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HOW WILL I KNOW IF A PROJECT IS PROPOSED NEAR ME?
Property owners of record residing 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 the time, date, and place of the hearing. Additionally, a public 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

This weekly service is provided to keep community members informed about potential development projects and related policy discussions.

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. All conceptual reviews completed in July will be listed here in the first two weeks of August.

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. Two neighborhood meetings are planned for the week of July 21-25.

  • The Gardens on Spring Creek Master Plan, 2145 Centre Ave.
    Meeting: Thursday, July 24, 6-8 p.m. at The Gardens on Spring Creek
    Proposal for an update (Major Amendment) to the Gardens' master plan, including a performance stage with sound barrier walls to accommodate approximately 1,500 visitors on the Great Lawn; a foothills, prairie, and wetland landscape; and a xeriscape garden. The site is located in the Employment (E) district.
  • Capstone Cottages Student-Oriented Housing Project Development Plan and Rezoning, 1110 E. Lincoln Ave. (north and east of the Lincoln/Lemay intersection)
    Meeting: Thursday, July 24, 5:30-7 p.m. at Streets Facility Training Room, 625 Ninth St.
    This is a second neighborhood meeting regarding a proposal for a multifamily development with a total of approximately 185 dwelling units with 800 plus bedrooms. Approximately 800 parking spaces are proposed on the 26.64-acre site. A roundabout is proposed at the Lincoln Ave./International Blvd. intersection. The applicant is also requesting the rezoning of 11.69 acres from Industrial (I) to Medium Density Mixed Use Neighborhood (MMN) in a separate proposal.

RECENT APPLICATIONS

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 that were submitted in the past week. These projects will be reviewed at public hearings after staff review is completed. 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. No recent applications were received in 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 FDP applications were received in the past week.

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. On Wednesday, July 30, an administrative hearing will be held starting at 5:30 p.m., in Conference Rooms A-D, 281 N. College Ave.

Rigden Farm Filing 18: This is a proposal to replat 20 existing lots for duplexes and triplexes into 47 lots for single family-attached dwellings (commonly known as townhomes).No change in the number of approved dwelling units. The site is located generally near Des Moines Drive and Exmoor Lane. This area is zoned for low density mixed-use neighborhood district (L-M-N).

PLANNING AND ZONING BOARD/TYPE 2 HEARINGS

Upcoming - Friday, August 8 - Work Session
From noon to 3 p.m., the Board will conduct a work session at 281 N. College Ave., Conference Room A.

Upcoming - Thursday, August 14 - Work Session

At 6 p.m., the Planning and Zoning Board will conduct a regular meeting in Council Chambers at 300 Laporte Avenue. The Planning and Zoning Board encourages your input; interested persons are encouraged to attend and provide their comments.

The agenda and hearing packets for work sessions and regular meetings are available online or by contacting the Development Review Center at 970-221-6750 approximately a week before the meetings.

CITY COUNCIL

Tuesday, July 22 - Adjourned Meeting
At 6 p.m., in Council Chambers at 300 W. Laporte Ave., City Council will conduct an adjourned meeting to consider amending and readopting Resolution 2014-050, Adopting Findings of Fact and Conclusions regarding the Appeal of the March 19 Administrative Hearing Officer Decision regarding the Major Amendment to the Summit on College Project Development Plan.

Tuesday, July 22 - Work Session
At 6 p.m., in the CIC Room at 300 Laporte Ave., City Council will conduct a work session. No items related to planning and community development are on the agenda for this work session.

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.

BUILDING REVIEW BOARD

Upcoming - Thursday, July 30 - Meeting
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 the last Thursday of every month at 1 p.m. in Council Chambers at 300 Laporte Avenue. Agendas and past meeting minutes are available at fcgov.com/BRB.

LANDMARK PRESERVATION COMMISSION

Upcoming - Wednesday, August 13 - Hearing
The Landmark Preservation Commission (LPC) typically conducts hearings on the second Wednesday of each month and holds work sessions on the fourth Wednesday of each month. For additional information, contact Karen McWilliams () or Josh Weinberg () or call 970-221-6206. Agendas and past minutes are available at fcgov.com/LPC.

More information on projects under review and on historic review is available at fcgov.com/HistoricReview.

ZONING BOARD OF APPEALS

Upcoming - Thursday, August 14 - Hearing
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 HEARING OUTCOMES

Two Type 1/Administrative hearing were received recently:

  • Avondale Cottages, located at the southeast corner of Avondale Rd. and Trilby Rd. (hearing held June 26; decision received July 7)
    Approved a proposal for 10 single family homes with 27 parking spaces on a 1.5-acre site to be accessed from Avondale Rd. through a shared drive on the north side of Little People's Learning Center.
  • Legacy Auto, 1845 N. College Ave. (hearing held June 26; decision received July 7)
    Approved a proposal for vehicle sales to include urban tractors, ATVs, and trailers, using two buildings totaling 12,011 square feet. The proposal calls for 41 parking spaces, 36 display spaces, and 38 storage spaces on the 2.65 acre lot. Two modifications were included.

One Type 1/Administrative hearing result is pending. A written decision will be received from the hearing officer within 10 business days.

  • Timbervine, located south and west of the Timberline Rd. and Vine Dr. intersection (hearing held July 7)
    This is a proposal for a residential development on 39.2 acres with 146 single family detached homes, 22 single family attached homes, and a private 1-acre neighborhood park. Access to the site will be from an extension of Mexico Way on the south and from Mackinac Street on the west.

On July 10, the Zoning Board of Appeals reviewed the following requests:

  • 810 N. College Ave.
    Tabled a request for a variance to reduce the required setback from the front property line for a two-sided freestanding sign from 10 feet to 0 feet, and to reduce the required side setback from the north lot line from 15 feet to 0 feet. The Board deferred action on this item due to unresolved issues regarding an existing sign on the parcel.
  • 331 Spinnaker Ln.
    Approved a request for a variance to reduce the minimum front yard setback from 20 to 12 feet in order to allow the construction of a garage and mudroom addition to replace the existing garage, which is at a 20 foot setback.

On July 10, the Planning and Zoning Board took the following actions:

  • 217 W. Trilby Rd. Subdivision Project Development Plan
    Approved a proposal to subdivide a 2.48-acre lot into four lots. The existing residence on the property would remain on the first lot, which the applicant uses for their business. The additional three lots are intended for office uses and to make site and building improvement upgrades.
  • Home Instead Plaza, located at the southeast corner of John F. Kennedy Pkwy. & Boardwalk
    Approved a combined Project Development Plan and Final Development Plan request for two proposed one-story buildings on a 1.176 acre site. One is a 7,192 square foot office building; the other is a 2,400 square foot commercial building, which may be used for general office, personal services or standard or fast food restaurant (non drive-through).
  • Land Use Code Revisions from Transit-Oriented Development (TOD) Parking Study
    This item was removed from the agenda and will be discussed at an upcoming meeting.

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 - 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.

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 back issues of this e-newsletter, view the newsletter archive.

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