Planning Commission

PLANNING COMMISSION REGULAR MEETING City Council Chambers, 128 Main Street July 22, 2026 | 6:00 P.M. AGENDA 1. Call to Order, Roll Call and Pledge of Allegiance 2. Special Presentations: NONE 3. Approval of Minutes: A. June 24, 2026 4. Public Hearings: A. SPECIAL REVIEW USE (Case No. SRU 2026-002) “Royal Gorge Cycles LLC” in the CB, Central Business District Location: E2 Of Lot 2 Blk 17 Canon City, 227 Main Street Applicant: Greg DiRito (dba Royal Gorge Cycles LLC) 5. Announcements/Discussion Items: 6. Adjournment NEXT PLANNING COMMISSION MEETING IS SCHEDULED FOR AUGUST 26, 2026  PLANNING COMMISSION MEETING June 24, 2026 6:00 p.m. ACTION MINUTES CALL TO ORDER: Vice Chairman Wellott called the Regular Meeting to order at 6:00 p.m. PRESENT ABSENT Planning Commission Chair LeDoux X Planning Commission Vice Chair Wellott X Planning Commissioner Clark X Planning Commissioner Clement X Planning Commissioner Suther X Planning Commissioner Smith X Planning Commissioner Malejko X City Council Member Rep Meloni X ALSO PRESENT: City Administrator, Ryan Stevens, City Attorney Austin Pierce- Flanagan, and Secretary, Denise Warren. PLEDGE OF ALLEGIANCE: Vice Chairman Wellott led the Pledge of Allegiance. 1. Approval of Minutes: On motion by Commissioner Clark and second by Commissioner Malejko, those members present, approved the action minutes with corrections of April 22, 2026, for the Planning Commission meeting and May 27, 2026, Regular Planning Commission meeting. 2. Public Hearings: Special Review Use (Case No. SRU 2026-001) FINDINGS OF FACT: On motion by Commissioner Clark and second by Commissioner Clement the Planning Commission cites the four Findings of Fact on the proposed Special Review Use for SNAP Fitness. MOTION: On motion by Commissioner Suther, seconded by Commissioner Malejko, the Planning Commission voted to recommend that City Council approve the Special Review Use (SRU) to allow Snap Fitness to operate as a Recreational Facility within the GC (General Commercial) Zone District, located at 3215 E. U.S. Highway 50. 3. Announcements/Discussion Items: Planning Commission June 24,2026 All meetings are televised. To view the meeting, follow the link: https://www.youtube.com/watch?v=uAF_w4DFosY 4. Next Regular Planning Commission meeting is scheduled for July 22, 2026. ADJOURN: The meeting adjourned at 6:20 p.m. ___________________________ Robert Wellott, Vice Chairman ____________________________ Denise Warren, Secretary _____________________________ Ryan Stevens, City Administrator Planning Commission June 24,2026 All meetings are televised. To view the meeting, follow the link: https://www.youtube.com/watch?v=uAF_w4DFosY  CITY OF CAÑON CITY, COLORADO Staff Report | Community Development Department Planning & Zoning Division To: City of Cañon Planning Commission From: Ryan Stevens, City Administrator Date: July 22, 2026 Regarding:Public Hearing Special Review Use [Case No. SRU 2026-002] Retail Sales of Small Recreational Equipment and Vehicles in the CB, Central Business Zone District Royal Gorge Cycles LLC at 227 Main Street Section 1. Subject & Proposal: Location: 200 Block of Main Street between DiRito’s Restaurant to its east and Estes building to the west. Property Owner: DiRito’s Restaurant, LLC Applicant: Royal Gorge Cycles, LLC Proposal: Applicant and owner seek to fill the space formerly occupied by MariBelles Boutique. The intent is to locate a motorcycle sales shop in this space. Under the land use tables identified in Chapter 17.03 of the Unified Development Code (UDC), “Retail sales of small recreational equipment and vehicles” is considered a Special Review Use. Special Review Uses are discretionary uses under zoning which require recommendation by Planning Commission and approval by City Council. Applicable Notice: Signs were posted on the property at least fifteen (15) days prior to the Public Hearing for City Council. Notice of the Planning Commission public hearing is not required, however the Planning Commission hearing date was included with the notice for the City Council hearing. Section 2. Background: History: The subject property has previously been occupied by MariBelles Boutique. This building was built in 1898. The building is comprised of one lot (Refer to Figure 1: Vicinity Map, on the next page.) Community Development Department Memorandum July 22, 2026 Public Hearing: Special Review Use: Retail Sales of Small Recreational Equipment and Vehicles at 227 Main Street [Case No. SRU 2026-002] Page 2 of 10 Late last year, MeriBelles Boutique closed operations. The space MariBelles Boutique occupied has remained vacant since this closure. Figure 1: Vicinity Map Site Data: The subject property is a 2,640 square-foot lot with a 1408 square-foot building. The property is bordered on three sides (to the north, east and west) by other CB, Central Business District zoned property. This includes a vacant/unoccupied building (west), DiRito’s Restaurant (east) and Cañon CrossFit (north). The land to the south is Main Street with the Clocktower across Main Street to the south. Land Use Summary Data: Total Site Area: 2,640 square-feet Existing Zoning: CB – Central Business District Existing Use: General retail less than 10,000 square feet Proposed Use: Retail sales of small recreational equipment and vehicles and add Motorcycle Sales to the above use. Community Development Department Memorandum July 22, 2026 Public Hearing: Special Review Use: Retail Sales of Small Recreational Equipment and Vehicles at 227 Main Street [Case No. SRU 2026-002] Page 3 of 10 Figure 2: Various views from around 227 Main Street Surrounding Zoning & Uses: North: CB, Central Business District; Cañon CrossFit East: CB, Central Business District; DiRito’s Restaurant South: CB, Central Business District; Clocktower West: CB, Central Business District; Vacant Building Section 3. Analysis: Rationale for Special Review Use: Retail sales of small recreational equipment and vehicles in the Central Business District The Use Table contained in Section 17.03.040 of the UDC has been recently amended to allow sales of motorcycles, all-terrain vehicles, snowmobiles and personal watercraft in the CB, Central Business District Commercial zone as a Special Review Use. Greg DiRito, the owner of DiRito’s Restaurant, LLC and Royal Gorge Cycles, LLC petitioned the City to amend the Code for the purposes of locating a motorcycle sales shop at 227 Main Street. Applicable Land Use Code Criteria: Section 17.10.030(B) of the UDC provides three criteria for the evaluation of Special Review Use (SRU) requests: Community Development Department Memorandum July 22, 2026 Public Hearing: Special Review Use: Retail Sales of Small Recreational Equipment and Vehicles at 227 Main Street [Case No. SRU 2026-002] Page 4 of 10 a. Complies with all requirements imposed by this chapter, b. Is consistent with the purposes of this UDC, and, c. Is designed to be compatible with surrounding land uses and the area where it will be located. Figure 4: Applicant’s floorplan layout of Royal Gorge Cycles, LLC recreation facility at 227 Main Street Thus, to approve the application, all the criteria in Section 17.10.030(B) of the UDC must be met. With respect to criterion (a), Section 17.10.030(A) of the UDC reads as follows: Although each district is primarily intended for a predominant type of use (such as dwellings in residential districts), there are a number of uses which may or may not be appropriate in a particular district depending upon, for example, the location, nature of the proposed use, character of surrounding development, traffic capacities of adjacent streets, and potential environmental impacts. These factors dictate that the circumstances of development should be individually reviewed. It is the purpose of the special review use permit process to provide review of such uses so that the community is assured that they are compatible with their locations and surrounding land uses and will further the purposes of this UDC. This definition of “applicability” doesn’t necessarily impose conditions, but it is establishing relevant factors for consideration. To put this particular special review use request into context, the applicant is seeking to fill a currently vacant tenant space with a retail sales of small recreational equipment and vehicles use. This facility will contain motorcycles for sale along with ancillary retail. As such, while it is a change of use from the previous retail tenant, the activity generated by motorcycle sales location would appear to be similar to retail, with similar parking demand as to other retail shops downtown. This does not appear to be placing more demand on parking facilities or access roads to the property than it was designed to accommodate. Staff therefore finds that criteria (a) has been satisfied. Criteria (b) pertains to consistency of the request with the purpose of the UDC, as defined in Section 17.01.020(A) of the UDC: A. Pursuant to the authority granted to the City by Article X, § 6 of the Colorado Constitution, the Charter of the City of Cañon City, Article 23 of Title 31, Colorado Revised Statutes, 1973 as amended, Article 20 of Title 29, Colorado Revised Statute, Articles 65 through 68, Title 24, and other applicable statutes, the City enacts this title for the purpose of promoting the health, safety, convenience, order, prosperity, and general welfare of the present and future inhabitants of the City and to implement policies and action as called for in the Comprehensive Plan and other adopted City ordinances, regulations, policies and plans by: 1. Lessening congestion in the streets and roads; 2. Securing safety from fire and other dangers, including natural hazards; Community Development Department Memorandum July 22, 2026 Public Hearing: Special Review Use: Retail Sales of Small Recreational Equipment and Vehicles at 227 Main Street [Case No. SRU 2026-002] Page 5 of 10 3. Providing adequate access to light and air; 4. Classifying land uses; 5. Providing for the distribution of land development and utilization; 6. Avoiding undue congestion of population; 7. Promoting coordinated and sound development; 8. Providing for higher quality site and land planning, to conserve open space, and to promote more efficient and attractive use of open space; 9. Establishing, regulating, restricting, and limiting uses; providing for the gradual elimination of nonconforming uses, buildings, and structures, and eliminating uses to which such structures are devoted when the use is discontinued, or the structure is destroyed or damaged in major part; 10. Eliminating structures or uses on or along any storm or floodwater runoff channel or basin as provided by law or otherwise at risk for flooding; 11. Facilitating the adequate provision of transportation, multi-mobility, water, schools, parks, sewerage, and other public requirements; and 12. Other means in accordance with the Cañon City Comprehensive Plan (master plan) and the zoning map adopted as a part of this UDC. Of these 12 points, items 5, 7, and 9 would seem to be the most relevant to this Special Review Use. It should be noted that this request intends to fill a current vacancy within the Central Business District zone. The CB zone is meant to be a pedestrian-oriented zone district and the City has made a lot of progress over the years removing curb cuts and making the downtown core more walkable. The code amendment tried to address any concerns with this use in this zone district by requiring the vehicles to be stored indoors, restricting outdoor display of vehicles, and prohibiting the servicing of vehicles. Given this, staff finds this proposal is consistent with the purpose of the UDC. Criteria (c) pertains to compatibility with surrounding uses. In this case, the examination of compatibility pertains to other uses within the Central Business District. The CB district contains a variety of retail uses. Though this use is unique in permitting the sale of certain small vehicles, staff do not find that it substantially distracts from the pedestrian-oriented surrounding uses considering the required use-specific standards for the use. Namely, the use-specific standards mitigate the perceived impact of the use and thereby make it more compatible with the surrounding area by requiring: 1. Vehicles to be stored within an enclosed building or locked area. 2. Outdoor display of vehicles or related equipment to be prohibited. 3. Servicing or repairing vehicles to be prohibited. 4. Deliveries of motorized inventory to occur from the alley to the maximum extent possible. Response to Public Notice: All notice requirements have been met. As of the date of this staff report writing, staff has received no inquiries or comments regarding this application. Should any inquiries be received by staff, Planning Commission will be updated at the Public Hearing. Community Development Department Memorandum July 22, 2026 Public Hearing: Special Review Use: Retail Sales of Small Recreational Equipment and Vehicles at 227 Main Street [Case No. SRU 2026-002] Page 6 of 10 Section 4. Referral Agency Comments: Below is a summary of comments received from applicable City departments and outside referral agencies on this application: City of Cañon City Building Department: No comments received to date ATMOS Energy: City of Cañon City Engineering Department: No comments received to date No comments received to date Qwest Communications: City of Cañon City Police Department: No comments received to date No comments received to date Cañon City Area Fire Protection District: City of Cañon City Public Works No comments received to date Department: No comments received to date Colorado Department of Transportation (CDOT): Black Hills Energy: No comments received to date No comments received to date Section 5. Recommendation: Following a Public Hearing on this request, Planning Commission will need to cite findings of fact as it pertains to this application and hearing and forward a recommendation to Council. Staff makes the following recommendations: 1. That Planning Commission cite the four Findings of Fact on the proposed Special Review Use contained in Section 6. 2. That Planning Commission recommend Council approve the Special Review Use to permit Royal Gorge Cycles, LLC to conduct retail sales of small recreational equipment and vehicles use in the CB, Central Business Zone District at 227 Main Street. Section 6. Findings of Fact & Proposed Motion: Findings of Fact regarding the Special Review Use request to allow a Retail Sales of Small Recreational Equipment and Vehicles Use (Royal Gorge Cycles, LLC) at 227 Main Street: 1. The City of Cañon City Planning Commission has found the following three findings required by §17.10.030 of the UDC have been satisfied in that the proposed Special Review Use to Community Development Department Memorandum July 22, 2026 Public Hearing: Special Review Use: Retail Sales of Small Recreational Equipment and Vehicles at 227 Main Street [Case No. SRU 2026-002] Page 7 of 10 allow retail sales of small recreational equipment and vehicles in the CB, Central Business District at 227 Main Street: a. Complies with all requirements imposed by this chapter, b. Is consistent with the purposes of this UDC, and, c. Is designed to be compatible with surrounding land uses and the area where it will be located. 2. Adequate Public Notice, as required by the Cañon City Municipal Code has been provided; and, 3. Planning Commission has conducted a Public Hearing on the proposed SRU, providing adequate opportunity to concerned citizens to speak in favor or against the proposed revisions. 4. The establishment of a retail sales of small recreational equipment and vehicles use (Royal Gorge Cycles, LLC) at this location will not materially change the character of this commercial area of town. Suggested Motions: “I move the Planning Commission adopt the four Findings of Fact regarding the proposed Special Review Use to allow retail sales of small recreational equipment and vehicles in the CB, Central Business District at 227 Main Street.” “I move the Planning Commission recommend Council approve the Special Review Use to permit Royal Gorge Cycles, LLC to operate a retail sales of small recreational equipment and vehicles use in the CB, Commercial Business District at 227 Main Street.” Section 7. Exhibit Attachments: A. Vicinity Map: 227 Main Street B. Project narrative for Royal Gorge Cycles, LLC Community Development Department Memorandum July 22, 2026 Public Hearing: Special Review Use: Retail Sales of Small Recreational Equipment and Vehicles at 227 Main Street [Case No. SRU 2026-002] Page 8 of 10 Community Development Department Memorandum July 22, 2026 Public Hearing: Special Review Use: Retail Sales of Small Recreational Equipment and Vehicles at 227 Main Street [Case No. SRU 2026-002] Page 9 of 10 Community Development Department Memorandum July 22, 2026 Public Hearing: Special Review Use: Retail Sales of Small Recreational Equipment and Vehicles at 227 Main Street [Case No. SRU 2026-002] Page 10 of 10 Narrative: I have been in process of creating a legal allowance and now a Special Review Use proposal to the City of Canon City. The property in question is 227 Main Street, in downtown Canon City. I am in legal allowance now, under the guidelines of updated zoning, and I am seeking legal approval from the City of Canon City Planning Commission and the City Council. The property is zoned for Central Business and has been approved for retail in 2024. It has completed building department requirements, during a project in 2024. It has an ADA acceptable bathroom, and accessibility as well as front and rear points of egress. This business proposal is for Royal Gorge Cycles LLC. I am seeking approval for light "boutique" style powersports dealership allowance. This business will sell used powersports equipment, apparel, and safety apparel. Though this is a new concept for Central Business, as of recent, it is my belief that this business will offer a diversification on Main Street and will be a good neighbor to adjoining businesses. We understand the requirements set forth under the SRU process under municipal code 17:05:120: 1.) Products will be stored in building or locked area 2.) Outdoor display shall be prohibited 3.) Servicing of vehicles prohibited 4.) No products displayed outside the building on the sidewalk We have completed the state and federal legal requirements to begin a new business, it is my hope that with City of Canon City approval, we can complete dealership application to the State of Colorado and become a sale tax and employment contributor to the City of Canon City.  00 "Tl 00 3 fo 0 ['J C• .... ::, C, (') 3 0 0 C '< ::, 'JJ ::J CJ ;:t: 0 0 '"'t 3 .... A] w -=i --0 t- 0 CJ o· "-' 0 n tf'; if) A: --, m t,r, ::J ---; J> C 7-! J'.- z -, r r ("", Narrative I have been in process of creating a legal allowance and now a Special Review Use proposal to the City of Canon City. The property in question is 227 Main Street, in downtown Canon City. I am in legal allowance now, under the guidelines of updated zoning, and I am seeking legal approval from the City of Canon City Planning Commission and the City Council. The property is zoned for Central Business and has been approved for retail in 2024. It has completed building department requirements, during a project in 2024. It has an ADA acceptable bathroom, and accessibility as well as front and rear points of egress. This business proposal is for Royal Gorge Cycles LLC. I am seeking approval for light "boutique" style powersports dealership allowance. This busi.ness will sell used powersports equipment, apparel, and safety apparel. Though this is a new concept for Central Business, as of recent, it is my belief that this business will offer a diversification on Main Street and will be a good neighbor to adjoining businesses. We understand the requirements set forth under the SRU process under municipal code 17:05:120: 1.) Products will be stored in building or locked area 2.) Outdoor display shall be prohibited 3.) Servicing of vehicles prohibited 4.) No products displayed outside the building on the sidewalk We have completed the state and federal legal requirements to begin a new business, it is my hope that with City of Canon City approval, we can complete dealership application to the State of Colorado and become a sale tax and employment contributor to the City of Canon City.