HOW WILL I KNOW IF A PROJECT IS PROPOSED NEAR ME?
This webpage provides information about development review proposals at all stages of the process. Property owners within at least an 800-foot radius (or a greater distance in accordance with the standards outlined in the Land Use Code) of the boundaries of the parcel are notified via US Postal Service of any neighborhood meetings and hearings for development review proposals. Additionally, a notice is placed in The Coloradoan and a sign is posted on the property when a formal application has been submitted, or earlier, if a neighborhood meeting is planned.
This Week in Development Review - Week of February 15-19
This service is provided to keep community members informed about potential development projects and related policy discussions. To receive a weekly email of the content of this page, please sign up using the orange box at the upper right corner of this page.
INFORMATION ON DEVELOPMENT PROPOSALS
Information on current development proposals is available online. Check out the searchable and sortable table of development proposals under review to find information on formally submitted proposals. You may also search for a proposal by the sign number on a "Development Proposal Under Review" sign, by a keyword search including any part of the project name, street name or number, and more.
CONCEPTUAL REVIEWS & PRELIMINARY DESIGN REVIEWS
Conceptual or preliminary design reviews are the first step in the review process, where applicants can determine the feasibility of a possible project. Preliminary design reviews go into more detail than conceptual reviews. Some projects will move forward into the formal development review process; others will not. Conceptual reviews and preliminary design reviews completed in the past week included:
227 & 231 S. Howes St. Multi-family
This is the conceptual review for a subdivision of the lots at 227 and 231 S. Howes St. The replat would create an 8,225 square foot lot behind the buildings at 227 and 231 S. Howes. The new lot would have frontage on Olive St. The applicant proposes construction of a three-story building with seven residential units. The building would include 10 parking spaces below ground level.
2008 Turnberry Rd. - Wireless Telecommunication Facility
This is the conceptual review for a wireless telecommunications tower proposed to be located in a 70 foot tall silo. The site is currently being used for a single family home. The site is located in the Low Density Mixed-Use Neighborhood (LMN) zone district. Because wireless telecommunication facilities are not one of the allowed uses in the LMN zone district, this proposal would be subject to the Addition of Permitted Use (APU) process. If the proposal proceeds, the Planning and Zoning Board would make a recommendation on the Addition of Permitted Use application, and City Council would make the final decision.
Preliminary Design Reviews
No preliminary design reviews were conducted in the past week.
Neighborhood meetings provide an opportunity for developers to provide preliminary information to neighbors regarding proposed projects before they are formally submitted for review. Neighbors then have the opportunity to provide feedback and/or ask the developer questions about the project as proposed. No neighborhood meetings are scheduled at this time.
DOWNTOWN CHOICES WORKSHOPS
The Downtown Plan team is hosting a pair of in-depth, interactive workshops to refine and examine the key choices facing downtown. These workshops are great opportunities for you to help shape the recommendations in the plan! Light refreshments will be served. Please RSVP here.
Downtown Choices Workshop #1
Parking, Day-to-Day Operations and Management, and Creative Industries
Thursday, Feb. 25, 6-8 p.m.
Canyon West Ballroom, Lincoln Center, 417 W. Magnolia St.
Downtown Choices Workshop #2
Growth & Density, Climate Action Plan Implementation, and Supporting Future Investment in Downtown
Wednesday, March 2, 6-8 p.m.
Canyon West Ballroom, Lincoln Center, 417 W. Magnolia St.
WEST ELIZABETH ENHANCED TRAVEL CORRIDOR (ETC) PLAN "QUESTION OF THE WEEK"
The West Elizabeth ETC Plan is looking for input on different design concepts being considered for the recommended design in a “Question of the Week” poll. This week's question is about "transit signal priority", which could be used at key intersections on West Elizabeth to reduce how long a bus waits at intersections.
To participate, sign up for updates on this project, and to learn more about transit signal priority, visit: Fcgov.com/westelizabeth.
This section typically includes Project Development Plans (PDPs), Overall Development Plans (ODPs), Major Amendments (MJAs), and proposals for annexations, rezonings, and additions of permitted uses. Applications of these types received in the past week include:
Waters' Edge Project Development Plan (new submittal)
This is a plan for a new residential development on 108.5 acres west of Turnberry Road and North of the Richard’s Lake subdivision. Final Plans for project were originally approved in 2010 have expired, requiring a new review/approval of the plans. The development proposes 249 single family dwellings, 82 single family attached townhomes, 48 multi-family dwellings. The project is zoned Low Density Mixed Use Neighborhood (L-M-N) and Urban Estate (U-E), and is subject to approval by the Planning and Zoning Board.
Maverik Convenience Store and Fuel Sales Project Development Plan, 4333 E. Mulberry St. (resubmittal for second round of review)
This is a request to construct a convenience store with fuel sales. Maverik, Inc. proposes to lease a portion of the property located at 4333 E. Mulberry (0.78 acres) and combine it with an adjacent undeveloped parcel of land currently within the City boundaries (0.51 acres). The parcel located at 4333 E. Mulberry is currently has a motel and restaurant. The project proposes to demolish the existing restaurant and to construct a 5,045 square foot convenience store with fuel sales. A landscaped area with tables, a tot-lot and dog run is proposed on the northeast portion of the parcel. The site is located within the General Commercial (CG) Zone District.
Final Development Plans (FDPs) are typically submitted following approval of Project Development Plans or Major Amendments at public hearings, and are reviewed by staff for consistency with the approved plans. Final development plans submitted in the past week include:
Capstone Cottages (resubmittal for second round of final plan review)
This is a proposed development with 201 single-family dwelling units to be used as extra-occupancy rental houses for a total of 888 bedrooms on a 28.3 acre site. 738 parking spaces are proposed. (This project has been appealed to City Council; the appeal will be held at the Feb. 16 City Council meeting.)
Southeast Fort Collins Community Park Project Development Plan (new final plan submittal)
This is a request to develop a 53.7 acre site into a new community park for the City of Fort Collins. The new park would be located approximately at the northeast corner of Kechter Road and Ziegler Road, adjacent to Fossil Ridge High School at the north boundary. The parcel is located in the Low Density MIxed-Use Neighborhood (LMN) zone district.
Information regarding all current proposals, including Minor Amendments (MAs), is available in an interactive table of Development Proposals Under Review, or by calling the Development Review Center at 970-221-6750.
ADMINISTRATIVE/TYPE 1 HEARINGS
Administrative/Type 1 hearings are public hearings conducted by a hearing officer. The hearing officer considers your input an important part of the development review process. Written comments are also welcome, and may be submitted in advance to the project planner, or at the hearing. Written decisions are provided by the hearing officer within two weeks of these hearings. One administrative hearing is scheduled at this time:
Eye Center of Northern Colorado Project Development Plan
Wednesday, March 2, 5:30 p.m., 281 N. College (Conference Room A-D)
This is the public hearing for a proposal for a 33,108 square foot medical building on 4.16 acres on the southeast corner of Ziegler Rd. and Precision Dr. The site is located in the Harmony Corridor (HC) zone.
PLANNING AND ZONING BOARD/TYPE 2 HEARINGS
Friday, March 4
From noon to 4 p.m., the Board will conduct a work session in Conference Room A at 281 N. College Ave.
Thursday, March 10
At 6 p.m., the Board will conduct a regular meeting in Council Chambers at 300 Laporte Ave.
The agenda and hearing packets for work sessions and regular meetings are available online approximately a week before the meetings or by contacting the Development Review Center at 970-221-6750.
Tuesday, Feb. 16 - Regular Meeting
At 6 p.m., City Council will conduct a regular meeting in Council Chambers at 300 Laporte Ave. Agenda items related to planning and development include:
Items Related to the Maverik First Annexation (second reading)
This is a request for an annexation petition with initial zoning for 0.78 acres at 4333 E. Mulberry The site is located south and east of the I-25/Mulberry interchange.
Appeal Hearing - Capstone Cottages Project Development Plan
This is an appeal hearing of the hearing officer's approval of a proposed development northeast of Lincoln and Lemay. The proposal calls for 201 single-family dwelling units to be used as extra-occupancy rental houses for a total of 888 bedrooms on a 28.3 acre site. 738 parking spaces are proposed.
BUILDING REVIEW BOARD
Thursday, Feb. 25
The Building Review Board (BRB) is charged with the responsibility to hear appeals and requests for variances related to City building codes and contractor licensing regulations. The BRB typically meets on the last Thursday of each month at 1:00 p.m. in Council Chambers at 300 Laporte Avenue. Agendas and past meeting minutes are available at fcgov.com/BRB.
LANDMARK PRESERVATION COMMISSION & HISTORIC PRESERVATION
Wednesday, March 9
At 5:30 p.m., in Council Chambers at 300 Laporte Ave., the Landmark Preservation Commission (LPC) will conduct a regular meeting.
Agendas and past minutes are available at fcgov.com/LPC.
Demolition/Alteration Review and Appeals
Whenever a permit or development approval is sought for a building or structure 50 years old or older, the property is reviewed under Section 14-72 of the Municipal Code. Properties currently under review/appeal are listed at fcgov.com/historicpreservation/review.php.
More information about historic review and specific projects under review is available at fcgov.com/HistoricReview. For additional information, contact Karen McWilliams at or 970-224-6078, or Katie Dorn at or 970-416-4250, or see our FAQ page at fcgov.com/historicpreservation/faq.php.
ZONING BOARD OF APPEALS
Thursday, March 10
The Zoning Board of Appeals (ZBA) has the authority to approve variances from the requirements in the Land Use Code. It meets on the second Thursday of each month at 8:30 a.m. in Council Chambers at 300 Laporte Avenue. Agendas and past meeting minutes are available at fcgov.com/ZoningAppeals.
RECENT HEARING OUTCOMES
Planning and Zoning Board/Type 2 Hearings
Windsong at Rock Creek Project Development Plan, located at the northeast corner of Ziegler Rd. and Rock Creek Dr.
Approved a proposal for a long-term care facility primarily serving people living the Alzheimer's and related dementia. The site is 3.34 acres. The 37,000 square foot, one-story building would contain 64 beds; the plan calls for 51 parking spaces.
Talon Estates Project Development Plan Extension, located on Falcon Dr., 1/4 mile west of South Taft Hill Rd.
Approved a request for a one-year extension of the term of vested right, to March 11, 2017, of the approved Talon Estates Final Plan, which calls for 13 single-family houses on individual lots on a 7.85 acre site.
Request for 1-Year Extension to Planned Development Overlay District (PDOD)
Recommended to City Council a 6-month extension to the Planned Development Overlay District (PDOD) pilot that is set to expire on March 9, 2016. City Council has the option to extend it if there have been insufficient projects to adequately evaluate the PDOD. Since no projects have applied to use the PDOD and there are none anticipated within the remaining pilot timeframe, the option is available to ask Council to extend it. A request was received by the same prospective applicant as in 2015, whose property lies within the PDOD boundary, to extend the pilot for an additional year.
Verizon Wireless Facility at Lifepointe Church Project Development Plan, 900 E. Prospect Rd.
Approved a request to install new telecommunications equipment mounted to a screen wall tower that is incorporated into the architecture of the roof of the church. Additional equipment associated with the wireless antennas will be placed in a fenced area on the north side of the building.
Gardens on Spring Creek Major Amendment
Continued to the April 7 Planning and Zoning Board Meeting the hearing for a major amendment to the Gardens on Spring Creek. The amended components include expanded garden areas, a stage and sound walls for outdoor performances for up to 1,500 people, a parking area for 150 bikes, arbor structures, and operational and management standards for events. Documents presented to the Planning and Zoning Board at the December 17, 2015 hearing can be found here (agenda item 5, beginning on page 125). At its December 17 meeting, the Board requested further outreach to the neighborhood; a neighborhood meeting regarding the proposal was held on February 8.
Brookfield Second Filing Tracts D & E, located at the northeast corner of Precision Dr. and Brookfield Dr.
Approved a proposal calls for changes to two building types from a previously approved, but expired, plan. The single-level condos originally approved are now proposed as multi-level townhome style condos. There are 12 buildings proposed with a total of 68 units; the overall density of the site is 11.1 dwelling units per acre. The parcels are located in the Harmony Corridor (HC) zone district.
Bucking Horse Filing Four Multi-Family Project Development Plan
Approved a request for 322 multi-family units on 23.06 acres located within the Bucking Horse development. 13 multi-family buildings (304 units) and nine duplexes (18 units) are proposed. There would be a total of 586 bedrooms and 573 parking spaces; five spaces would be assigned to the leasing office. A clubhouse, pool, central green and community garden are proposed. Primary access would be gained via Yearling Dr. and Miles House Ave.; two other access points are provided from Cutting Horse Dr. and a private driveway off Nancy Gray Ave. The parcels are located in the Low Density Mixed-Use Neighborhood (LMN) and Urban Estate (UE) zone districts. Multi-family dwellings, at the proposed density, the number of units per building and the size of the buildings are permitted by an Addition of Permitted Use that was approved in conjunction with the Overall Development Plan in 2012.
Administrative/Type 1 Hearings
January 28 Hearing:
Centerpoint Plaza Project Development Plan, near Midpoint and Timberline
On February 1, approved a request to construct a 24,000 square foot, 2.5 story building to be used as office and retail space. The property is located in the Employment (E) zone district. Office and retail are allowed uses in the E zone district.
February 4 Hearing:
Warren Federal Credit Union Project Development Plan, south side of Drake, between Illinois Dr. and Iowa Dr.
A decision is pending regarding a proposal to divide a 2-acre site into three lots and one tract. Lot 3 is proposed to be developed first with a two-story building for the credit union as well as other office/retail uses. Future buildings on Lots 1 and 2 (facing Illinois Dr., west of the bank/retail building) will be reviewed at a later date. The remaining portion of the site (Tract A) is proposed to be used for 88 shared parking spaces.
Zoning Board of Appeals - Feb. 10 Hearing
1112 Woodford Ave.
Approved, with conditions, a variance request to allow a 6 foot tall fence (instead of 4 foot tall fence) to be built in the front yard along the side property lines. The request was approved with the condition that along the west property line, the 6 foot fence can not extend beyond the front wall of the house to the west, and along the east property line, the 6 foot fence has to be setback 2 feet from the public sidewalk.
INFORMATION ON THE REVIEW PROCESS
Have you checked out the City's Citizen's Role in Development Review flowchart and guide? We hope this guide will aid you in making the process easier to understand and enable you to participate. Questions? Please contact Sarah Burnett, Neighborhood Development Review Liaison, at 970-224-6076 or
MORE INFO & FEEDBACK
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