Removing Barrier on 22nd St, Loveland
Christine Gaiter
Dear Larimer County Commissioners,
I am writing to request that Larimer County remove the barrier on 22nd Street in Loveland—technically located on county land—to open the road for through traffic specifically between Cascade Avenue and Morning Drive. This request is directed to the County Commissioners solely in the event that the City does not require the Hunters Run West - Tract H developer (Project 25-00100) to open the road as a condition of development approval (public comment deadline is Dec 12th). This barrier has now been in place for more than 50 years.
Namaqua Hills Safety Concerns
Opening 22nd Street would also benefit the Namaqua Hills neighborhood, which currently has only one public access point via Morning Drive onto Highway 34. This concern has been raised in the past by traffic engineer Mathew Delich, who stated that keeping 22nd Street closed creates a safety hazard as traffic on Highway 34 continues to increase. He noted that Namaqua Hills residents must attempt left turns onto Highway 34 from Morning Drive where no traffic signal can stop dangerous oncoming traffic. Delich argued that opening 22nd Street would provide residents an additional egress onto Cascade Avenue, where a traffic signal at Highway 34 provides safe, controlled access. Providing a second means of egress would improve safety for emergency evacuations and daily travel alike.
Emergency Response Concerns
The current barrier forces first responders to take longer, indirect routes when accessing this area from the east. As the neighborhood grows, so does the likelihood of emergency calls. Every second matters in a medical emergency, fire, or safety incident. Opening 22nd Street would provide a more direct path for fire, police, and ambulance services—potentially saving lives of county residents.
Community Access
The Hunters Run West - Tract H development will add 28 new single-family homes immediately north of 22nd Street. Rather than creating isolated pockets of development, opening 22nd Street would knit together the new Hunters Run West community with the established Namaqua Hills neighborhood, while also improving access for Foothills Baptist Church and its congregation.
Foothills Baptist Church, located at 4000 W. 22nd Street, serves families from across the Loveland area. The barrier creates a significant problem for first-time guests: GPS navigation systems assume 22nd Street is a through road and frequently route visitors from the east directly to the barrier, where they find they cannot proceed. This leads to confusion, frustration, and guests arriving late or giving up entirely. For a church trying to welcome new families into the community, this is a real obstacle. Improved access would benefit not only churchgoers but all residents and visitors navigating the area.
Additionally, longtime community members recall that when Foothills Baptist Church was built in 1973, the City/County indicated that 22nd Street would eventually be opened for through traffic. With more than 50 years having passed, we see this development as an ideal opportunity to finally realize that vision by removing the barrier on county land.
I respectfully request that the County remove the barrier on 22nd Street—technically located on county land—to open the road for through traffic, in the event that the City does not take this action.
Thank you for your time and consideration.
Respectfully,
Christine Gaiter
Attendee of Foothills Baptist Church
4000 W 22nd St, Loveland, CO 80538
Kristin Stephens
Kristin Stephens County Commissioner, District 2 | |
Commissioners' Office 200 W Oak St, Fort Collins, 80521 | 1st Floor W: (970) 498-7002| Cell: (970) 443-9577 |
jon.christine.gaiter
Christine Gaiter
Will 22nd Street connect to Morning Drive as part of this project? |
The City understands the safety concerns related to wildfires and the single point of entry for the Namaqua Hills neighborhood. However, extending 22nd Street west is not a requirement for the developer of Hunter’s Run West. Therefore, a connection between 22nd Street and Morning Drive is not being considered as part of this project. Just wondering if the county could do anything about removing this barrier? Thank you, Christine Gaiter |
jon.christine.gaiter
Dear Ms. Gaiter,
I apologize for the delayed response. Thank you for taking the time to share your concerns regarding the barrier on 22nd Avenue and the potential for a connection between Cascade Avenue and Morning Drive. I am responding on behalf of the Board of County Commissioners and staff. We understand why this issue is important to residents of the Namaqua Hills area and appreciate the detailed history and safety considerations you have outlined.
The possibility of a 22nd Avenue connection has been evaluated multiple times since the mid-1990s in coordination with development and annexations within the City of Loveland. During development of the Trimble Hills (Vanguard-Famleco Seventh) subdivision, Larimer County recommended a full roadway connection; however, the City of Loveland approved and constructed the roadway as emergency access only. That configuration has remained in place for approximately 25 years.
In 2011, during review of the Namaqua Hills Central Second subdivision, the City of Loveland requested comments from Larimer County. At that time, the Larimer County Board of County Commissioners formally stated its position that the 22nd Avenue connection should remain emergency access only, consistent with its existing condition.
While Larimer County retains a partial right-of-way interest in a limited segment of 22nd Avenue, the City of Loveland has annexed nearly the entire roadway corridor between Cascade Avenue and the Namaqua Hills subdivision boundary. As a result, roadway classification, access control, and operational decisions—including the presence or removal of barriers—are under the City of Loveland’s jurisdiction. Any change to the roadway would require City approval and coordination, regardless of partial County right-of-way ownership. Decisions regarding opening the roadway to through traffic involve broader transportation planning, traffic impacts, and neighborhood connectivity considerations that fall within the City’s planning authority.
With respect to the Hunters Run West – Tract H development, Larimer County does not have authority to impose roadway connectivity or access conditions on a subdivision that is reviewed and approved by the City of Loveland. Any such conditions would be determined through the City’s development review process.
Looking ahead, any future modifications to 22nd Avenue would be considered through the City of Loveland’s transportation planning efforts. The adopted 2023 Connect Loveland Transportation Master Plan shows 22nd Avenue west of Cascade Avenue remaining a local roadway, with no planned conversion to a through street; the only identified future improvement is a bicycle connection extending toward Morning Drive.
Although the County has participated in past reviews and retains a limited right-of-way interest, Larimer County does not have jurisdiction to remove the barrier or open 22nd Avenue to through traffic. The roadway is under the City of Loveland’s control, and the County’s position since 2011--supported by prior Board action—has been to maintain the connection as an emergency access. For these reasons, Larimer County does not anticipate taking action to remove the barrier.
We appreciate your engagement on this issue and hope this information helps clarify the history, current status, and decision-making authority related to 22nd Avenue. For further consideration of this matter, we encourage continued coordination with the City of Loveland.
Sincerely,
Kristin Stephens, Chair
Board of County Commissioners