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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 - May 25-29

This service is provided to keep community members informed about potential development projects and related policy discussions. To receive a weekly email to let you know when the page is updated, 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. As always, you can 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 reviews and preliminary design reviews completed in May will appear in this space during the first two weeks of June.

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. No neighborhood meetings are scheduled at this time.

OPPORTUNITIES FOR PUBLIC INPUT

Is Downtown Fort Collins Headed in the Right Direction?
What do you love most about downtown? And what do you think is missing? Help the City of Fort Collins shape the future of the downtown area! Stop by one of the upcoming events or share your thoughts through a brief online survey.

  • Larimer County Farmers’ Market - Saturday, May 30
    200 W. Oak St.; 8 a.m.-12 p.m.
  • First Friday Event - Friday, June 5
    Old Town Square, 4-8 p.m.

Visit fcgov.com/downtown for more info on the Downtown Plan and to sign up for email updates.

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 that were submitted in the past week. No submittals of these types were received during the past week.

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. No final plan submittals were received in the past week.

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. Upcoming hearings include:

  • March, Olive & Pharris LLC Law Offices, 1312 S. College Ave.
    Hearing: Thursday, June 4, 5:30 p.m., in the Community Room at 215 N. Mason St.
    This is a proposal to change the use from single family dwelling to general office. Nine off-street parking spaces are proposed, with access from an existing curb-cut and the alley.

PLANNING AND ZONING BOARD/TYPE 2 HEARINGS

Next Hearing - Thursday, June 11
At 6:00 p.m., the Board will conduct a regular meeting in Council Chambers at 300 Laporte Ave. The Planning and Zoning Board encourages your input; interested persons are encouraged to attend and provide their comments. Decisions are made by a vote of the Board members at the conclusion of the hearing for each proposal.

Next Work Session - Friday, June 5
From noon to 5 p.m. the Board will conduct a work session in Conference Room A, 281 N. College 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.

CITY COUNCIL

Tuesday, May 26 - Work Session
At 6:00 p.m., City Council will hold a work session in the CIC Room at 300 Laporte Avenue. Agendas are posted online on the Thursday afternoon prior to each meeting. A list of planned topics to be addressed by City Council and the Urban Renewal Authority Board in the next six months is available at fcgov.com/CityClerk/Planning-Calendar.php.

One item related to development review will be discussed on May 26: Council will discuss a possible amendment to the Land Use Code to require any development review project in which the City is an applicant to be reviewed by the Planning and Zoning Board and eliminate formal appeals to the City Council while allowing a Council override of a Planning and Zoning Board decision. 

BUILDING REVIEW BOARD (BRB)

Thursday, May 27 - Canceled
The May meeting has been canceled due to lack of agenda items; the next meeting date is June 25. The Building Review Board 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, June 10
At 5:30 p.m., in Council Chambers at 300 Laporte Ave., the Landmark Preservation Commission (LPC) will conduct a hearing.

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 on projects under review and on historic 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, June 11
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. The meeting will begin 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

Administrative/Type 1 Hearings - Decisions Pending from May 20 Hearings
Written decisions will be provided by the hearing officer within two weeks after the hearing date.

  • Center for Advanced Technology 23rd, Lot 2 Office Building (northeast corner of Rolland Moore Dr. and Centre Ave.)
    This is a combined project development plan and final plan for a 31,619 square foot office building on 1.9 acres. The site is zoned Employment (E); offices are permitted if approved in an Administrative/Type 1 hearing. The applicant is also seeking a modification to the standard regarding build-to lines for the proposal.
  • Verizon Wireless Telecommunication Facility, 3003 E. Harmony Rd.
    This is a proposal for 6 new antennas surface mounted to the upper floors of the existing building at this location.

Planning and Zoning Board - May 14 Decisions

  • CSU Parking Lot Site Plan Advisory Review, located at 2400 Research Boulevard
    Approved a plan for Colorado State University to construct a new surface parking lot. The parking lot will contain approximately 900 parking stalls, with access points on Research Boulevard, Centre Avenue and Gillette Drive.
  • CSU Parking Garage Site Plan Advisory Review, located southeast of the intersection of Pitkin and the Mason Trail
    Approved a plan for Colorado State University to construct a new parking garage adjacent to the CSU campus. The site is 2.6 acres and is located in the Community Commercial (CC) zone district.
  • Harmony & Strauss Cabin Convenience Shopping Center, located at the southeast corner of E. Harmony Rd. and Strauss Cabin Rd.
    Approved a request for a Project Development Plan (PDP) for commercial development on 13 acres located at the southeast corner of East Harmony Road and Strauss Cabin Road in the H-C, Harmony Corridor zone district. The project proposes 9 buildings, with potential uses of bank, restaurant, retail, and health and membership club. Buildings are one and two stories. Total proposed floor area is 84,000 square feet. The plan includes improvements to the Harmony Road & Strauss Cabin Road intersection.
  • 2015 Land Use Code Annual Revisions
    The Board voted to table a Land Use Code revision that would add two new uses, Homeless Shelter and Seasonal Overflow Shelter, to the definitions; add these new uses to various zone districts; and add supplemental regulations for Seasonal Overflow Shelters. This item will be considered by City Council as a separate ordinance, with first reading scheduled on June 2 and second reading on July 7.

    The Board voted not to recommend a revision that would prohibit the use of the Addition of Permitted Use process within nine of the City's twenty-five zone districts, including Rural Lands (R-U-L), Urban Estate (U-E), Residential Foothills (R-F), Low Density Residential (R-L), Low Density Mixed Use Neighborhood (L-M-N), Medium Density Mixed Use (M-M-N),   Neighborhood Conservation Low Density (N-C-L), Neighborhood Conservation Medium Density (N-C-M), and Neighborhood Conservation Buffer (N-C-B) zone districts. This item will be considered by City Council as a separate ordinance, with first reading scheduled on June 2 and second reading on July 7.

    The Board recommended advancing the following proposed revisions to City Council for its review, bundled under one ordinance, with first reading scheduled on June 2 and second reading on July 7:
    • Section 5.1.2 - Aligns the City's definition of Child Care Centers with the State's definition.
    • Section 4.21(B)(2)D - General Commercial Zone Permitted Use List - adds light industrial (without outside storage) as a permitted use.
    • Section 3.6.5 - Revise to clarify the developer's obligation to construct and then transfer bus shelters to Transfort.
    • Section 3.3.1(B)(1) - Deletes the requirement that side lot lines be at substantially right angles to the street.
    • Section 3.8.25 - Abandonment Period/Reconstruction of Permitted Uses - To specify that the Director is the decision maker, and that any decision by the Director is appealable to the Zoning Board of Appeals. .
    • Section 3.5.2(E)(3) - Revises this section regarding garage setbacks so that the minimum required setback from an alley (8 feet) is clear.
    • Section 4.5(B)(3)(e) - Revises the permitted use list for the Low Density Mixed-Use Neighborhood zone district so that Small and Medium Scale Solar Energy Systems may be installed in this zone district citywide.
    • Sections 3.3.1(A)(1) and 5.1.2 - Clarifies that Plat Standards apply to development even if there is no plat, and to broaden the definition of Plat Standards to include plan amendments.
    • Section 5.1.2 - Definition of Dwelling - eliminates the reference to the required minimum floor area of 400 square feet for a dwelling constructed on the rear portion of the lot in certain zone districts.
    • Section 3.8.30(F)(1) - Multi-Family Design Standards - Orientation and Buffer Yards - exempts projects in the N-C-M and N-C-B zone districts due to prevailing lot sizes and urban context.
    • Section 3.2.2(K)(1)(e) - Required Minimum Parking for Fraternity and Sorority Houses - to change the ratio for parking spaces from bedrooms to beds, and add alternative compliance provisions that could reduce the amount of off-street parking.

Zoning Board of Appeals - May 14 Decisions

On May 14, the Zoning Board of Appeals made decisions on agenda items relating to the following locations:

  • 201 E. Elizabeth St.
    In an appeal hearing, the Zoning Board of Appeals upheld an earlier decision of the Community Development and Neighborhood Services (CDNS) Director.
    On April 15, 2015, the CDNS Director made a decision under Land Use Code Section 3.8.25 to authorize a change of use permit which would allow a previously abandoned fraternity house to be re-established on the property at 201 East Elizabeth Street. Three conditions were imposed on this approval: (1) the building occupants shall be limited to 18 occupants, (2) no fraternity meeting shall exceed 18 attendees, and (3) eight off-street parking spaces are provided.
  • Approved - 5331 Fossil Ridge Dr.
  • Approved - 1052 Briarwood Rd.
  • Tabled until the June meeting - 965 Bungalow Ct.
  • Approved with a 10 foot eave height - 417 Maple St.
  • Approved - 6325 Kyle Ave.
  • Approved - 4014 S. Lemay Ave. #4
  • Approved - 311 West St.
  • Approved - 307 Riverside Ave.
  • Approved - 4030 Big Dipper Dr.
  • Multiple Requests - 1408 W. Mountain Ave
    This request included 7 variances:
    1) Approved a request to allow a home occupation to operate in a detached accessory building.
    2) Placed a condition that retail sales should not be a primary function in response to a request to allow retail sales as a primary function of the home occupation.
    3) Approved a request to allow the home occupation without any additional off street parking spaces.
    4) Placed a condition that the business can only be open one evening per week past 6 pm, and not later than 8 pm, in response to a request to allow the hours of operation extend past 6 pm.
    5) Placed a condition that no more than one co-worker is allowed at a time in response to a request to allow more than one co-worker who does not reside in the dwelling.
    6) Approved, subject to building permit and letter of completion, a request for the accessory building to exceed the maximum 744 square feet by 141 square feet; presently accessory buildings are limited to 600 square feet.
    7) Placed a condition that a wall mounted sign would be allowed, but should not be greater than the 2 square feet allowed by code, in response to a request to allow a flush wall sign to be displayed above the entrance of the building 8 square feet in size; the code allows a maximum of 2 square feet.
  • Tabled until June meeting - 256 Linden St.


Administrative/Type 1 Hearings - April 30 Outcomes

  • Spoons Combined Project Development Plan/Final Development Plan, 2590 Midpoint Dr.
    Approved a proposal for a 6,100 square foot building which would contain a commercial kitchen and offices in a 6,100 square foot building. Main access to the site and the Lightfield site will be from a single point off of Midpoint Drive. This site is in the Industrial (I) zone district.
  • Lightfield Combined Project Development Plan/Final Development Plan, 2600 Midpoint Dr.
    Approved a proposal for a new one-story building containing 2,218 square feet of offices and a 4,900 square foot shop. Main access to the site and the Spoons site will be from a single point off of Midpoint Drive.

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