENT Pursue and implement Low Impact Development (LID) as an
effective approach to address stormwater quality and impacts to streams by urbanization. LID is a
comprehensive land planning and engineering design approach with a goal of minimizing the impact of
development on urban watersheds through the use of various techniques aimed at mimicking
predevelopment hydrology.
Policy ENV 9.3 – OUTDOOR LIGHTING – Use development regulations to promote best practices;
lighting only where needed, lighting only when needed, shielding lights and directing them downward,
minimizing glare and light trespass, selecting lamps with warmer color temperatures, and selecting the
most efficient lighting methods for both energy and lighting purposes.
Safe Community
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Policy SC 1.2 – PUBLIC SAFETY THROUGH DESIGN Provide a sense of security and safety within
buildings, parking areas, walkways, alleys, bike lanes, public spaces and streets through creative
placemaking and environmental design considerations, such as appropriate lighting, public art, visibility,
maintained landscaping and location of facilities.
Transportation
Policy T 1.3 - DESIGN FOR ACTIVE LIVING Promote neighborhood and community design that
encourages physical activity
Principle T 7: Support walking as a safe, easy and convenient travel option for all ages and abilities by
building a connected network of sidewalks, paths and trails.
Harmony Corridor Plan
The Harmony Corridor Plan provides guidance for the corridor as, “a preferred location for intense urban
activity including a mix of residential, commercial, and recreational uses,” and establishes goals and policies
for high quality design and concepts for gateway urban design features as a main entryway to the community.
These standards and guidelines are an implementation action called for in the Harmony Corridor Plan,
adopted by the City of Fort Collins in March 1991, then updated in January 1995 and July 2003. The Plan
seeks to create a vision for Harmony Corridor that is dynamic, diverse, economically successful,
environmentally sound and uniquely attractive and is an opportunity to make an impression that benefits the
City as a whole. Pickleball Ventures is consistent with the following elements of the Harmony Corridor Plan:
Policies
LU-1: Strive for excellence and high quality in the design and construction of buildings, open spaces,
pedestrian and bicycle facilities, and streetscapes by establishing and enforcing design guidelines
specific to the corridor area.
LU-2: Locate all industries and businesses in the “Basic Industrial and NonRetail Employment Activity
Centers” in the areas of the Harmony Corridor designated for such uses on Map 10. Secondary
supporting uses will also be permitted in these Activity Centers, but shall occupy no more than 25 percent
(25%) of the total gross area of the Overall Development Plan or Planned Unit Development, as
applicable.
LU-6: Recognize the importance of the continued livability and stability of existing residential
neighborhoods as a means to expanding future economic opportunities in the corridor.
GW-6: Create networks of open space and trail systems, that incorporate wetlands and wildlife habitat.
In alignment with City Plan, the development plan redevelops and revitalizes the property with unique
adaptive reuse of the building, along with site enhancements as feasible within the physical constraints of the
existing area.
2. Land Use Code Article 1
A. PURPOSE (SECTION 1.2.2)
Land Use Code Section 1.2.2 lists a wide range of over-arching, high-level objectives (e.g., “reducing energy
consumption and demand”) that are further developed and implemented in other Articles of the Land Use Code to
ensure that proposed development meets the overall purpose to “improve and protect the public health, safety, and
welfare” of the community.
As they may apply to the subject property and proposed project, the following sections of this report describe elements
of the proposed development plan that provide evidence of compliance with the pertinent specific standards within
the Land Use Code.
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The requirements, standards, and definitions contained in the Articles and Divisions of the Land Use Code have been
crafted to fulfill and implement the stated purpose of this Code in § 1.2.2. By meeting the applicable specific
requirements, standards, and definitions set forth in Articles 1 through 7, this project demonstrates consistency with
Land Use Code § 1.2.2 (B) through (O), where applicable. The consistency of this project with City Plan and its
adopted elements as required in § 1.2.2(A) is discussed in the Project Introduction Section above.
3. Land Use Code Article 2
A. DIVISION 2.5 – HARMONY CORRIDOR DISTRICT (HC)
The Harmony Corridor District is intended to implement the design concepts and land use vision of the Harmony
Corridor Plan – that of creating an attractive and complete mixed-use area with a major employment base.
Applicable
Code
Standard
Summary of Code Requirement and Analysis Staff
Findings
2.5(B)7 –
Secondary
Uses
This standard limits secondary uses (e.g., residential, retail, hotels) to 25% of the area
of a development plan.
Staff Analysis
A permitted use analysis was conducted for the Golden Meadows Business
Park development plan to determine the percentage of secondary uses in
conjunction with the primary uses which make up the area. The development
plan consists of 2,036,431 square feet of permitted primary uses and 203,952
square feet of secondary uses including the proposed unlimited indoor
recreation use and facility use. Therefore, the percentage of secondary uses
including the subject lot totals 11.37%.
Complies
4. Land Use Code Article 5
A. DIVISION 5.4 – DEVELOPMENT INFRASTRUCTURE
Applicable Code
Standard
Summary of Code Requirement and Analysis Staff
Findings
5.4.1(C) – Public
Sites,
Reservations
and
Dedications
This standard requires the applicant to dedicate rights-of-way to public streets, drainage
easements and utility easements as needed to serve the area being developed. In
cases where any part of an existing street is abutting or within the property being
developed, the applicant must dedicate such additional rights-of-way as may be
necessary to increase such rights-of-way to the minimum width required by Larimer
County Urban Area Street Standards and the City of Fort Collins Land Use Code.
Staff Analysis
In addition to the existing access, emergency access, drainage, and utility
easements, the project required additional emergency access, drainage, and
public access easements throughout the proposed development site.
A Letter of Intent has been provided by the City regarding the temporary
construction and permanent drainage easement required for installation of a
drainage outfall within Golden Meadows Park.
Complies
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5.4.8 –
Emergency
Access
This section is intended to ensure that emergency vehicles can gain access to, and
maneuver within, the project so that emergency personnel can provide fire protection
and emergency services without delays.
Staff Analysis
The plan responded to detailed discussions among Poudre Fire Authority,
engineering, and planning staff to provide required access to the existing
structure. The west parking lot will be reconfigured and a fire lane will be
striped in the southeast parking lot to meet emergency turnaround
requirements.
Complies
5.4.10 –
Transportation
Level of Service
This Section contains requirements for the transportation needs of proposed
development to be safely accommodated by the existing transportation system, or that
appropriate mitigation of impacts will be provided by the development in order to meet
adopted Level of Service (LOS) standards.
Staff Analysis
A Traffic Impact Study was reviewed and accepted by staff. The study is
attached.
The report discussed existing and project operations and concludes the level of
service standards for key intersections and transportation modes will be met.
No roadway improvements are recommended with the project; however, the
pickleball facility is intended to operate with consideration for the drop-off and
pick-up times of the nearby schools.
To enhance accessibility for pedestrians and cyclists, the project will provide
new public access to the Power Trail.
Complies
B. DIVISION 5.5 – ENVIRONMENTAL REQUIREMENTS
Applicable
Code
Standard
Summary of Code Requirement and Analysis Staff Findings
5.5.1 – Noise
and Vibration
Proposed land uses and activities shall be conducted so that any noise generated on the
property will not violate the noise regulations contained in the City's Noise Control
Ordinance (Chapter 20, Article II of the City Code), and so that any vibration caused by
using the property will be imperceptible without instruments at any point along the
property line.
Staff Analysis
Staff and the applicant team worked to determine the level of feasible and
reasonable preventative sound mitigation strategies. Parks recommended a 10-
foot fence with sound wall technology on the north facing walls which was
subsequently integrated into the plan.
Complies
5.5.5 – Parks
and Trails
All development plans shall provide for, accommodate or otherwise connect to, either
on-site or off-site, the parks and trails identified in the Parks and Recreation Policy Plan
Master Plan that are associated with the development plan.
Staff Analysis
A trail connection from the future Power trail into the site’s existing walkway
system is included in the plan. A public access easement stretches from the
trail spur to the end of the walkway network west of the site.
Complies
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C. DIVISION 5.6 – ENVIRONMENTAL SITE SUITABILITY
The purpose of this Section is to ensure that when property is developed consistent with its zoning designation,
the way in which the proposed physical elements of the development plan are designed and arranged on the site
will protect any natural habitats and features both on the site and in the vicinity of the site.
Applicable
Code
Standard
Summary of Code Requirement and Analysis Staff
Findings
5.6.1 (C), (D),
and (E) –
Natural
Habitats and
Features
The General Standard requires, to the maximum extent feasible, the development plan
be designed and arranged to be compatible with and to protect natural habitats and
features and the plants and animals that inhabit them and integrate them within the
developed landscape of the community by: (1) directing development away from
sensitive resources; (2) minimizing impacts and disturbance through the use of buffer
zones; (3) enhancing existing conditions; or (4) restoring or replacing the resource value
lost to the community when a development will result in the disturbance of natural
habitats or features.
b. Section 3.4.1(E)(1)(a-i) Buffer Zone Performance Standards allow the decision maker
to determine buffer zones that may be multiple and noncontiguous. The general buffer
zone distance for each natural habitat or feature is established in the quantitative buffer
zone table, but the decision maker may reduce or enlarge any portion of the general
buffer zone distance to ensure qualitative performance standards are achieved.
Staff Analysis
The Natural Habitat Buffer Zone (NHBZ) establishes a 50’ buffer to a
naturalized stormwater channel located offsite in Golden Meadows Park.
The NHBZ within the property boundary includes eleven native trees to be
preserved. The buffer will be enhanced with the addition of native shrubs,
weed management, restoration of native grasses, and removal of light
spillage from the parking lot.
Complies
5.6.3 – Water
Quality
This standard requires that project be designed so that precipitation runoff flowing from
the site is treated in accordance with the criteria set forth in the Stormwater Criteria
Manual.
Staff Analysis
The existing site drains in existing drainage ditches and into the Golden
Meadows water quality/ detention pond offsite to the north in Golden Meadows
Park. The site currently receives off site runoff from the adjacent Colorado Early
Colleges and Kruse Elementary School sites which drains into a swale and then
continues into the Golden Meadows Pond.
Proposed improvements will result in improved water quality and detention.
Low-impact development best management practices are proposed to improve
the quality of the runoff and aid in reducing peak flows. Runoff from the site is
captured in inlets for the new pickleball courts. An 18-inch storm outfall pipe is
proposed to discharge from a new underground water quality chamber into an
existing drainage swale located on the south side of Golden Meadows Park.
Complies
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D. DIVISION 5.7 – COMPACT URBAN GROWTH STANDARDS
Applicable
Code
Standard
Summary of Code Requirement and Analysis Staff
Findings
5.7.3 –
Adequate
Public
Facilities
The purpose of the adequate public facilities (APF) management system is to establish
an ongoing mechanism that ensures that public facilities and services needed to support
development are available concurrently with the impacts of such development.
This section requires that any approval of a development be conditioned on the provision
of all services necessary to serve the new development. This includes transportation,
water, wastewater, storm drainage, fire and emergency services, electrical power and
any other public facilities and services as required.
Staff Analysis
The proposed project provides adequate service design for water, wastewater,
storm drainage, fire and emergency services, and electric facilities.
Complies
E. DIVISION 5.8 – HISTORIC
Applicable
Code
Standard
Summary of Code Requirement and Analysis Staff
Findings
5.8.1 –
Historic,
Landmark
Preservation,
and Cultural
Resource
This standard is intended to ensure that development is compatible with and protects
historic resources and that the design of new structures is compatible with and protects
the integrity of historic resources located within the area of adjacency.
Staff Analysis
This proposal does not impact any historic resources.
N/A
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F. DIVISION 5.9 – BUILDING PLACEMENT AND SITE DESIGN
Applicable Code
Standard
Summary of Code Requirement and Analysis Staff
Findings
5.9.1 – Access,
Circulation and
Parking –
General
Standard
This standard requires that development projects accommodate the movement of
vehicles, bicycles, pedestrians, and transit throughout the project and to and from
surrounding areas safely and conveniently and contribute to the attractiveness of the
development.
Staff Analysis
Staff and the applicant team coordinated extensively to consider trade-offs with
respect to the existing conditions of the site, the local context, and the unique
nature of the project. Retrofitting a site originally designed to be disconnected
from adjacent properties and public access prompted connectivity challenges
which were largely addressed as detailed below.
The plan does not provide a formal pedestrian walkway from Innovation Drive
requiring a modification to multiple provisions within the Land Use Code which
call for safe, efficient, and delineated walkways from the public sidewalk to the
building’s main entrances as well as accommodating multi-modal
transportation. The applicant requests a modification of this standard that is
detailed later in this report.
Connectivity, circulation, and pedestrian oriented elements of the plan includes:
o A trail connection from the future Power trail into the site’s existing
walkway system is included in the plan. A public access easement
stretches from the trail spur to the end of the walkway network west of
the site.
o Dismount signage, a refuge island, and a stop sign within the parking
lot will be included to increase efficient and safe multimodal
transportation and circulation of the site.
o A walkway which includes a refuge island and canopy shade trees
along the west parking lot to the main entrance.
o A walkway along the east side of the building to side and main
entrances.
o An existing informal community-made path to connect the north
portion of the site to Golden Meadows Park.
Modification
Requested
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5.9.1(C)4 –
Bicycle
Facilities
The pickleball facility required 19 fixed surface mounted exterior bike parking spaces
and 4 enclosed bike parking spaces. The industrial warehouse required 4 fixed surface
mounted exterior bike parking spaces.
Staff Analysis
The plan provided 30 fixed surface mounted exterior bike parking spaces for
the pickleball facility and 4 enclosed bike parking spaces inside the building.
Additionally, 6 fixed surface mounted exterior bike parking spaces were
provided for the industrial warehouse.
Complies
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5.9.1(K) –
Parking Lots –
Required
Number of Off-
Street Spaces
for Type of Use
Nonresidential uses shall provide a minimum number of parking spaces, and will be
limited to a maximum number of parking spaces.
Staff Analysis
Bowling Alley was identified to be the most similar use to Unlimited Indoor
Recreation Facility as defined in Article 7 of the LUC, “Unlimited indoor
recreational use and facility shall mean establishments primarily engaged in
operations and activities contained within large-scale gymnasium-type facilities
such as for tennis, basketball, swimming, indoor soccer, indoor hockey or
bowling.”
The plan required 92 standard parking stalls and 4 accessible parking spaces
for the pickleball facility and provides 129 standard, 4 ADA, and 2 electric-
vehicle (EV) parking stalls.
The plan required 14 standard parking stalls and 1 accessible parking spaces
for the industrial warehouse and provides 28 standard, 2 ADA, and 1 EV
parking stalls.
Complies
5.9.1(L) –
Parking Stall
Dimensions
This Section requires a vehicular stall width of 9 feet, stall depth of 19 feet, curb length
of 9 feet, and a two-way drive aisle width of 24 feet.
Staff Analysis
The plan proposes a reduction in the parking lot drive aisle width from 24 feet
to 20 feet and 23 feet and a reduction in the parking stall depth from 19 feet to
18 feet for the west and east parking lots. A modification of standards is
requested for specific parking stall dimensions.
The plan meets all other required parking stall dimensions.
Modification
Requested
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G. DIVISION 5.10 – LANDSCAPING AND TREE PROTECTION
Applicable Code
Standard
Summary of Code Requirement and Analysis Staff
Findings
5.10.1 –
Landscaping
and Tree
Protection
5.10.1 (D) – Tree
Planting
Standards
5.10.1(E)(4) –
Parking Lot
Perimeter
Landscaping
5.10.1(E)(5) –
Parking Lot
Interior
Landscaping
5.10.1(F) – Tree
Mitigation
This series of standards requires development plans to protect and create a fully
developed tree canopy and a comprehensive landscaping design that enhances the
appearance of the development and creates the positive environmental and social
benefits associated with trees and landscaping.
The standards in this Section require a development plan to demonstrate a whole
approach to landscaping that enhances the appearance and function of the
neighborhood, streetscapes, walkways, other outdoor spaces, and buildings.
The main plan components are:
Full tree stocking of site
Landscaped parkway strips
Seed mixes focused on native, pollinator-friendly, and low-water-use amenities
Ground plane landscape area plantings of ornamental trees and shrubs in
mulch beds, including perennials and grasses
Parking lot landscaping
Staff Analysis
Landscaping is provided throughout the site to reinforce primary access to the
overall site, around building and building entrances, along walkways, and
within and around parking lots.
69 trees are proposed and scattered throughout the site for the purposes of
screening along the site’s perimeter, shading and cooling, mitigation, breaking
up the parking lot, lining walkways, reinforcing pedestrian focal points and
building design, and supporting natural habitat and ecosystem components. In
coordination with Forestry staff, all proposed trees meet LUC standards for
local climate adaptability, species diversity, and caliper/height requirements.
The site’s proposed landscaping also demonstrates compliance with water
conservation and hydrozone standards.
The site contains several mature trees that were originally planted around the
time of the site’s original construction in 1979. Of the 42 existing on-site trees,
24 will be preserved and 18 are proposed to be removed. In coordination with
Forestry Staff, the plan provides the required amount of mitigation trees
throughout the site.
Complies
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5.10.1(D)(3)
Minimum
Species
Diversity
The intent of this standard is to avoid extensive monocultures and prevent uniform
insect and disease susceptibility on a development site, based on the number of trees
on the site.
Staff Analysis
The applicant team has worked with Planning and Forestry staff to comply with
this standard.
Complies
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H. DIVISION 5.11 – TRASH AND RECYCLING ENCLOSURES
Applicable
Code
Standard
Summary of Code Requirement and Analysis Staff
Findings
5.11.1 – Trash
and Recycling
Enclosures
The purpose of this standard is to ensure the provision of facilities compatible with
surrounding land uses, for the collection, separation, storage, loading and pickup of
trash, waste, cooking oil, compostable, and recycling materials.
Staff Analysis
The plan provides a trash and recycling enclosure northwest of the site which is
adequately sized, conveniently located given the conditions of the existing site,
accessible and fully screened.
Complies
I. DIVISION 5.12 – EXTERIOR SITE LIGHTING
Applicable
Code
Standard
Summary of Code Requirement and Analysis Staff
Findings
5.12 – Exterior
Site Lighting
This standard requires that exterior lighting does not adversely affect the properties,
neighborhood, or natural features adjacent to the development. Further, the standard
requires exterior lighting to be examined in a way that considers the light source, level of
illumination, hours of illumination and need.
Lighting standards include limits on the total quantity of light measured in lumens; detailed
technical ratings for fixtures; and light trespass (spillover) across property boundaries
using BUG (Backlight, Uplight, Glare) ratings.
Staff Analysis
The plan indicates a combination of building and standalone lighting,
illuminating strategic areas including parking, walkways, and general building
and building entrance illumination. A thorough lighting plan provides
architectural exterior lighting on the buildings, and a few pole-mounted area
lights in internal parking lots, all consistent with the purposes of the standards
and all within limits.
No offsite spillage is located on the north side of the building due to the natural
habitat buffers for special habitat features in Golden Meadows Park. Pole lights
on the north end of the parking lot have been modified to limit light spillage into
the NHBZ.
Complies
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J. DIVISION 5.15 – BUILDING STANDARDS
Applicable
Code
Standard
Summary of Code Requirement and Analysis Staff
Findings
5.15 –
Building
Standards
This standard requires that the physical and operational characteristics of proposed buildings
and uses are compatible when considered within the context of the surrounding area. This is
in conjunction with the design guidelines outlined in the Harmony Corridor Plan.
Staff Analysis
There are no architectural changes to the existing building design that was included
in the plan or reviewed by staff as a part of this project. The sign and fence permits
will be reviewed separately.
Complies
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5. Land Use Code Article 6
A. PROJECT DEVELOPMENT PLAN PROCEDURAL OVERVIEW
1. Conceptual Review – CDR240035
A conceptual review meeting was held on June 13, 2024.
2. First Submittal – FDP250001
The FDP was submitted on January 22, 2025.
3. Neighborhood Meeting
Pursuant to LUC Section 6.3.2. A hybrid neighborhood meeting was held for this project on July 31, 2024,
with approximately 13 people in attendance. A couple neighbors spoke on traffic concerns and another voiced
concerns over noise. Meeting notes are attached. 262 letters were mailed to owners within the notice area.
4. Notice (Posted, Written and Published)
Posted Notice: February 4th, 2025, Sign #784.
Written Hearing Notice: June 10, 2025, 262 addresses mailed.
Published Hearing Notice: Scheduled for June 10, 2025.
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B. DIVISION 6.8 – MODIFICATION OF STANDARDS
The plan requires two modifications of standards.
The Land Use Code is adopted with the recognition that there will be instances where a project would support
the implementation of City Plan, but due to unique and unforeseen circumstances would not meet a specific
standard of the Land Use Code as stated. Accordingly, code standards include the provision for ‘Modification
of Standards’ to enable approval of a plan that does not comply with standards as written.
Each of the two modifications addresses multiple specific standards in the respective sections and
subsections being modified.
The modification process and criteria in Land Use Code Division 6.8.2(H) provide for evaluation of
modification requests, as follows.
Land Use Code Modification Criteria:
“The decision maker may grant a modification of standards only if it finds that the granting of the
modification would not be detrimental to the public good, and that:
(1) the plan as submitted will promote the general purpose of the standard for which the modification is
requested equally well or better than would a plan which complies with the standard for which a
modification is requested; or
(2) the granting of a modification from the strict application of any standard would, without impairing the
intent and purpose of this Land Use Code, substantially alleviate an existing, defined and described
problem of city-wide concern or would result in a substantial benefit to the city by reason of the fact that the
proposed project would substantially address an important community need specifically and expressly
defined and described in the city's Comprehensive Plan or in an adopted policy, ordinance or resolution of
the City Council, and the strict application of such a standard would render the project practically infeasible;
or
(3) by reason of exceptional physical conditions or other extraordinary and exceptional situations, unique to
such property, including, but not limited to, physical conditions such as exceptional narrowness,
shallowness or topography, or physical conditions which hinder the owner's ability to install a solar energy
system, the strict application of the standard sought to be modified would result in unusual and exceptional
practical difficulties, or exceptional or undue hardship upon the owner of such property, provided that such
difficulties or hardship are not caused by the act or omission of the applicant; or
(4) the plan as submitted will not diverge from the standards of the Land Use Code that are authorized by
this Division to be modified except in a nominal, inconsequential way when considered from the
perspective of the entire development plan, and will continue to advance the purposes of the Land Use
Code as contained in Section 1.2.2.
Any finding made under subparagraph (1), (2), (3) or (4) above shall be supported by specific findings
showing how the plan, as submitted, meets the requirements and criteria of said subparagraph (1), (2), (3)
or (4).
1. Modification of Access and Connectivity Standards – Section 5.9.1 – Access,
Circulation, and Parking
Overview
The plan requires a modification to several specific standards under Section 5.9.1 – Access, Circulation and
Parking regarding safe and accessible pedestrian access through a delineated walkway from the public
street’s sidewalk to the building’s entrances. A modification of standard to subsections 5.9.1(C)1,
5.9.1(C)5(a), and 5.9.1(D)1 is required as the plan does not provide a safe and formal pedestrian route to the
project’s site.
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The existing configuration of the site correlates to the initial intent of the site’s design to constrain direct and
convenient access from the public. Pedestrian access and multi-modal transportation were particularly
discouraged, rendering this an isolated site lacking interconnectivity with adjacent properties and within the
site itself. Setback from main throughfares, the site utilizes an access easement which includes a 30-foot
paved drive through Colorado Early Colleges (CEC) to the site.
Staff determined that constructing a sidewalk from Innovation Drive to the site’s existing walkway system was
disproportionate to the level of re-use relative to the project. When the applicant team requested a pedestrian
easement from CEC to utilize the sidewalk infrastructure for public access, CEC denied the request under
concerns for student safety and security. Therefore, there is no opportunity to construct a new sidewalk to the
site, which fails to meet pedestrian access priorities and requirements.
Summary of Applicant Justification:
The applicant’s modification request is attached. The request is based on lack of detriment to the public good,
and on subparagraph (3) above – “physical hardship”.
The applicant notes the existing location and conditions of the property as originally designed – an initial
warehouse space specifically designed to provide the original owners and the operations of their property a
measure of privacy and security. The justification details how the plan intends to renovate the vacant property
and provides other instances of increased connectivity within and to the site.
Regarding the lack of detriment to the public good, the application notes that any inconvenience from the lack
of a direct and separate pedestrian walkway from the front of the building to Innovation Drive would come
from those directly involved with the private activity of the facility. Rather, the bike and pedestrian access
afforded by the connection to the Power Trail accommodates bike and foot traffic seeking to access the
property.
Additionally, the applicant notes that they did pursue a permanent easement from CEC in order to either (a)
create a walkway connecting to the site from Innovation Drive along the western edge of their property, or (b)
gain permission to utilize the existing walkway system on their property. CEC denied both requests.
Staff Findings
Staff finds that the granting of the modification would not be detrimental to the public good and that the plan
satisfies criterion (3), “physical hardship”.
Detriment to the public good. Staff’s findings are based on the following considerations:
Any inconvenience from the lack of a formal pedestrian walkway from Innovation Drive would be
experienced by those directly involved with the private activity at the facility, thus limiting any
detriment to the public good.
The proposed improvements include renovation of a vacant property, unique and valuable
recreational and commercial amenities which serve the local context, connection to a regional trail,
landscape upgrades including trees which provide greater canopy to the site, and outdoor and indoor
seating providing spaces to gather.
Criterion (3), “Physical Hardship.” Staff’s findings are based on the following considerations:
Retrofitting an existing site with respect to the challenging and unique configuration, design, and
conditions requires extensive coordination and analysis to determine feasibility, appropriate trade-
offs, and requirements.
Constructing a 300 lineal foot walkway to Innovation Drive is disproportionate to the extent of the
project; however, the plan does what is feasible to improve connectivity with a new walkway and trail
connection.
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The denial of a pedestrian easement from Colorado Early Colleges to utilize their existing sidewalk
system to access the site from Innovation Drive.
The hardship of strict application of the standards is not from any act or omission of the applicant, but
the exceptional and disproportionate difficulties involved with removing a portion of the existing drive
accessed to install a new walkway.
2. Modification of Parking Dimensions – Section 5.9.1(L) – Parking Stall Dimensions
Overview
The plan requests a modification to Section 5.9.1(L) – Parking Stall Dimensions and proposes a reduction in
the parking lot drive aisle width from 24 feet to 20 feet and 23 feet, and a reduction in the parking stall depth
from 19 feet to 18 feet for the west and east parking lots.
In addition to the condition of the parking lot, landscape and emergency access requirements prompted the
need to reconstruct the parking lots. The west parking lot will be reconstructed within the existing footprint
with respect to minor changes to integrate site amenities and meet vital standards. Changes include updating
the emergency access routes, adding EV charging stations, adding a trash and recycling enclosure,
relocating and expanding parking lot landscaping, and adding outdoor pickleball courts.
The east parking lot has a more severe physical limitation and will be resurfaced to expand the existing drive
aisle from 12 feet to 20 feet while maintaining parking stall dimensions. Landscape islands and shade trees
will be installed to meet interior and exterior parking lot landscaping requirements.
Summary of Applicant Justification
The applicant’s modification request is attached. The request is based on lack of detriment to the public good,
on subparagraph (3) above -- “physical hardship”, and on subparagraph (4) above – “nominal and
inconsequential.”
The applicant notes the need to reconstruct the current parking lot within the existing footprint due to its
current condition and to meet emergency access and landscape requirements. The justification details how
the plan intends to renovate the vacant property and further notes additional site amenities incorporated
within the parking lots.
Regarding the lack of detriment to the public good, the justification implores how the changes to the parking
lots will be contained within the existing parking footprint, maintaining or improving the current parking stall
and drive aisle dimensions. Additionally, due to the location of the site, any inconvenience from the reduction
in drive aisle width would be experienced only by those directly involved with private activity at either facility
(i.e., pickleball facility and industrial warehouse), thus limiting any detriment to the public good.
The justification addresses “physical hardship” by detailing how the west and east parking lots are confined to
the existing site footprint and cannot allow for widening of the drive aisles, parking stalls, or parking footprint
without compromising a vital requirement or site amenity. Further, the justification addresses the “nominal and
inconsequential” nature of the modification through detailing how maintaining the current parking stall and
drive aisle dimensions of the west parking lot is negligible in relation to the broader improvements planned for
the site’s re-use. Additionally, the east parking lot is a minor portion of the entire development plan and is
intended for the employees for the industrial warehouse.
Staff Findings
Staff finds that the modification would not be detrimental to the public good and satisfies criterion (3) in
subsection 6.8.2(H).
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Detriment to the public good. Staff’s findings are based on:
Any inconvenience from the reduction in drive aisle width would be experienced by those directly
involved with private activity at either facility (i.e., pickleball facility and industrial warehouse), thus
limiting any detriment to the public good. Additionally, the east parking lot is intended for employee
use only and not easily accessible or visible to the public.
Utilizing the existing footprint of the west parking lot involves maintaining the size of the parking stalls
and drive aisles as the current, while making minor changes to the number of parking stalls, the size
and location of the parking lot landscape islands, and the emergency access route.
The severe physical limitations of the east parking lot prohibit meeting all relevant parking lot and
landscape requirements; however, the development plan includes significant upgrades to the width of
the drive aisle, the landscape islands, and the exterior canopy trees which line and shade the lot.
Criterion (3), “physical hardship.” Staff’s findings are based on the following considerations:
The condition of the current asphalt in addition to applicable landscaping and emergency access
requirements drove the need to restructure the parking lot which subsequently triggered the parking
stall dimension standards. Retrofitting an existing footprint with respect to the challenging and unique
configuration, design, and conditions requires extensive coordination and analysis to determine
feasibility, appropriate trade-offs, and requirements.
Strict application of dimensional standards would highly reduce the amount of parking on the site and
preclude other site amenities such as interior and exterior landscaping. The proposed site plan
maximizes the amount of circulation and parking given the existing site constraints.
Approval of this modification requires a finding that the difficulties or hardship are not caused by the
act or omission of the applicant but are prompted by the requirements of other critical standards.
Criterion (4), “nominal and inconsequential.” Staff’s findings are based on the following considerations:
While minor changes will be performed within the west parking lot regarding emergency access, EV
charging, a trash and recycling enclosure, parking lot landscaping, and outdoor pickleball courts, the
lot will be retrofitted within the existing footprint, effecting negligible changes to the overall site
configuration.
The east parking lot is a minor portion of the entire development plan and intended for the sole use of
the employees of the industrial warehouse. Considering the visibility of the east lot, the current
parking dimensions, and the improvements accomplished with respect to the severe site constraints,
the modification is negligible.
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3. Findings of Fact/Conclusion
In evaluating the request for the Pickleball Ventures FDP#250001, staff makes the following findings of fact and
conclusions:
1. By demonstrating compliance with the specific standards and regulations of the Land Use Code through the
submittal materials for the combined Major Amendment and Final Development Plan, this project satisfies
and aligns with the purpose and spirit of the Code, as stated in Section 1.2.2.
2. The Major Amendment/Final Development Plan complies with relevant standards located in Division 2.5 –
Harmony Corridor District (HC) in Article 2.
3. The Major Amendment/Final Development Plan complies with pertinent standards located in Article 5 –
General Development Standards with two modifications of standards.
4. Staff supports the request for Modification of Standards to Section 5.9.1, Access, Circulation and
Parking, subsections 5.9.1(C)1, 5.9.1(C)5(a), and 5.9.1(D)1, to allow the proposed plan without a formal
pedestrian walkway from Innovation Drive to the site. The modification would not be detrimental to the
public good and satisfies criterion (3) in subsection 6.8.2(H) due to the site’s location and existing design,
the infeasibility of constructing a sidewalk from Innovation Drive relative to the extent of the project, and
the denial of the public access easement to utilize CEC’s walkway infrastructure. The hardship of strict
application of the standards is not from any act or omission of the applicant, but the exceptional and
disproportionate difficulties involved with removing a portion of the existing drive access to install a new
walkway.
5. Staff supports the request for Modification of Standards to Section 5.9.1(L) Parking Stall Dimensions, to
allow reduced drive aisle width from 24 feet to 20 feet and 23 feet and reduced parking stall depth from 19
feet to 18 feet. The modification would not be detrimental to the public good and that the request satisfies
criterion (3) and (4) in subsection 6.8.2(H) as any inconvenience from the reduced dimensions would be
experienced by those directly involved with the private activity at either facility, thus limiting any detriment
to the public good. The hardship of strict application of the standards is not caused by the act or omission
of the applicant, but are prompted by the requirements of other critical standards. While minor changes will
be performed within the west parking lot regarding emergency access, EV charging, a trash and recycling
enclosure, parking lot landscaping, and outdoor pickleball courts, the lot will be retrofitted within the
existing footprint, effecting negligible changes to the over site configuration. The severe physical limitations
of the east parking lot prohibit meeting all relevant parking lot and landscape requirements; however, the
development plan includes significant upgrades to the width of the drive aisle, the landscape islands, and
the exterior canopy trees which line and shade the lot.
6. The project complies with the applicable procedural and administrative requirements of Article 6 of the
Land Use Code.
6. Recommendation
Staff recommends that the Planning and Zoning Board make a motion to approve the two Modifications of Standards
to Land Use Code sections and subsections 5.9.1(C)1, 5.9.1(C)5(a), and 5.9.1(D)1 and 5.9.1(L); and approve Pickleball
Ventures FDP#250001 based on the Findings of Fact and supporting explanations found in the staff report with one
condition as follows:
1. The final plan satisfies any subsequent City administrative review necessary to finalize the plan.
7. Attachments
1. Project Narrative
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2. Site Plan
3. Landscape Plan
4. Architectural Elevations
5. Utility Plan
6. Drainage Report
7. Traffic Memo
8. Lighting Plan
9. Plat
10. Sound Study
11. Neighborhood Meeting Notes
12. Modification Request 1 – Pedestrian Walkway
13. Modification Request 2 – Parking Dimensions
14. LOI – Golden Meadows Park
15. LOI – Colorado Early College
16. Tree Mitigation
17. Fire Authority Turning Exhibit
18. Staff Presentation
SUPPLEMENTAL DOCUMENTS
Supplemental Docs Packet Pg. 24
Headline Copy Goes Here
June 25th, 2025Planning & Zoning Commission Hearing
Pickleball Ventures – Major Amendment/ Final
Development Plan #FDP250001
SUPPLEMENTAL DOCUMENTS
Supplemental Docs Packet Pg. 25
Headline Copy Goes Here
2Location & Zoning Context
Rural LandsMedium Density Mixed-Use
Urban Estate
Employment
Harmony Corridor
SUPPLEMENTAL DOCUMENTS
Supplemental Docs Packet Pg. 26
Headline Copy Goes Here 3Project Context
Woodland Park
Estates
Broadcom
N
English Ranch
Woodland Park
Estates
BroadcomFront Range
Village
Affinity
Colorado
Early Colleges
Kruse
Elementary
Golden
Meadows Park
Harmony
Half Acres
Golden Meadows
SUPPLEMENTAL DOCUMENTS
Supplemental Docs Packet Pg. 27
Headline Copy Goes Here 4Project Overview
MJA/ FDP #FDP250001
Size: 4.38 acres
Zone: Harmony Corridor (HC)
Secondary Use
Project Elements:
64,830 sq ft building adaptive re-use
36,630 sq ft Pickleball Facility
28,200 sq ft Industrial Use
Proposed Modifications:
Section 5.9.1 – Connecting Sidewalk
Section 5.9.1(L) – Parking Dimensions
SUPPLEMENTAL DOCUMENTS
Supplemental Docs Packet Pg. 28
Headline Copy Goes Here 5Policy Context – Harmony Corridor Plan
Harmony Corridor Plan
• Vision for mixed-use corridor with a strong employment base.
• Land Use Policy Plan:
…promotes the maximum utilization of
land within the corridor, higher density
development, phased growth, a mix of
uses and concentrated building activity.
A preferred location for intense urban
activity including a mix of residential,
commercial, and recreational uses …
SUPPLEMENTAL DOCUMENTS
Supplemental Docs Packet Pg. 29
Headline Copy Goes Here 6Secondary Uses – Harmony Corridor District
•Harmony Corridor District
• Secondary Uses – Section 2.5.1(B)
•All secondary uses shall be integrated both in
function and appearance into a larger
employment-based development plan that
emphasizes primary uses. The following
permitted uses shall be considered secondary
uses in this zone district and together shall
occupy no more than twenty-five (25) percent
of the total gross area of the development
plan.
Golden Meadows
Business Park
Development Plan:
•Total Primary SF: 2,036,431
•Total Secondary Uses
(including subject lot) SF:
231,552
•Percentage of Secondary
Uses: 11.37%
SUPPLEMENTAL DOCUMENTS
Supplemental Docs Packet Pg. 30
Headline Copy Goes Here
7
Project Walkthrough
Main Elements
• Power Trail connection
• Vehicular and bicycle
parking
• Natural Habitat Buffer
Zone (NHBZ)
• Detention
• 6 outdoor seasonal
courts
• Noise mitigation
• Site improvements
• Parking lot
landscaping
• Site connectivity
• Trash and recycling
enclosure
• Exterior lighting
SUPPLEMENTAL DOCUMENTS
Supplemental Docs Packet Pg. 31
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8
Project Walkthrough - Power Trail Connection
• Power Trail expansion
expected Fall 2025
• 8-ft thermoplastic
pathway into existing
5-ft sidewalk
• Refuge island incl.
shade trees
• Dismount signage
• Stop sign
• Public access
easement from trail
spur to end of walkway
system
SUPPLEMENTAL DOCUMENTS
Supplemental Docs Packet Pg. 32
Headline Copy Goes Here
9
Project Walkthrough - Parking
Pickleball Facility
Vehicular – Section 5.9.1(K)
• Required: 94 standard & 4 ADA
• Provided: 129 standard & 4 ADA
Bicycle – Section 5.9.1(C)4
• Required: 19 fixed & 4 enclosed
• Provided: 30 fixed & 4 enclosed
Industrial Use
Vehicular – Section 5.9.1(K)
• Required: 14 standard & 1 ADA
• Provided: 28 standard & 1 ADA
Bicycle– Section 5.9.1(C)4
• Required: 4 fixed
• Provided 6 fixed
SUPPLEMENTAL DOCUMENTS
Supplemental Docs Packet Pg. 33
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10
Project Walkthrough - NHBZ
• Natural Habitat Buffer
Zone (NHBZ)
establishes a 50’ buffer
to a naturalized
stormwater channel
located offsite in Golden
Meadows Park
• NHBZ Enhancements:
• Additional native
shrubs
• Weed management
• Restoration of native
grasses
• Removal of light
spillage from the
parking lot
• Preservation of eleven
native trees
SUPPLEMENTAL DOCUMENTS
Supplemental Docs Packet Pg. 34
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11
Project Walkthrough – Drainage Outfall
• Proposed drainage
outfall from the
proposed
underground LID
vaults onto Golden
Meadows Park
property.
• Letter of Intent (LOI)
provided by the City
for a temporary
construction and
permanent drainage
easement
• Tree protection and
mitigation measures
required for the
construction
SUPPLEMENTAL DOCUMENTS
Supplemental Docs Packet Pg. 35
Headline Copy Goes Here 12Noise
Noise
•Section 5.5.1 – Noise and Vibration: Proposed land uses and activities shall be conducted so that any
noise generated on the property will not violate the noise regulations contained in the City's Noise Control
Ordinance (Chapter 20, Article II of the City Code), and so that any vibration caused by using the property
will be imperceptible without instruments at any point along the property line.
Preventative Mitigation:
• Sound study to detect noise
levels within the site’s
context
• 10-ft vinyl coated chain link
fence with sound mitigation
technology
SUPPLEMENTAL DOCUMENTS
Supplemental Docs Packet Pg. 36
Headline Copy Goes Here 13Architectural Elevations
SUPPLEMENTAL DOCUMENTS
Supplemental Docs Packet Pg. 37
Headline Copy Goes Here 14Modification of Standard: Section 5.9.1 – Connecting Sidewalk
Specific Subsections:
5.9.1(C)1
5.9.1(C)5(a)
5.9.1(D)1
Standard requires a
pedestrian access through a
delineated walkway from the
public street’s sidewalk to
the building’s entrance.
The plan does not include a
safe and formal pedestrian
walkway from the Innovation
Drive to the site.
Innovation
Drive
SUPPLEMENTAL DOCUMENTS
Supplemental Docs Packet Pg. 38
Headline Copy Goes Here 15Modification of Standard: Section 5.9.1 – Connecting Sidewalk
Staff findings – not detrimental to the public good and a physical hardship
Retrofitting an existing site with respect to the challenging and unique configuration, design, and
conditions requires extensive coordination and analysis to determine feasibility, appropriate trade-offs,
and requirements.
Constructing a 300 lineal foot walkway to Innovation Drive is disproportionate to the extent of the
project; however, the plan does what is feasible to improve connectivity with a new walkway and trail
connection.
Connection to the Power Trail
Colorado Early Colleges denied a request for a pedestrian access easement utilize their existing
walkway system to access the site from Innovation Drive.
SUPPLEMENTAL DOCUMENTS
Supplemental Docs Packet Pg. 39
Headline Copy Goes Here 16Modification of Standard: Section 5.9.1(L) – Parking Stall Dimensions
The plan proposes a reduction in the parking lot drive aisle width from 24 feet to 20 feet and 23 feet and a
reduction in the parking stall depth from 19 feet to 18 feet for the west and east parking lots.
The plan meets all other required parking stall dimensions.
SUPPLEMENTAL DOCUMENTS
Supplemental Docs Packet Pg. 40
Headline Copy Goes Here 17Modification of Standard: Section 5.9.1(L) – Parking Stall Dimensions
Staff findings – not detrimental to the public good, nominal and inconsequential, and a physical hardship
The condition of the current asphalt in addition to applicable landscaping and emergency access
requirements drove the need to restructure the parking lot which subsequently triggered the parking
stall dimension standards.
The severe physical limitations of the east parking lot prohibit meeting all relevant parking lot and
landscape requirements; however, the development plan includes significant upgrades to the width of
the drive aisle, the landscape islands, and the exterior canopy trees which line and shade the lot.
While minor changes will be performed within the west parking lot, the lot will be retrofitted within the
existing footprint, effecting negligible changes to the overall site configuration.
The east parking lot is a minor portion of the entire development plan and intended for the sole use of
the employees of the industrial warehouse. Considering the visibility of the east lot, the current parking
dimensions, and the improvements accomplished with respect to the severe site constraints, the
modification is negligible.
SUPPLEMENTAL DOCUMENTS
Supplemental Docs Packet Pg. 41
Headline Copy Goes Here 18Staff Recommendation
Approval of the two Modification of Standards for:
Subsections 5.9.1(C)1, 5.9.1(C)5(a), 5.9.1(D)1 – Connecting Sidewalk
Section 5.9.1(L) – Parking Stall Dimensions
Approval of the Pickleball Ventures combined Major Amendment and Final Development Plan, #FDP250001
SUPPLEMENTAL DOCUMENTS
Supplemental Docs Packet Pg. 42
From: Sheila Hockley <shellablender@gmail.com>
Sent: Wednesday, June 25, 2025 3:06 PM
To: Kayla Redd <kredd@fcgov.com>
Subject: [EXTERNAL] Pickleball Ventures #FDP250001
Thank you for returning my phone call regarding the referenced matter, which is set for
hearing today, June 25, 2025 at 6:00 p.m.
My husband, Richard, and I live at 1833 Harmony Drive, which is directly east of the
proposed pickleball courts, approximately 50-75 yards across the railroad tracks. We have
lived here for almost 39 years and have enjoyed a nice quiet neighborhood during that
time. We are concerned about the noise created by the pickleball games. We are also
concerned how this might reflect our property value. This email is to voice our disapproval
of the referenced matter.
Since we are unable to attend the hearing this evening, we would appreciate you
presenting our concerns to the Hearing Board. Thank you for your assistance in this
matter. If you have any questions or concerns, please contact us at 970-223-6077.
Again, thank you.
Sheila Hockley
1833 Harmony Drive
Fort Collins, CO 80525
970-223-6077
SUPPLEMENTAL DOCUMENTS
Supplemental Docs Packet Pg. 43
Headline Copy Goes Here
June 25th, 2025Planning & Zoning Commission Hearing
Pickleball Ventures – Major Amendment/ Final
Development Plan #FDP250001
SUPPLEMENTAL DOCUMENTS
Supplemental Docs Packet Pg. 44
Headline Copy Goes Here
2Location & Zoning Context
Rural LandsMedium Density Mixed-Use
Urban Estate
Employment
Harmony Corridor
SUPPLEMENTAL DOCUMENTS
Supplemental Docs Packet Pg. 45
Headline Copy Goes Here 3Project Context
Woodland Park
Estates
Broadcom
N
English Ranch
Woodland Park
Estates
BroadcomFront Range
Village
Affinity
Colorado
Early Colleges
Kruse
Elementary
Golden
Meadows Park
Harmony
Half Acres
Golden Meadows
SUPPLEMENTAL DOCUMENTS
Supplemental Docs Packet Pg. 46
Headline Copy Goes Here 4Project Overview
MJA/ FDP #FDP250001
Size: 4.38 acres
Zone: Harmony Corridor (HC)
Secondary Use
Project Elements:
64,830 sq ft building adaptive re-use
36,630 sq ft Pickleball Facility
28,200 sq ft Industrial Use
Proposed Modifications:
Section 5.9.1 – Connecting Sidewalk
Section 5.9.1(L) – Parking Dimensions
SUPPLEMENTAL DOCUMENTS
Supplemental Docs Packet Pg. 47
Headline Copy Goes Here 5Policy Context – Harmony Corridor Plan
Harmony Corridor Plan
• Vision for mixed-use corridor with a strong employment base.
• Land Use Policy Plan:
…promotes the maximum utilization of
land within the corridor, higher density
development, phased growth, a mix of
uses and concentrated building activity.
A preferred location for intense urban
activity including a mix of residential,
commercial, and recreational uses …
SUPPLEMENTAL DOCUMENTS
Supplemental Docs Packet Pg. 48
Headline Copy Goes Here 6Secondary Uses – Harmony Corridor District
•Harmony Corridor District
• Secondary Uses – Section 2.5.1(B)
•All secondary uses shall be integrated both in
function and appearance into a larger
employment-based development plan that
emphasizes primary uses. The following
permitted uses shall be considered secondary
uses in this zone district and together shall
occupy no more than twenty-five (25) percent
of the total gross area of the development
plan.
Golden Meadows
Business Park
Development Plan:
•Total Primary SF: 2,036,431
•Total Secondary Uses
(including subject lot) SF:
231,552
•Percentage of Secondary
Uses: 11.37%
SUPPLEMENTAL DOCUMENTS
Supplemental Docs Packet Pg. 49
Headline Copy Goes Here
7
Project Walkthrough
Main Elements
• Power Trail connection
• Vehicular and bicycle
parking
• Natural Habitat Buffer
Zone (NHBZ)
• Detention
• 6 outdoor seasonal
courts
• Noise mitigation
• Site improvements
• Parking lot
landscaping
• Site connectivity
• Trash and recycling
enclosure
• Exterior lighting
SUPPLEMENTAL DOCUMENTS
Supplemental Docs Packet Pg. 50
Headline Copy Goes Here
8
Project Walkthrough - Power Trail Connection
• Power Trail expansion
expected Fall 2025
• 8-ft thermoplastic
pathway into existing
5-ft sidewalk
• Refuge island incl.
shade trees
• Dismount signage
• Stop sign
• Public access
easement from trail
spur to end of walkway
system
SUPPLEMENTAL DOCUMENTS
Supplemental Docs Packet Pg. 51
Headline Copy Goes Here
9
Project Walkthrough - Parking
Pickleball Facility
Vehicular – Section 5.9.1(K)
• Required: 94 standard & 4 ADA
• Provided: 129 standard & 4 ADA
Bicycle – Section 5.9.1(C)4
• Required: 19 fixed & 4 enclosed
• Provided: 30 fixed & 4 enclosed
Industrial Use
Vehicular – Section 5.9.1(K)
• Required: 14 standard & 1 ADA
• Provided: 28 standard & 1 ADA
Bicycle– Section 5.9.1(C)4
• Required: 4 fixed
• Provided 6 fixed
SUPPLEMENTAL DOCUMENTS
Supplemental Docs Packet Pg. 52
Headline Copy Goes Here
10
Project Walkthrough - NHBZ
• Natural Habitat Buffer
Zone (NHBZ)
establishes a 50’ buffer
to a naturalized
stormwater channel
located offsite in Golden
Meadows Park
• NHBZ Enhancements:
• Additional native
shrubs
• Weed management
• Restoration of native
grasses
• Removal of light
spillage from the
parking lot
• Preservation of eleven
native trees
SUPPLEMENTAL DOCUMENTS
Supplemental Docs Packet Pg. 53
Headline Copy Goes Here
11
Project Walkthrough – Drainage Outfall
• Proposed drainage
outfall from the
proposed
underground LID
vaults onto Golden
Meadows Park
property.
• Letter of Intent (LOI)
provided by the City
for a temporary
construction and
permanent drainage
easement
• Tree protection and
mitigation measures
required for the
construction
SUPPLEMENTAL DOCUMENTS
Supplemental Docs Packet Pg. 54
Headline Copy Goes Here 12Noise
Noise
•Section 5.5.1 – Noise and Vibration: Proposed land uses and activities shall be conducted so that any
noise generated on the property will not violate the noise regulations contained in the City's Noise Control
Ordinance (Chapter 20, Article II of the City Code), and so that any vibration caused by using the property
will be imperceptible without instruments at any point along the property line.
Preventative Mitigation:
• Sound study to detect noise
levels within the site’s
context
• 10-ft vinyl coated chain link
fence with sound mitigation
technology
SUPPLEMENTAL DOCUMENTS
Supplemental Docs Packet Pg. 55
Headline Copy Goes Here 13Architectural Elevations
SUPPLEMENTAL DOCUMENTS
Supplemental Docs Packet Pg. 56
Headline Copy Goes Here 14Modification of Standard: Section 5.9.1 – Connecting Sidewalk
Specific Subsections:
5.9.1(C)1
5.9.1(C)5(a)
5.9.1(D)1
Standard requires a
pedestrian access through a
delineated walkway from the
public street’s sidewalk to
the building’s entrance.
The plan does not include a
safe and formal pedestrian
walkway from the Innovation
Drive to the site.
Innovation
Drive
SUPPLEMENTAL DOCUMENTS
Supplemental Docs Packet Pg. 57
Headline Copy Goes Here 15Modification of Standard: Section 5.9.1 – Connecting Sidewalk
Staff findings – not detrimental to the public good and a physical hardship
Retrofitting an existing site with respect to the challenging and unique configuration, design, and
conditions requires extensive coordination and analysis to determine feasibility, appropriate trade-offs,
and requirements.
Constructing a 300 lineal foot walkway to Innovation Drive is disproportionate to the extent of the
project; however, the plan does what is feasible to improve connectivity with a new walkway and trail
connection.
Connection to the Power Trail
Colorado Early Colleges denied a request for a pedestrian access easement utilize their existing
walkway system to access the site from Innovation Drive.
SUPPLEMENTAL DOCUMENTS
Supplemental Docs Packet Pg. 58
Headline Copy Goes Here 16Modification of Standard: Section 5.9.1(L) – Parking Stall Dimensions
The plan proposes a reduction in the parking lot drive aisle width from 24 feet to 20 feet and 23 feet and a
reduction in the parking stall depth from 19 feet to 18 feet for the west and east parking lots.
The plan meets all other required parking stall dimensions.
SUPPLEMENTAL DOCUMENTS
Supplemental Docs Packet Pg. 59
Headline Copy Goes Here 17Modification of Standard: Section 5.9.1(L) – Parking Stall Dimensions
Staff findings – not detrimental to the public good, nominal and inconsequential, and a physical hardship
The condition of the current asphalt in addition to applicable landscaping and emergency access
requirements drove the need to restructure the parking lot which subsequently triggered the parking
stall dimension standards.
The severe physical limitations of the east parking lot prohibit meeting all relevant parking lot and
landscape requirements; however, the development plan includes significant upgrades to the width of
the drive aisle, the landscape islands, and the exterior canopy trees which line and shade the lot.
While minor changes will be performed within the west parking lot, the lot will be retrofitted within the
existing footprint, effecting negligible changes to the overall site configuration.
The east parking lot is a minor portion of the entire development plan and intended for the sole use of
the employees of the industrial warehouse. Considering the visibility of the east lot, the current parking
dimensions, and the improvements accomplished with respect to the severe site constraints, the
modification is negligible.
SUPPLEMENTAL DOCUMENTS
Supplemental Docs Packet Pg. 60
Headline Copy Goes Here 18Staff Recommendation
Approval of the two Modification of Standards for:
Subsections 5.9.1(C)1, 5.9.1(C)5(a), 5.9.1(D)1 – Connecting Sidewalk
Section 5.9.1(L) – Parking Stall Dimensions
Approval of the Pickleball Ventures combined Major Amendment and Final Development Plan, #FDP250001
SUPPLEMENTAL DOCUMENTS
Supplemental Docs Packet Pg. 61