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Loveland council approves Special Planning District 20 for Highlands site, 7–0
Summary
After public comment raising concerns about stormwater, density and affordable units, the council unanimously adopted Resolution 91 to approve an SPD for a 23-unit for-sale development on roughly 1.7433 acres; staff said development guidelines make the concept plan binding and require HOA maintenance of basins and some parking.
Loveland City Council voted unanimously to adopt Resolution 91, approving findings of fact, a conceptual plan and development guidelines that establish Special Planning District 20 (Highlands) for a proposal to build 23 for-sale single-family homes.
During the public hearing, resident Diedra Hazelbaker urged the council not to grant an SPD without explicit public benefits, citing Section 11.501 of the zoning code and warning that the flexibility afforded by an SPD must be earned through demonstrable public returns such as attainable housing, walkability and preservation of open space. Former council member and resident Todd Osborne told the council the council packet omitted prior stormwater engineering materials and stressed the West parcel’s drainage problems, urging the council to table or reject the SPD until stormwater, parking and density issues were resolved.
Staff described the site history and said the property had previously been proposed as larger multifamily projects that did not proceed. Assistant City Manager Chris Wyenich and staff noted the site totals approximately 1.7433 acres, with the developer proposing 23 single-family lots, a gross density of 13.19 units per acre and 0.295 acres of dedicated open space (about 16.9% of the site). Staff also said the applicant requested 14 parking spaces in the right-of-way on Highland and West Main; those spaces and the detention basin would be maintained by a homeowners association under the development guidelines.
Council members supporting the SPD framed the vote as an infill opportunity that advances long-term neighborhood investment. Council member Bateman, who represented Planning & Zoning, said P&Z had vetted the proposal carefully and recommended approval; Council member Hart said he had been torn but expected the project would be a net positive for investment in the area.
Developer Joe Cristo said the project will be HOA-managed and that engineers have prepared stormwater calculations and a sizable detention basin. The council read the resolution and adopted it on roll-call vote 7–0.
The resolution makes the concept plan and development guidelines binding; council and staff indicated the SPD route allows the city to write specific, enforceable conditions into the development agreement. Public commenters’ concerns about prior stormwater reports and omitted materials were recorded in the hearing record.
