Timnath planning commission approves vacation of portion of County Road 3F, reserves trail and utility easements

The Timnath Planning Commission voted 5-0 to approve the vacation of a portion of County Road 3F right-of-way north of Stonefly Drive and to require recorded easements for utilities, emergency access and a pedestrian trail.

Staff presented the application as procedurally compliant with the town's land use notice rules and said the vacation responds to a change in planned access resulting from prior plats and road realignments. Chad (staff member) told commissioners that the segment proposed for vacation was originally part of a north–south access but was superseded when Signal Tree Drive and Stonefly Drive were dedicated and became the primary routes in the area. “It has been determined that there is no longer a public need for this portion of County Road 3F,” Chad said.

The commission's approval requires the applicant to record a blanket easement for all existing and future utilities, to sign and record emergency-access easements, and to record a pedestrian-trail easement aligned with the existing Poudre River Trail. Staff said those easements will be required as conditions of approval before the vacation plat is recorded.

Commissioners asked staff about the southern portion of County Road 3F that currently provides access to a small building at Harmony Road and whether that access will remain. Renzo Bianchi (alternate commissioner) asked whether the southern access “is that still stay and maintained and what?” Chad replied that the right-of-way to the north was vacated earlier and that an access easement currently serves the southern parcel; he said that easement “will likely be vacated once the development in alignment of those proposed uses were to come forward, for that area,” meaning its status could change with future development proposals.

Commissioners also asked who would maintain the former road after vacation. Chad said maintenance responsibilities would shift to the adjacent property owners once the land is no longer a town right-of-way. He added that the town retains limited purview where there are life- or safety-related concerns but that routine maintenance would be a private responsibility after vacation.

No members of the public signed up to speak on the item during the meeting. After discussion the commission moved, seconded and approved the vacation on a 5-0 vote.

Votes at a glance - Consent agenda (approval of Planning Commission minutes for June 3 and June 17, 2025, as amended): approved, 5-0. - Continuance (items 7b and 7c moved to next hearing): continued to August 19 at 5:30 p.m.; approved, 5-0. - Item 7a (vacation of a portion of County Road 3F right-of-way): approved, 5-0. The approval includes the requirements that utility, emergency-access and pedestrian-trail easements be agreed and recorded with the vacation plat.

Background and context Staff reviewed the application against Table 2.1 of the town's land use code notice requirements and against section 2.9.12.9 (vacation and other public easements review criteria). Staff found the proposal consistent with the town's transportation master plan and bicycle plan because the segment is no longer proposed as part of the town's future roadway network after the dedication of Signal Tree Drive and Stonefly Drive. To preserve nonmotorized connectivity, staff recommended reserving a pedestrian-trail easement over the existing Poudre River Trail so the town can maintain and service the trail without the full dedicated right-of-way.

Commissioners heard that two parcels are currently served by the former County Road 3F segment; staff said the vacation would not landlock parcels because recorded access easements will be maintained or created as needed. Staff recommended approval with conditions to ensure the easements are finalized and recorded.

The commission adjourned after the vote and set the next hearing date for items continued to Aug. 19 at 5:30 p.m.