HomeMy WebLinkAboutPlanning and Zoning Commission - MINUTES - 06/25/2025Planning & Zoning Commission
REGULAR MEETING
June 25, 2025 – 6:00 PM
Council Chambers, City Hall 300 Laporte Ave
Also via Zoom
CALL TO ORDER: 6:00 PM
ROLL CALL
a. Board Members Present – Adam Sass (Chair), Russell Connelly (Vice Chair), York, Kent
Bruxvoort, Shirley Peel, Julie Stackhouse
b. Board Members Absent – Ted Shepard
c.Staff Members Present – Frickey, Kidwell, Yatabe, Schumann, Redd, Kleer, Myler
AGENDA REVIEW
Clay Frickey, Planning Manager, provided a review of the agenda.
CITIZEN PARTICIPATION
None.
CONSENT AGENDA
1.CONSIDERATION AND APPROVAL OF THE MINUTES OF APRIL 17, 2025
The purpose of this item is to approve the minutes from the April 17, 2025, meeting of the Planning and
Zoning Commission.
2.ACCESSORY BUILDING – 5335 S COUNTY ROAD 7 – NA
This is a request to construct an approximately 5,994 sq. ft.
accessory building with a 1,695 sq. ft. covered patio located at 5335
S County Road 7 (parcel # 8604000026) and in the Urban Estate
(UE) Zone District. Any accessory building greater than 2,500 sq. ft.
STAFF:
PROPERTY
OWNER:
Motley Gordon W/Tonya S
6990 Ridgeline Dr
Timnath, Co 80547-2218
APPLICANT:
Rudkin Design Build
6420 Kimmer Ln.,
Fort Collins, CO 80524
3. CHERRY ST COTTAGES EXTENSION REQUEST - FDP180024
DESCRIPTION: This is a request for a one-year extension due to two primary
reasons. First, the applicant has recently experienced a number of
serious health issues, all of which require rehabilitation and
recovery. Second, market conditions are currently impacted by
increasing interest rates and economic uncertainty, especially for
small builders. Marketing efforts continue for Cherry Street Cottages
and the applicant has maintained ongoing engagement with a local
STAFF:
Arlo Schumann, Planner
PROPERTY
OWNER/
APPLICANT:
Evan Gilmartin
2519 S Shields St.
Fort Collins, CO 80525
Commissioner Bruxvoort made a motion, seconded by Commissioner Stackhouse, to approve
the Consent Agenda. Yeas: Peel, Stackhouse, York, Bruxvoort, Connelly, and Sass. Nays: None.
THE MOTION CARRIED.
DISCUSSION AGENDA
4. PEDERSEN TOYOTA FILING ONE – MJA250001
DESCRIPTION: This is a request for a Major Amendment to replat the two lots
located at 4455 S College Ave and 170 Kensington Dr (parcels
#9735445001 and 9735431001) into one and to expand the existing
Pedersen Toyota dealership. The proposal includes adding
approximately 24,630 sq. ft. to the existing 26,700 sq. ft. building.
There are 307 vehicle parking spaces proposed to be utilized by
customers, employees and inventory parking as well as 4 bike
parking stalls. Access is proposed to remain off Kensington Dr. Both
properties are located in the General Commercial (C-G) Zone
District. This proposal is subject to a Type 2 Planning & Zoning
STAFF:
Arlo Schumann, Planner
PROPERTY
OWNER:
Pedersen Properties Ltd
4455 S College Ave
Fort Collins, CO 80525
APPLICANT:
Kimley-Horn
3325 South Timberline Road, Suite 130
Fort Collins, CO 80525
Staff Overview
Arlo Schumann, Planner, outlined the proposal for a major amendment to the Pedersen Toyota dealership
property at 4455 S. College Avenue, which is in the General Commercial (CG) zone district and transit-
oriented development overlay district. He stated the proposal is to replat two existing lots into a single lot
and expand the existing dealership.
Applicant Presentation
Ryder Riddick, Kimley-Horn, introduced the project team and provided an outline of the presentation.
Ron Emery, Pedersen Toyota Vice President of Operations, commented on the importance of the
community to Pedersen Toyota and discussed the non-profits supported by the business. He stated the
new building will allow for quicker service to better support the community.
Riddick discussed the original development of the Pedersen dealership and the business’ purchase of the
neighboring storage facility lot which is now undeveloped and used for inventory parking. He outlined the
proposed site plan for the expansion, which would add 24,144 square feet to the facility resulting in a total
building area of 51,366 square feet. He stated the expansion would include an updated showroom and
additional service bays.
Riddick discussed the site drainage plan and noted the expansion does not propose any new access points
to the property. He also noted there will be updated landscaping and a pedestrian push button at the
intersection of Kensington and College. Riddick went on to show renderings of the proposed project.
Staff Analysis
Schumann discussed the history of the site, noting it was originally annexed in 1978. He showed the site
plan and noted a portion of the existing building that faces College Avenue will be demolished for the
expansion. He also showed renderings of the building elevations noting the project is in general
compliance with the standards for commercial buildings of this type, including varying roof heights, changes
in materials and colors, and articulation.
Schumann stated staff has made the following findings of fact and conclusions in its review of this proposed
project: the project meets the standards and definitions found in Land Use Code Articles 1-7, the plan
complies with the applicable procedures and administrative requirements in Article 6, the plan complies
with the relevant standards in Article 5, and the plan complies with the relevant standards in Section 2.3.4.
Therefore, staff is recommending approval of the major amendment.
Commission Questions
Commissioner Bruxvoort stated the traffic impact study concluded there would be no significant impacts to
the existing street network; however, with the building nearly doubling in size, he questioned that
conclusion. Emily Felton, Kimley-Horn, replied that the traffic impact study looks at the timing of when
traffic is introduced, and Pedersen Toyota would not introduce traffic at peak times.
Public Comment
None.
Commission Discussion
Commissioner Bruxvoort asked about the fence and whether it will remain. Schumann replied there is an
existing chain link fence on the property that was meant to be temporary in nature, and it will be removed
until construction begins.
Chair Sass commended the applicant presentation and staff report.
Vice Chair Connelly stated the project is very thoughtfully designed and he plans to support it.
Commissioner York concurred.
Commissioner York made a motion, seconded by Commissioner Peel, that the Planning and Zoning
Commission approve the Pedersen Toyota Major Amendment MJA250001 finding that the Major
Amendment complies with all applicable Land Use Code requirements. This decision is based
upon the agenda materials, the information presented during the work session and this hearing,
and Commission discussion. The Commission adopts the information, analysis, findings of fact,
and conclusions contained in the hearing staff report. Yeas: York, Stackhouse, Peel, Bruxvoort,
Connelly, and Sass. Nays: none.
THE MOTION CARRIED.
5. PICKLEBALL VENTURES – FDP250001
DESCRIPTION: This is a request for a Major Amendment and Final Development
Plan for a pickleball facility at 4401 Innovation Dr (parcel
#8731408019). The proposal includes renovating approximately
32,000 sq. ft. of the existing 60,000 sq. ft. building for pickleball
use, with the remainder of the building remaining vacant for now.
The facility will include 11 indoor and 6 outdoor courts, a grab &
go food cafe, pro shop, lounge area, coffee bar and supporting
offices and meeting rooms. There are 139 vehicle parking
spaces, and 56 bike parking stalls proposed. Access is to remain
off Innovation Dr. Located in the Harmony Corridor (HC) Zone
District. This proposal is subject to a Type 2 Planning & Zoning
STAFF:
Redd, Specialist
PROPERTY
OWNER/
APPLICANT:
Neil Bellefeuille and Michael Zervas
Zero Zero Two
4401 Innovation Drive
Fort Collins, CO 80525
Commissioner York disclosed that he used to work with the person who did the sound study; however, they
no longer work together. Additionally, he disclosed he knows people who live across the park from the
site, though he has no financial interest with them or the proposed project.
Commissioner Bruxvoort disclosed he has had a previous working relationship with the project architect,
though that will not impact his ability to remain neutral.
Myler read a letter from Sheila Hockley that was received after the packet was finalized expressing concern
about noise and impacts to her property value. She expressed opposition to the project.
Staff Overview
Redd, Specialist, stated the proposed project is located at 4401 Innovation Drive, near the Harmony and
Timberline intersection. She outlined the surrounding property uses, including Golden Meadows Park,
Colorado Early Colleges High School, and Kruse Elementary School. She stated the project is a major
amendment/final development plan combination which proposes adaptive reuse of the site and allocates a
bit over half of the existing building to an indoor pickleball facility with accessory outdoor courts. She stated
the other portion of the building will be an industrial warehouse and noted there are two requested
modifications of standard.
Applicant Presentation
Ken Merritt, JR Planners, Engineers, and Landscape Architects, and representative of Zero Zero Two, the
property owners and applicants, discussed the site and surrounding properties. He noted access to the
site is taken via Innovation Drive through the Colorado Early Colleges drive lane which has a public access
easement. He stated there is a great deal of support for the proposed project among businesses in the
Golden Meadows Business Park, particularly given the blighted condition of the property.
Merritt showed photos of the property and discussed the pickleball facility, which will have 11 indoor courts,
a lounge, coffee and juice bar, restrooms, and offices. The exterior of the building will house six courts and
a plaza area. He noted the outdoor courts will be surrounded by 10-foot chain link fencing.
Merritt discussed the acoustical analysis conducted and stated the facility falls well within the allowed
decibel level; however, they will still be attaching some sound absorbing acoustical material to the chain
link fencing. Additionally, there are several mature blue spruce trees along the northern edge of the
property which will also provide an acoustic benefit.
Merritt stated there will be a significant resurfacing and reconstruction of the parking lot which will provide
for adequate emergency vehicle and trash hauling truck access. He noted the modifications of standard
requests are to reduce the drive lane width from 24 feet to 23 feet in the parking lot and to reduce the
eastern drive lane width from 24 feet to 20 feet. Additionally, there is a request for a reduction in the depth
of parking spaces from 19 feet to 18 feet.
Merritt stated there would be two entrances into the pickleball facility and new landscaping will be installed.
He stated there are also improvements associated with the industrial warehouse use, including
landscaping, the addition of some parking islands on the east side of the building, widening an existing
concrete drive from 15 to 20 feet, and installing a wood screen fence along the eastern boundary.
Additionally, Merritt noted the project will extend a pedestrian and bike trail from the Power Trail to the site
and will provide a landscaped point of refuge and bike racks. Merritt stated this will be a phased project
with the pickleball facility being constructed first, including the trail extension.
Merritt noted there is an existing sensitive natural area on the park property, and as a result, the project is
proposing the development of a 50-foot natural area habitat buffer which will include the maintenance and
protection of the existing coniferous trees and the installation of native grass species and other plantings.
Merritt outlined the proposal for an underground LID water quality vault which will drain into the existing
drainage swale on the Golden Meadows Park property. He noted that a letter of intent for a permanent
access easement and temporary construction easement from the Parks Department was included in the
packet.
Merritt showed renderings of the elevations noting the building will essentially remain as is.
Staff Analysis
Redd noted the property is in the Harmony Corridor zone district which is guided by the Harmony Corridor
Plan that calls for a mixed-use corridor with a strong employment base. She stated staff has deemed the
proposed project to be consistent with the Plan, noting it revitalizes the property with a unique and
community-centered adaptive reuse of the building along with site enhancements relative to the constraints
of the site’s existing conditions. She noted that the zone district allows 25% secondary uses, and that
standard is met with the pickleball secondary use.
Redd commented on the main elements of the project and proposed site plan, including the Power Trail
connection, vehicular and bicycle parking, natural habitat buffer zone, and other improvements to the site.
She discussed the two requested modifications of standard, one to Section 5.9.1 which involves site
access, circulation, and parking requirements which staff found would not be detrimental to the public good
and satisfies the physical hardship criteria outlined in Article 6. The second modification is to Section
5.9.1(L) which involves parking stall dimensions. Staff found this modification would not be detrimental to
the public good and satisfies the physical hardship and nominal and inconsequential criteria outlined in
Article 6. She stated staff is recommending approval of the two requested modifications and the combined
major amendment and final development plan.
Commission Questions
Commissioner York asked if the existing path on the north side of the site that connects to the park will be
maintained or removed. Redd replied that it will be left as is, though not upgraded or improved.
Commissioner Bruxvoort asked how emergency vehicles are meant to access the south and east sides of
the building and asked if there is concern about emergency access given the request for a narrower drive
aisle and shorter parking stalls and the fact that many people drive SUVs and large trucks. Merritt replied
that adequate emergency vehicle access is provided through the parking lot around the outer perimeter.
He noted PFA requires a 20-foot-wide aisle with wider turning radii. He commented on the site constraints
and stated the turn access has been provided around the perimeter of the parking lot and an emergency
access easement runs from the western property boundary to the eastern property boundary. Additionally,
he noted there will be a no parking area that will allow for a hammerhead turn around space which PFA
has approved, and the building will be fire sprinklered.
Commissioner Stackhouse thanked the applicant for the noise study information. She asked if the traffic
or noise associated with the industrial warehouse use would change any of the analysis. Merritt replied
that the acoustical analysis was only done for the pickleball courts, and the industrial warehouse will need
to comply with applicable noise decibel requirements. He noted the warehouse is a fairly small use, though
there will be delivery trucks. Additionally, he stated that when a tenant is identified, there will likely be the
need for at least a minor amendment to the plans, or perhaps a major amendment depending on the
proposed use.
Chair Sass asked if the area where the outdoor pickleball courts will be is part of the existing parking lot.
Redd replied some of the space is parking lot and some is landscaping. Merritt replied one set of head-in
parking spaces that face the west side of the building, and some existing landscape and paving area will
be removed.
Chair Sass asked how the public will view the chain link fence. Redd replied that view would be considered
from Innovation Drive, a couple hundred feet away. Commissioner York noted it will also be visible from
the Power Trail as it goes through Golden Meadows Park.
Chair Sass asked if appropriate mechanical equipment screening is in place. Redd replied in the
affirmative.
Chair Sass asked how the City handles permanent chain link fences from a zoning standpoint. Redd
replied staff had previously assumed a modification would be required for the chain link fence; however,
the Code allows the fencing because of its depth into the site. Clay Frickey, Planning Manager, noted
chain link fencing is not permitted for screening purposes; however, it is permitted as a fencing type.
Additionally, there will be sound dampening material on the fence.
Chair Sass suggested the topic should be addressed as part of the commercial corridors and centers Land
Use Code updates.
Public Comment
None.
Commission Discussion
Chair Sass requested input on the first modification request.
Commissioner Stackhouse stated she does not have any concerns regarding the modification.
Commissioner York concurred and stated the modification meets the intent of the Code given the physical
constraints of the site.
Commissioner Bruxvoort concurred.
Commissioner Stackhouse made a motion, seconded by Commissioner York, that the Planning and
Zoning Commission approve the modification to the Land Use Code Subsections 5.9.1(C)(1),
(C)(5)(a), and 5.9.1(D)(1), to not require a direct walkway connection from Innovation Drive to the
site’s existing walkway and building entrances. The Commission finds that the modification would
not be detrimental to the public good and the following modification criterion is met: by reason of
exceptional physical conditions or other extraordinary and exceptional situations unique to the
property, namely the existing on- and off-site configuration, the strict application of the named
subsections of 5.9.1 would result in exceptional or undue applicant hardship, and such hardship is
not caused by the applicant. This decision is based upon the agenda materials, information
presented during the work session and this hearing, and Commission discussion. Yeas: Connelly,
Bruxvoort, Stackhouse, Peel, York, and Sass. Nays: none.
THE MOTION CARRIED.
Regarding the second modification to parking stall size and drive aisle requirements, Commissioner
Bruxvoort noted PFA approved the proposal.
Commissioner York stated these modifications are the only way to make the site work.
Chair Sass concurred that the modification is not detrimental to the public good.
Vice Chair Connelly made a motion, seconded by Commissioner Peel, that the Planning and Zoning
Commission approve the modification to the Land Use Code Section 5.9.1(L) to reduce the required
24-foot drive aisle width in the west lot to 23 feet and in the east lot to 20 feet and to reduce the
parking stall width to 18 feet in both lots. The Commission finds that the modification would not
be detrimental to the public good and the following modification criteria are met: by reason of
exceptional physical conditions or other extraordinary and exceptional situations unique to the
property, namely the existing on-site configuration, the strict application of Section 5.9.1(L) would
result in exceptional or undue applicant hardship, and such hardship is not caused by the applicant,
and the plan will not diverge from Section 5.9.1(L) except in a nominal and inconsequential way in
consideration of the entire development plan and will continue to advance the purposes of Land
Use Code Section 1.2.2. This decision is based upon the agenda materials, information presented
during the work session and this hearing, and Commission discussion. Yeas: Connelly, Bruxvoort,
Stackhouse, Peel, York, and Sass. Nays: none.
THE MOTION CARRIED.
Brad Yatabe, City Attorney’s Office, stated he had recommended the Commission place a condition on an
approval that the final plan needs to satisfy any subsequent City administrative review necessary to finalize
it.
Commissioner Stackhouse stated she sees nothing with the proposal that is inconsistent with the
requirements of the Land Use Code. Additionally, she stated the opportunity to revitalize the building will
be beneficial to the neighborhood.
Commissioner York concurred that the unique characteristics of the building make reuse challenging and
stated having a recreational use next to the park will be valuable. Additionally, he noted the building is next
to a railroad track and noise associated with pickleball could not be as disruptive as a train horn.
Chair Sass concurred this is a good reuse of the building and commended the applicant for being creative
in doing so.
Commissioner Peel made a motion, seconded by Vice Chair Connelly, that the Planning and Zoning
Commission approve the Pickleball Ventures Major Amendment and Final Development Plan
FDP250001 with the condition that the final plans satisfy any subsequent City administrative review
necessary to finalize the plan. The Commission finds in consideration of the approved
modifications and conditions that the Major Amendment and Final Plan comply with all applicable
Land Use Code requirements. This decision is based upon the agenda materials, information
presented during the work session and this hearing, and Commission discussion. This
Commission adopts the information, analysis, findings of fact, and conclusions contained in the
hearing staff report. Yeas: Connelly, Bruxvoort, Stackhouse, Peel, York, and Sass. Nays: none.
THE MOTION CARRIED.
6. TOUCHMARK FORT COLLINS – PDP250001
DESCRIPTION: This is a request to develop a long-term care facility at 4710
Cinquefoil Ln (parcel # 8604000017). Touchmark is proposing a 4-
story long-term care facility including assisted living, memory care,
and independent living. Access can be taken from a private drive to
the south. The site is approximately 0.10 mi south of E Harmony and
0.27 mi west of Strauss Cabin Rd. The property is located in
Harmony Corridor District (H-C) zone district and the project is
STAFF:
Kai Kleer, Sr Planner
PROPERTY
OWNER:
Imago Enterprises Inc.
140 Palmer Drive
Fort Collins, CO 80525
APPLICANT:
Touchmark
5150 SW Griffith Drive
Beaverton, OR 97005
Staff Overview
Kai Kleer, Senior Planner, outlined the proposal for a 246-unit, 355-bedroom long-term care facility in
southeast Fort Collins. He stated that the project features a one- to four-story centrally located building
that contains memory care, assisted living, and independent living units, as well as single-unit detached,
and single-unit attached dwellings around the perimeter of the site. The property is located within the
Harmony Corridor (HC) zone district and the Harmony Corridor Plan identifies institutional uses such
as long-term care facilities as closely aligning with the employment vision for the corridor.
Kleer provided the definition of long-term care facility in the Land Use Code and discussed the
evaluation of connectivity in the overall development plan for the area. He also discussed some of the
constraints of the site, including the Fossil Creek Reservoir inlet canal. He stated that even though
street connectivity may be infeasible as contemplated in the ODP, the alternative mitigation strategy
does make it possible to achieve some pedestrian connectivity to the regional trail and multi-modal
connectivity to the property to the north.
Kleer discussed the Plan’s compliance with the Comprehensive Plan and discussed the topics
discussed at the neighborhood meeting, including where the entrance would be, traffic impacts,
completion of the trail system within and beyond the property, and building heights.
Applicant Presentation
Sam Coutts, Ripley Design, stated Touchmark is a national company with 15 locations across the
United States and Canada. He noted they develop, own, and operate all of their facilities and they
place an emphasis on building community within their developments and encouraging active lifestyles.
Additionally, he noted this facility will employ 100-150 individuals.
Coutts provided additional information regarding the site plan noting the most intense use and largest
building is centered on the site with independent one-story living units on the perimeter. He noted the
site was designed to be very walkable and stated an interior private street connects Le Fever to
Cinquefoil. He stated part of the program to address concerns about residents wandering is a well
thought out fence, wall, and gate plan which does not break up connectivity.
Coutts showed some renderings of the main building and commented on the design strategies
implemented to bring a human scale to the development and to have it fit in contextually with
neighboring uses. He noted that the design guidelines will reference Fort Collins’ single-family
detached and duplex building type standards for the independent one-story living units, though they
will still be designed, built, owned, operated, and maintained by Touchmark. He also noted those will
be designed during the construction of the main building.
Coutts discussed some conditions of approval, including one adding a plaza, courtyard, patio or garden
to allow for buildings to be oriented toward one another, and one related to trash collection for the villas.
He noted Republic Services is comfortable with the proposed approach.
Coutts noted the Lady Moon and Harmony intersection is currently failing even without this project, and
there is no desire on the behalf of the City to add extra lanes or change signal timing. He discussed
the alternative mitigation strategies that are part of the Larimer Count Urban Area Street Standards
(LCUASS) used to address constraints that cannot necessarily be fixed. He noted the overall traffic
demand for this type of use is lower given the average age of residents and shuttle service provided.
Coutts outlined the modification requests related to gates noting gates are imperative to the safety of
residents. He stated the gates will be open during the day and closed at night and are not detrimental
to the public good. Additionally, he stated the plan meets the purpose of the Land Use Code equally
well or better than a complying plan, addresses an important community need, and the modification
requests are nominal and inconsequential.
Staff Analysis
Kleer noted one of the main points of conversation regarding the overall development was meeting
street pattern and connectivity standards. He stated that generally, the project does a good job of
extending Brookfield Drive through the site. He noted the main consideration for the Commission
relates to the modification requests to have two gates on a public street and one on the private drive.
Kleer discussed the traffic impact study which showed this project will add 7% more traffic during the
AM peak hours and 2% during the PM peak hours. He outlined the proposed alternative mitigation
strategy per LCUASS, which involves a gated soft path connection to the regional trail that is internal
to the site. He noted the Commission ultimately has purview over the details of the strategy.
Kleer stated staff have found the building orientation for the villas that face one another to be
appropriate with a condition as described in the applicant presentation.
Kleer stated trash and recycling collection remains a staff concern about the overall design of the project
and a condition to address the concern is proposed.
Kleer noted the proposed gate design directly aligns with the standards and guidelines in the Harmony
Corridor Plan. He stated staff is recommending approval of the modifications of standard based on
certain conditions the City’s Traffic Engineer would like to impose, including gates being open during
peak travel times, which the applicant team has agreed to, emergency access via a fob, and that the
gates would be removed if there is a change of use.
Kleer noted the applicant has agreed to expand the limits of the natural habitat buffer zone to the east
of the property.
Kleer stated the project design is exactly what staff is seeking from a compatibility standpoint and all
standards for architecture are met or exceeded. He noted the villas and cottages are considered an
institutional primary use; however, they will be reviewed under the International Residential Building
Code.
Kleer stated staff is recommending conditional approval of the project and approval of the modifications
to gate the street and drive.
Commission Questions
Commissioner York asked if there is a concern that wayfinding applications will direct people to the
gated street. Kleer replied the street is not meant to attract significant through traffic, though they could
look into addressing the issue with wayfinding applications.
Chair Sass asked about the process for a food delivery person, for example, pulling up to a closed gate.
Ryan Benson, Touchmark, replied there is a 24/7 concierge at the front desk and there is a call box on
the gates.
Coutts noted Le Fever will be built out prior to the units being built.
Commissioner Stackhouse asked if staff is proposing any conditions of approval for the PDP. Kleer
replied there is a build to line condition to require a courtyard or plaza and a trash service condition.
Members commented on the subdivision provisions, and it was noted that any future subdivision would
result in a major amendment process.
Commissioner York asked about the proposed bike racks. Coutts replied they have found new racks
that will better accommodate E-bikes and trikes.
Public Comment
Jane Pelletier asked how the project will be accommodating emergency vehicles and visitor parking.
Susan Sheridan noted a map incorrectly identified what is actually Morningside Village, an owner-
occupied condo and townhome development. She requested assurance that Le Fever will be adequate
in terms of width and providing parking and stated she would like the primary entrances to be those
along Cinquefoil. She expressed concern there may be a portion of the building that is five stories in
height.
Applicant Response
Coutts stated the project’s streets have at least the same width as a local street and the cross-sections
have been reviewed and accepted by Poudre Fire Authority. He thanked Ms. Sheridan for the map
correction and noted the site plan was changed to have primary access come from two points on
Cinquefoil. Coutts noted the tallest portion of the building is four stories.
In terms of visitor parking, Coutts stated the majority of the surface parking is off the primary access.
Additionally, there is overflow parking on the east side of the property.
Staff Response
Kleer noted each cottage, and villa will have its own driveway and garage, and parking is also available
on the internal streets. Additionally, he noted Le Fever will be built under current local street standards
to provide for two-way traffic and parking.
Commissioner Stackhouse requested staff provide information as to the role of Poudre Fire Authority
in development review and information regarding the applicable building height standards. Kleer
replied that the portion of the building that faces Le Fever is three stories, making it compatible with the
buildings across the street. Additionally, Kleer noted PFA reviews all development applications that
come through the PDP process, and they have strict requirements around aerial apparatus access. He
noted any project would need to comply with all PFA standards and the project will need to submit for
a separate permit through PFA at the time of building permit.
Commissioner Stackhouse noted that the analysis of compatibility is complicated, but thorough, and in
this case, the building height is compatible.
Commission Discussion
Commissioner York stated he understands the need for the gated entrances and noted there are gates
at other industrial campuses in the area.
Chair Sass and Commissioner Stackhouse concurred.
Commissioner York made a motion, seconded by Commissioner Bruxvoort, that the Planning
and Zoning Commission approve the requested modifications to the Land Use Code Sections
5.4.6(L)(7) and 5.4.6(M)(6) to allow gating of the entryway of the private streets along both Le
Fever Drive and Cinquefoil Lane, and the private drives along Cinquefoil Lane, as shown in the
agenda materials. The Commission finds that the modifications would not be detrimental to the
public good and the following modification criteria is met: the granting of the modifications will
result in a substantial community benefit by facilitating senior housing in furtherance of City
Plan Policy LIV 6.2 without impairing the Land Use Code’s intent and purpose, and the strict
applications of subsections 5.4.6(L)(7) and (M)(6) would compromise resident safety and render
the project practically infeasible in the mixed employment district. This decision is based upon
the agenda materials, information presented during the work session and this hearing, and
Commission discussion. This Commission adopts the information, analysis, findings of fact,
and conclusions contained in the hearing staff report. Yeas: Connelly, Bruxvoort, Stackhouse,
Peel, York, and Sass. Nays: none.
THE MOTION CARRIED.
Commissioner Stackhouse stated she is comfortable with the proposal being as consistent as it can be
with the Land Use Code and noted there is a pressing need for senior housing in the city.
Commissioner Bruxvoort concurred and stated the design is well thought out from a site plan and
building perspective. He commended Touchmark for the thought put into the design.
Commissioner York expressed support for the project and stated it is good use of the physically
constrained parcel. He commended staff and the applicant for explaining the nuances related to
connectivity.
Chair Sass also commended the design team.
Vice Chair Connelly stated the project fits in well with neighboring properties and is designed to be as
compliant as possible with the Land Use Code.
Vice Chair Connelly made a motion, seconded by Commissioner Peel, that the Planning and
Zoning Commission approve the Touchmark Project Development Plan PDP250001 with the
conditions stated in the staff report. The Commission finds that in consideration of the
conditions and approved modifications of standard, the project complies with all applicable
Land Use Code requirements. This decision is based upon the agenda materials, information
presented during the work session and this hearing, and Commission discussion. This
Commission adopts the information, analysis, findings of fact, and conclusions contained in
the hearing staff report. Yeas: Connelly, Bruxvoort, Stackhouse, Peel, York, and Sass. Nays:
none.
THE MOTION CARRIED.
OTHER BUSINESS
None.
ADJOURNMENT
a. Chair Sass moved to adjourn the P&Z Commission hearing. The meeting was adjourned at
9:03 PM.
Minutes respectfully submitted by Krista Kidwell
Minutes approved by the Chair and a vote of the Board/Commission on 08/21/25