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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 - August 24-28

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

More information on current development proposals is available online than ever before. Check out the searchable and sortable table of development proposals under review to find information on formally submitted proposals. In response to a recent request, the table of proposals now includes the property owner's name with a link to more information as well as the applicant information. 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. Some projects will move forward into the formal development review process; others will not. Conceptual plans and staff comment letters for all conceptual reviews are available at fcgov.com/ConceptualReview, under the "Agendas and Proposal Info" heading. Conceptual and preliminary design reviews completed in August will be listed here in the first two weeks of September.

NEIGHBORHOOD MEETINGS

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. One neighborhood meeting is scheduled at this time:

  • Lyric Cinema, 1205 N. College Ave.
    Meeting: Thursday, August 27, 7:00-8:30 p.m. at the City of Fort Collins Streets Department, 625 N. Lemay Ave (also known as 625 E. 9th St.)
    This is a proposal for three theaters to be located in one new building on a 1.7-acre lot on the west side of N. College Ave. Periodic music events are also proposed within the theater space inside the building. The building will also incorporate restaurant space and seating. Space behind the building will be used for parking and periodic outdoor movie events. Primary access to the site will be from N. College Ave. The site is located in the Service Commercial (C-S) zone district. Theaters are a permitted use in the C-S zone district, subject to review and approval by a Hearing Officer in a Type 1/Administrative hearing.
  • JFK Luxury Apartments, east side of JFK Parkway, south of Horsetooth
    Meeting: Wednesday, September 2, 2015, 7:00-8:30 p.m. at the Harmony Presbyterian Church, 400 E. Boardwalk Dr.
    This is a preliminary design for 84 apartments and 16,000 square feet of commercial space in three buildings along the east side of JFK Parkway, south of the U.S. Bank property near Horsetooth and JFK. Two modifications will likely be requested in advance of review of the development plan. The first requests approximately 22% primary uses and 78% secondary uses on the site; Employment (E) zone requirements limit secondary uses to no more than 25% of the site. The second modification would be to request a five-story building height; the maximum in the Employment zone district is four stories.

SHARE YOUR THOUGHTS ON:

---DOWNTOWN FORT COLLINS

What is your vision for the future of downtown Fort Collins? Complete the online survey now to share your ideas and to be entered for a chance to win a $25 Downtown Gift Card. Learn more about the Downtown Plan and sign up for our email list at www.fcgov.com/downtown.

Share your thoughts at upcoming Downtown Plan events:

  • Character District Walk-In Workshop
    September 15, 4-7 p.m., 281 N. College Ave., Conference Rooms A-D
    Join us to learn about design concepts and potential strategies for the future of the Downtown Plan character districts. This session is a follow-up to July's Downtown Walking Tours.
  • City Comforts with David Sucher 
    September 24, 6-8 p.m., location to be determined
    David Sucher, author of City Comforts, will be visiting Fort Collins to share best practices and ideas for the future of the downtown area. Mark your calendars and stay tuned for more information.
    • About City Comforts: "The book...shows examples of small things - city comforts - that make urban life pleasant: places where people can meet, methods to tame cars and to make buildings good neighbors, art that infuses personality into locations and makes them into places."

Questions? Please contact Cameron Gloss, Planning Manager, at 970-224-6174 or

---THE OLD TOWN NEIGHBORHOODS

The Old Town Neighborhoods Plan is a combined update of the East Side and West Side Neighborhoods Plans and will help establish a vision for the future. More information is available on Old Town Neighborhoods Plan webpage at fcgov.com/otnp. Upcoming opportunities to participate include:

  • Online Visioning Survey
    Please help us by sharing your vision for the future of the Old Town Neighborhoods. Take part in online surveys addressing: The online surveys and more information also may be accessed from the Old Town Neighborhoods Plan webpage at fcgov.com/otnp.
  • Draft Design Guidelines & Pattern Book Now Available
    A draft copy of the Old Town Neighborhoods Design Guidelines & Pattern Book is now available for review on the Design Guidelines webpage. The draft is a work-in-progress, and we're looking for your comments and feedback to help improve the document.
  • Old Town Neighborhoods Photo Contest
    Share your favorite things about living, working, or traveling in the Old Town Neighborhoods. Submit a photo with a brief description on Instagram or Twitter using the hashtag #oldtownfavorites for your chance to win a Downtown Fort Collins gift card! Don’t use Instagram or Twitter? Send your photos to and we’ll upload them for you. The photo contest runs through the end of August.

---THE WEST ELIZABETH CORRIDOR

Help establish a vision for the future of the West Elizabeth Corridor by taking an online visioning survey.  The survey is available through August 31.

---VACATION OR SHORT-TERM RENTALS

Vacation rentals or Short Term-Rentals are rentals that are typically listed on-line through sites such as Vacation Rental by Owner (VRBO) and Airbnb. Some rentals are whole house rentals and some are rooms in an owner-occupied house.

The City is interested in your thoughts on the operation and possible regulation of short term rentals in Fort Collins. Please take this brief survey and encourage others to do the same.

Questions? Please contact Ginny Sawyer at or 970-224-6094.

RECENT APPLICATIONS

This section typically includes Project Development Plans (PDPs), Overall Development Plans (ODPs), Major Amendments (MJAs), and proposals for annexations, re-zonings, and additions of permitted uses. Recent submittals include:

  • Stead, 255 S. Taft Hill Rd., combined Project Development Plan/Final Development Plan (new submittal)
    This is a combined Project Development Plan/Final Development Plan request to plat an unplatted 1.156 acre property located approximately at 255 S. Taft Hill Rd. The proposal includes construction of a 1,782 square foot single-family residence, an 864 square foot future garage, and a 1,200 square foot future barn. The garage and barn are anticipated to be completed in the next five to ten years. The garage and adjacent slab will serve as the required parking spaces. The project is located in the Low Density Mixed-Use Neighborhood (L-M-N) 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. Recent final development plan submittals include:

  • Harmony and Strauss Cabin Convenience Shopping Center (formerly Harmony and I-25 North) Final Development Plans
    This is the final plan request for a commercial development on 78.92 acres located at the southeast corner of E. Harmony Rd. and Strauss Cabin Rd. The project includes 11 buildings with a total of 79,800 square feet on 9.722 acres on the northern part of the property with potential uses of bank, restaurant and retail. The remaining areas included in this plat in Outlots A through F are designated for future development. The site is in the H-C, Harmony Corridor 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. No administrative hearings are scheduled at this time.

PLANNING AND ZONING BOARD/TYPE 2 HEARINGS

Thursday, September 10 - Hearing
At 6 p.m., the Board will conduct a hearing in Council Chambers at 300 W. Laporte Ave.

Friday, September 4 - Work Session
From 10 a.m. to 3 p.m., the Board will conduct a work session in Conference Room A at 281 N. College Ave. (Please note change in start time of meeting.)

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.

CITY COUNCIL

Tuesday, August 25 - Work Session, City Hall, 300 Laporte Ave.

At 6 p.m., in Council Chambers at City Hall, 300 Laporte Ave, City Council will conduct a work session. Topics on the agenda include:

  • Prioritizing 1/4 Cent Capital Improvement Projects
  • Homelessness - Action Plan for 2015
  • Strategies to Address Disruptive Behaviors in the Downtown Area

BUILDING REVIEW BOARD

Thursday, August 30
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

Next Hearing - Wednesday, September 9
At 5:30 p.m., in Council Chambers at 300 Laporte Ave., the Landmark Preservation Commission (LPC) will conduct a regular meeting.

Alteration/Demolition 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 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 () or Josh Weinberg () or call 970-221-6206. Agendas and past minutes are available at fcgov.com/LPC.

ZONING BOARD OF APPEALS

Next Hearing - Thursday, September 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 (300 Laporte Avenue). Agendas and past meeting minutes are available at fcgov.com/ZoningAppeals.

RECENT DECISIONS/HEARING OUTCOMES

City Council Decisions from August 18

  • Annexation and Zoning of the Kechter Farm, Second Annexation
    Approved several items relating to the annexation and zoning of Kechter Farm will be considered.
  • River Modern Project Development Plan, Appeal of Hearing Officer Decision
    Upheld, with conditions, the decision of the hearing officer to approve this proposal at 900 E. Stuart has been appealed to City Council. This is a proposal to develop 30 residential units in 15 duplex buildings, and to convert an existing single-family house into a child care center. Two modifications were requested and approved: (1) to reduce the required setback from 15 feet to 9 feet, and (2) to include an attached sidewalk in place of the required detached sidewalk on a private drive along child care center.
  • Wiggins House and Garage Landmark Renaming
    Approved

Planning and Zoning Board Decisions from August 13

  • East Ridge Amended Overall Development Plan (ODP)
    Approved a request to amend the existing ODP, approved by the Planning and Zoning Board in 2005, and as amended in 2012. The site is located at the southeast corner of East Vine Drive and Timberline Road. The general intent of the proposed amendments is to consolidate smaller parcels and provide greater specificity of uses while developing a more cohesive open space system. The public park is now proposed as a single 8.5-acre tract out of the wetland buffer. The zoning is Low Density Mixed-Use Neighborhood (L-M-N).
  • Planned Development Overlay District, 6-Month Extension
    Approved an extension of the Planned Development Overlay District (PDOD) pilot for an additional six months.
  • Salud Family Health Center Rezoning (former Forney property at 1830 Laporte Ave.)
    Approved a request to rezone 22 acres, currently zoned Transition (T) zone district. The parcel received this designation when the property was annexed to the City in 2012. This rezoning request places the property into two zoning categories based on the City Structure Plan Map, including 12.5 acres within the Low Density Mixed-Use Neighborhood (L-M-N) zone district and 10.5 acres within the Limited Commercial (C-L) zone district.
  • Seasonal Overflow Shelter Land Use Code Changes
    Recommended that City Council approve a variety of Land Use Code revisions that address the siting and regulation of homeless shelters and seasonal overflow shelters.
  • Addition of Permitted Use Changes
    Recommended that City Council approve a consolidated process where the Planning and Zoning Board would review a consolidated Addition of Permitted Use/development plan application and make a recommendation to the City Council.  The City Council would be the final decision maker on the consolidated Addition of Permitted Use/development plan.

Zoning Board of Appeals Decisions from August 13

  • 1543 Freedom Lane
    Approved a request to allow a second story addition above the garage that would exceed the allowable floor area for the lot by 404 square feet.
  • Shields & Westbury, southwest corner
    Approved a request to allow a subdivision identification sign to be located on street shared by other subdivisions, as well as a variance to allow for more than one subdivision identification sign at this shared street entry.
  • 642 Yarrow Circle
    Approved, with conditions, a request to allow a new shade structure (posts and eaves) to encroach 5 feet into the required 5 foot side-yard setback and 6 feet into the required 15 foot rear-yard setback.
  • 925 Cheyenne Drive
    Approved a request to allow a recently replaced fence varying in height between 6 and 7 feet to remain. The maximum height of a fence in the rear and side yards is 6 feet.
  • 1137 Hawkeye Street
    Approved a request to allow a second floor deck to encroach 4 feet into the required 10 foot rear-yard setback.

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

For more information about development review, please visit fcgov.com/DevelopmentReview or call 970-221-6750. For previous issues of this e-newsletter, view the newsletter archive.

Please email any feedback regarding this weekly service to