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.
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 ask questions the developer about the project as proposed. No neighborhood meetings are scheduled for the week of March 17-21; one is planned for the following week:
Monday, March 24 - Plum & Shields Greek Housing, 801 S. Shields St.
Neighborhood Meeting: 7:00-8:30 p.m., Lutheran Campus Ministry, 805 S. Shields St.
This is a proposal for an existing 3-story building, with the proposed use as Greek student-oriented housing or an extra occupancy rental house.
WEST CENTRAL AREA PLAN/PROSPECT ROAD DESIGN - PUBLIC PARTICIPATION OPPORTUNITIES
Please share your thoughts on opportunities and challenges in the West Central Area of Fort Collins. A planning effort (called the West Central Area Plan) is now kicking off. The area covered extends from Drake to Mulberry, between Shields and Taft Hill, and also from Drake to Lake between the Mason Corridor and Shields. The updated plan will provide a basis for updated land use regulations, transportation projects, housing policies, natural resource protection, historic preservation, and neighborhood character - and a new conceptual design for a section of Prospect Road. Join us for light refreshments and discussion at any one of the upcoming listening sessions. All begin promptly at 6 p.m., and run until 8 p.m.
- Wednesday, March 26, Westminister Presbyterian Church, 1709 W. Elizabeth St.
Thursday, March 27, CSU's Durrell Center, Seminar Room A, on the north side of W. Plum St., just east of Shields.
This will be a combined session with a Transit-Oriented Development (TOD) Parking Study session. Parking is available in the Moby Arena parking lot, west of Shields between Plum and Elizabeth.
- Monday, March 31, Drake Center, 802 W. Drake Rd.
- Thursday, April 3, Plymouth Congregational Church, 916 W. Prospect Rd.
We are also seeking applications for members of a stakeholder committee to guide this planning effort. Please visit www.fcgov.com/west-area-plan for more information and to apply.
PARKING IN THE TRANSIT-ORIENTED DEVELOPMENT (TOD) ZONE - NEIGHBORHOOD MEETING
The City is seeking public input from residents while it reviews parking requirements and impacts in the TOD zone. The TOD zone was adopted in 2006-07 to encourage compact, walkable infill projects. At that time, minimum parking requirements for mixed-use and multi-family dwellings were removed. In 2013, as activity increased in the TOD zone, the Planning and Zoning Board and City Council expressed concerns with the number of parking spaces provided in TOD developments and resulting concerns about spill-over parking impacts in adjacent neighborhoods. City Council implemented a one-year requirement for minimum parking in the TOD zone, and asked for a study of parking during the one-year period for development of longer term standards. To learn more, please visit fcgov.com/ParkingStudy.
The TOD zone is primarily located along the College Avenue and Mason Street corridors, downtown, and along the Prospect, Shields, and Laurel corridors around the CSU campus.
If you live, work or attend school in or near the TOD (or you are interested in helping to shape our community's policies) we are looking for your feedback! Please join us for one of the following meetings - both will be between 6 and 8 pm:
March 27, CSU's Durrell Center, Seminar Room A, on the north side of W. Plum St., just east of Shields.
The March 27 event will be a combined session with a West Central Area Plan listening session. Parking is available in the Moby Arena parking lot, west of Shields between Plum and Elizabeth.
PARKING IN THE TRANSIT-ORIENTED DEVELOPMENT (TOD) ZONE - SURVEY
Transit-Oriented Development (TOD) Overlay Zone Parking Study
As noted above, the purpose of the TOD Parking Study is to evaluate existing and best practices in order to implement comprehensive parking standards in the TOD Overlay Zone. Another opportunity to provide your input before the end of March is to complete this brief survey.
Community issues forum
On March 26, from 6-8 pm in the Columbine Room at the Lincoln Center, the second Community Issues' Forum will offer an opportunity to provide feedback on two City projects:
- Nature in the City - This workshop will be a chance to learn more about the project vision, provide your feedback on where you access nature near your home or office, and better understand what you value in urban nature. See more about this project at www.fcgov.com/natureinthecity.
- Water Restrictions Policy Update â€“ The Utilities Department is seeking your feedback on the proposed changes to the City's Water Restrictions Policy.
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.
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 plans were submitted 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.
Two administrative hearings are scheduled for Tuesday, March 18, starting at 5:30 p.m. in Conference Room A at 281 N. College Ave. These include:
The Learning Experience at Miramont Office Park, 4775 Boardwalk Dr.
This is a proposal for a one-story, 10,000 square foot child care center, with 73 existing parking spaces and new bike spaces. The proposal includes a modification request to reduce the size of the required outdoor play area from 7,750 to 424 square feet.
Brinkman Headquarters, located at the northwest corner of Precision Dr. and Lady Moon Dr.
This is a proposal for a two-story, 30,810 square foot office building, with 95 parking spaces, 6 outdoor and 4 indoor bike spaces. A new vehicle entrance to the site will be accessed from Precision Dr.
Two administrative hearings are scheduled for Wednesday, March 26, starting at 5:00 p.m. in Conference Room A at 281 No. College Ave. These include:
Carriage House, 231 S. Grant Ave.
This is a proposal for an 800 square foot carriage house.
Uptown Plaza, 1501 W. Elizabeth St.
This is a proposal for a one-story 15,243 square foot commercial building with restaurant, retail and financial uses. The plan includes 50 parking spaces.
PLANNING AND ZONING BOARD/TYPE 2 HEARINGS
Upcoming - Friday, April 4 - Work Session
From noon to 5 p.m., in Conference Room A at 281 N. College Avenue, the Board will hold a work session.
Upcoming - Thursday, April 10 - Regular Meeting
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.
Tuesday, March 18 - Regular Meeting
At 6 p.m., in Council Chambers at 300 Laporte Ave., City Council will hold a regular meeting. Items related to planning and development review include:
- Items relating to the Kechter Farm annexation and zoning (second reading)
- Lease of City-owned property at 225 Maple St. to Feeding Our Community Ourselves (FoCo Cafe) (second reading)
- Adoption, by reference, of the 2012 International Fire Code (second reading)
- Items relating to recreational marijuana (including Land Use Code amendments) (second reading)
- Authorization of a consultant to recommend studies regarding the effects of hydraulic fracturing and related storage on health and property values (resolution; only one action needed)
- Sixth amendment to the Fort Collins-Timnath intergovernmental agreement (first reading)
- Appropriating funds for Sunday service for the MAX bus rapid transit (first reading)
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.
TRANSPORTATION AND PLANNING PROJECT LINKS
On Feb. 20, the City hosted an open house highlighting current transportation and planning projects. You can still learn more through the links below and provide your feedback to the contact persons noted at each webpage:
- Fort Collins and CSU Bike Plans - fcgov.com/bikeplan
Bike Share - fcgov.com/bikeshare
Lincoln Corridor Plan - fcgov.com/lincoln
Midtown in Motion - College Avenue Transportation Study - fcgov.com/midtowninmotion
Nature in the City - fcgov.com/natureinthecity
Transit Oriented Development (TOD) Parking Study - fcgov.com/parkingstudy
Remington Green Way Project - fcgov.com/remingtongreenway
Transfort Route Changes - ridetransfort.com
- West Central Area Plan/Prospect Road Corridor Design - www.fcgov.com/westcentral
2040 Regional Transit Planning (being prepared by the North Front Range Metropolitan Planning Organization) -
LANDMARK PRESERVATION COMMISSION
Upcoming - Wednesday, March 26 - Work Session
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.
BUILDING REVIEW BOARD
Upcoming - Thursday, March 27
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.
ZONING BOARD OF APPEALS
Upcoming - Thursday, April 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. This meeting will begin at 8:45 a.m. in Council Chambers (300 Laporte Avenue). Agendas and past meeting minutes are available at fcgov.com/ZoningAppeals. On March 13, the board will consider requests at the following addresses:
RECENT HEARING OUTCOMES
A decision is pending from one Type 1/Administrative hearing held on March 5. (The hearing officer returns a decision within 10 business days.)
The Summit on College Parking Garage, located at the southest corner of Stuart St. and Choice Center Dr.)
This is a major amendment to allow construction of a 4-level parking garage for the use of residents of the Summit on College stduent housing complex. The parking garage would be built over an existing parking lot between the existing complex and Creekside Park.The proposed struture would have 427 parking spaces, a net gain of 331 spaces over the existing lot. One modification was requested, to allow 15-foot drive aisles instead of the required 20-foot drive aisles.
On March 12, the Landmark Preservation Commission reviewed the following items:
- Supported a request for a letter of support for a grant application to the State Historic Fund for the rehabilitation of the 1904 City-owned Carnegie Buiding at 200 Matthews St.
- Provided feedback, requesting development of alternative plans to avoid relocation of the Poudre Valley Creamery Butterfly Building, located at 222 Laporte Ave., to another location on the former creamery site, in
- Provided feedback, raising concerns about a preliminary design review of a proposal to add a plaza and a milk-can shaped building to the Old Post Office site at 201 S. College Ave., to be used by Little Man Ice Cream for the sale of its products.
- Approved a demolition/alteration review in a final hearing for the addition of a front elevation second story to the house at 1214 W. Mountain Ave.
- Recommended to City Council proposed changes to land use code provisions related to historic preservation.
On March 13, the Planning and Zoning Board reviewed the following items in public hearings:
Historic Preservation-Related Code Changes
Recommended to City Council proposed changes to land use code provisions related to historic preservation be adopted.
Bella Vira, Filing 2, Major Amendment and Replat, near West Elizabeth Street & Overland Trail
Approved a request to modify a previously-approved plan. This proposal seeks to replat the approved condominiums to 25 lots for single family attached units with individual utilities.
Lincoln Corridor Plan
Review of this item was postponed until the April 10 meeting.
On March 13, the Zoning Board of Appeals reviewed the following items in public hearings:
- 529 Sycamore St. - Approved a variance to increase the allowed floor area ratio in the rear 50% of the lot from 33% to 42% (an increase from 858 to 1094 square feet). The variance was requested in order to allow the existing detached garage to be demolished and replaced with an attached two-car garage with a 442 square foot loft space above.
- 5811 S. College Ave. - Approved with conditions a variance to allow a 22 month extension to the 7 year time period in which nonconforming signs on annexed property have to be brought into compliance with the Sign Code regulations. This property was included in the Southwest Enclave Annexation, which was annexed into the City on April 6, 2007. The Tynan's Nissan dealership at this location has two nonconforming monument signs. Tynan's is pursuing the development of the 7 acres north of their existing property for a new Nissan dealership, and requested an extension in order to not have to move the signs twice.
- 417 and 419 N. Grant Ave. - Approved two variances to reduce the required minimum lot area from 5000 square to 4900 square feet and reduce the required minimum lot width from 40 feet to 35 feet in order to allow the existing parcel (9800 square feet, 70 feet wide) to be put back to the original platted condition of two 4900 square foot, 35 foot wide lots.
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? These tools are empowering resources to explain a citizen's role in Development Review. 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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