By High Country Advocate Staff
Meeting at a Glance
Date: September 25, 2025
Location: Woodland Park City Hall
Attendance: Chair Brown presiding; Vice Chair Larson, Commissioners DeZellan, Hartfield, Hoing, Kennedy, and Newcombe present; Planning Director Karen Schminke and Senior Planner CJ Gates representing staff
Next Meeting: October 9, 2025
Street Vacation Request and Staff Recommendation
The Woodland Park Planning Commission focused its meeting on a public hearing to vacate a portion of South Fairview Street, a 60-foot-wide undeveloped right-of-way between Foster Avenue and Woodland Avenue. The request was submitted by Andre Bruington, a Colorado native and military veteran, who sought to reclaim unused public land adjoining his property at 112 Foster Avenue for construction of a small single-family home.
Staff recommended denial, citing non-compliance with zoning standards, unresolved utility service issues, and the parcel’s non-legal configuration following historical dedications.
Senior Planner CJ Gates explained that the original subdivision, Foster’s Addition to Manitou Park (1889), predated the city’s zoning code by decades. “This subdivision was platted before zoning regulations were adopted in the 1960s,” Gates said, noting that current density and minimum lot standards no longer align with its historic layout.
Planning Director Karen Schminke added that the applicant’s parcel “was land left over after the 1970 dedication of Woodland Avenue,” making it non-buildable under current code. The property measures roughly 2,800 square feet, well below the 7,500-square-foot minimum required in the Urban Residential (UR) zone.
Utility access compounded concerns. The Utilities Department opposed the request, citing the absence of a nearby water main and the need for a city-funded tap extension if approved. Schminke emphasized, “Without infrastructure upgrades and legal correction, the site cannot be developed as a standard residential lot.”
Applicant’s Testimony: A Veteran’s Bid for a Home
Applicant Andre Bruington, who served in the U.S. military from 2011 to 2019, spoke emotionally about the challenges of finding affordable property after returning to civilian life. “When I joined the military, land prices were reasonable. When I got out, they were almost unattainable,” he said.
Bruington described the parcel as an opportunity to build a modest home for his family. “There’s about 1,300 square feet of buildable area — that’s enough for me to build a small home. I’m not a developer. I just want a place for my family.”
He also shared efforts to collaborate with neighbors, including discussions to purchase adjacent parcels to meet minimum lot requirements. “Some of the owners nearby are actually excited,” he said. “They’d finally own the driveways to their rental properties.”
Bruington expressed frustration with prior communication delays from the city. “I was very patient… but after being ignored and seeing no progress, I decided to pursue this request myself,” he said, emphasizing that the city had previously declined to purchase the parcel.
Public Comment: None Received
Despite meeting all noticing requirements — including mailings to surrounding property owners — no public comments were received, either in person or online.
Staff attributed the lack of response to absentee ownership. “Most of the property owners actually live elsewhere,” Schminke noted.
Commission Discussion: Legal and Zoning Challenges
Commissioners discussed the property’s complex legal history and how the right-of-way would be divided if vacated. Schminke explained that under Municipal Code Chapter 12.08, vacated land typically reverts to adjacent owners but must retain legal descriptions compliant with state subdivision laws.
Commissioners also considered whether the parcel could qualify as a grandfathered pre-zoning lot, but Schminke clarified that status applied only to original platted lots, not remnants created by later dedications. “This is a leftover piece. It’s not a legal buildable parcel as it stands,” she said.
Commissioners debated implications for city planning and potential recreation use. One noted that the Parks and Recreation Board had previously expressed interest in tying the area into a trail connection along the American Discovery Trail.
While several commissioners acknowledged Bruington’s service and intent, they agreed the request posed unresolved legal and infrastructure issues. “It’s clear Mr. Bruington’s goal is admirable,” one commissioner said. “But the code and the infrastructure make it impossible to approve as-is.”
Outcome and Next Steps
The commission did not vote, opting instead to refer the matter for further legal and staff review before any recommendation to City Council. Staff committed to re-examining the property’s title and providing options for potential replatting or alternative access.
The meeting adjourned without additional business.
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