The Fort Collins Planning and Zoning Commission on Aug. 21 voted to recommend that City Council annex a 3.368‑acre parcel northeast of Taft Hill Road and La Porte Avenue and place it in the Low Density Mixed Use Neighborhood (LMN) zone district.

The commission’s action follows a staff presentation that said the parcel meets state annexation requirements and is consistent with the City of Fort Collins structure plan map and the Northwest Subarea Plan. "Staff finds that the property meets the state law eligibility requirements to qualify for a voluntary annexation into the City of Fort Collins, and that the requested placement of the low density mixed use neighborhood district, LMN zone, is consistent with the City of Fort Collins structure plan map and the Northwest sub area plan," City Planner Arlo Schuman said during the hearing.

Neighbors and other community members spoke in opposition during the public comment period. Jennifer Bacard, speaking on behalf of adjacent owners Kathy and Kirk Fieseler, said the conceptual plan shown during prior outreach included a 78,000‑square‑foot, four‑story building that would be out of character with the neighborhood and could harm views, privacy and property values. "We strongly oppose the zoning as LMN and recommend that it be zoned residential low density or RL," Bacard said. Several other neighbors echoed concerns about flood risk, traffic and compatibility with existing single‑family lots.

Why it matters: Annexation and initial zoning determine what kinds of development can later be proposed on the parcel. In this case, the commission’s recommendation to City Council would allow multifamily and similar development types aligned with city plans and the approved framework for the area; opponents say the outcome risks allowing projects that would be out of scale and create site‑specific impacts related to drainage, traffic and neighborhood character.

Staff said the site is contiguous to city boundaries, adjacent to a place of worship to the north, single‑family residential to the east and the Puente Verde Natural Area nearby. Schuman showed the Northwest Subarea Plan and the City Plan structure‑map guidance that characterizes this area as LMN and described supporting elements such as inclusion in the residential sign district and Lighting Context Area LC‑1 for low ambient lighting. Commissioners asked staff and city attorneys to clarify how subarea‑plan policies and state annexation law guide their recommendation; staff answered that annexation and associated zoning recommendations are judged principally for consistency with City Plan and adopted subarea guidance.

Commissioners and several speakers also discussed the site’s historic and hydrologic conditions. A number of commenters said parts of the property have flooded in the past and said they would expect a full environmental and development review if the site is redeveloped. "There is a process to make sure that that site will be developed appropriately given its history," Schuman said, adding that detailed stormwater, floodplain and environmental review would be part of any later development application.

Action taken: The commission moved to recommend City Council approve ANX250001 and to place the property in the Low Density Mixed Use Neighborhood district, with placement into the residential sign district and LC‑1 lighting context area. The motion passed on a roll call with all commissioners voting yes.

Next steps: City Council accepted the initiating resolution on July 15 and the annexation was scheduled for first reading on Sept. 2, 2025, according to staff. If council approves annexation and initial zoning, any future development proposals will be subject to separate, more detailed site‑level review, including floodplain and stormwater compliance and required neighborhood outreach.

"We hope the applicant and the neighbors can work together to make a project that fits with the neighborhood," Commissioner Ted (last name on record) said during deliberations.

Ending: The commission’s recommendation does not itself change the parcel’s zoning; it forwards the recommended annexation and LMN placement to City Council for final action. Public comment and technical review at subsequent stages will address detailed issues such as drainage mitigation, specific building heights and circulation.