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.
The following eight conceptual reviews and one preliminary design review were conducted in November:
College & Conifer - Vehicle Repair
A proposal for a new structure for minor vehicle repairs located on the west side of College Avenue at the intersection with Conifer Street.
Blocks 32 and 42 - Municipal Buildings/Community Facilities
An exploration of options for the future of two blocks bounded by Laporte, Mason, Maple and Meldrum, including new or redeveloped community facilities, municipal buildings, private development, structured parking and parks.
Joseph Allen Dr. between Bear Mountain Dr. and Nancy Gray Ave. - Indoor Climbing Gym
A proposal to replat lots 12 and 13 of Timberline Center and construct an indoor climbing gym. This use would replace the retail/office/restaurant uses specified on the existing Timberline Center approved plans.
633 Mathews St. - Four-Plex
A proposal to convert an existing single family home at 633 Mathews St. into four residential units.
Brookfield Subdivision - Townhomes
A proposal to plat new lots for 10 townhomes between Precision Dr., Steelhead St., Brookfield Dr., and Cinquefoil Ln. The proposed townhomes (5 each at the northeast and northwest corners) would replace two 6-unit condo buildings on the existing approved Brookfield plans.
W. Elizabeth St. and Overland Tr. - Bella Vira Single Family Attached Homes
A request to replat the northeast portion of Bella Vira Phase I. The existing approved plans call for condominiums in this location; this proposal would replat the condos to 25 lots for single family attached homes.
Bueno Drive to Fossil Creek - Single Family Homes
A proposal for new single family homes generally east of Bueno Dr. and west to Fossil Creek.
Hill Pond Rd. and Gilgalad Wy. - Duplexes/Multifamily
A proposal for new residential units north of the intersection of Hill Pond Rd. and Gilgalad Wy. An existing single family home, tennis courts, and pool would be removed and replaced with 18 residential units (6 duplexes and 2 triplexes).
1024 S. Lemay Ave - Poudre Valley Hospital A-Wing Replacement (preliminary design review)
The new Building A replacement proposal is planned to include a two-story 111,000 square foot building with basement, and capacity to add two additional levels (4 stories total) in the future. The first floor would serve as an Emergency Department, and the upper floor(s) would be used for inpatient beds.
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 and express concerns about or support for the project as proposed. One neighborhood meeting is planned for the week of Dec. 9-13:
Monday, Dec. 9 - Global Village Academy Public Charter School, located on the northwest corner of W. Horsetooth and S. Taft Hill Rd.
Meeting Info: 7-9 p.m., Olander Elementary School Flex Room, 3401 Auntie Stone St.
At this neighborhood meeting, plans for a proposed K-8 charter school will be shared. The two-story building would be about 24,000 square feet in size. Future additions of 8,200 and 24,100 square feet are proposed if enrollment increases. If the applicant makes a formal proposal, the review process for this project would be a Site Plan Advisory Review, or SPAR. This type of review is conducted for public facilities, including schools and universities. Following staff review, the Planning and Zoning Board will hold a public hearing and make findings regarding the "location, character and extent" of the project.
NATURE IN THE cITY STRATEGIC PLAN
Wednesday, Dec. 11 - Land Conservation and Stewardship Board Meeting, Primrose Studio, 4300 Michaud Ln.
At the Board's 6 p.m. meeting, Lindsay Ex, Sr. Environmental Planner, will give a presentation on an emerging project entitled "Nature in the City Strategic Plan." This plan will develop a vision for incorporating nature into the urban environment and include design guidelines, policies, and actions for achieving this vision. To develop the Plan, we will build on existing understanding and collect data (both technical data and local knowledge) to evaluate key challenges and opportunities, e.g., whether all areas in the City have equal access to nature. The intent of this Plan is to develop a triple bottom line approach to preserve, enhance, and add to those informal natural areas within our community that are so important to creating our sense of place. The Nature in the City Strategic Plan will be developed in collaboration with numerous departments at the City and CSU, as well as with stakeholders and the public.
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 is available in an interactive table of Development Proposals Under Review, or by calling the Development Review Center at 970-221-6750. The most recent new applications appear at the top of the table; no new submittals or resubmittals for these types of projects 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. One final plan was submitted in the past week.
- Old Town Flats - northeast corner of N. Mason St. and Maple St. (initial submittal of final development plan)
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. No administrative hearings are planned for the week of Dec. 9-13.
PLANNING AND ZONING BOARD/TYPE 2 HEARINGS
Thursday, Dec 12, 6:00 p.m. - Regular Meeting
At 6 p.m., the Planning and Zoning Board will conduct a regular meeting in Council Chambers at 300 Laporte Ave. The agenda and hearing packet is available online or by contacting the Development Review Center at 970-221-6750. The Planning and Zoning Board encourages your input; interested persons are encouraged to attend and provide their comments. NOTE: Items on the consent agenda will not be presented nor discussed unless requested by a member of the Board, staff or public at the hearing.
On Dec. 12, the following items will be considered:
Kechter Farm Annexation and Zoning (consent agenda)
This is a request for annexation of 88.21 acres located north of Fossil Creek Reservoir, south of Kechter Rd, east of S. Timberline Rd. and just west of Ziegler Rd. The zoning requested is LMN (Low Density Mixed Use Neighborhood and UE (Urban Estate).
Spring Creek Farms 4th Filing (consent agenda)
This is a request to subdivide 15.23 acres into 76 lots for single-family detached homes. The site is located along the west side of Joseph Allen Dr., north of Drake Rd.
Link-n-Greens Community Commercial - Poudre River Zone District (consent agenda)
This is a request to consider an amendment to the Community Commercial-Poudre River (CCR) Zone District permitting Campus Employment uses.
Front Range Community College (FRCC) Integrated Technology Building (discussion agenda)
This is a request to construct a 29,000 square foot building on the FRCC campus near Harmony Rd. and Shields St. The new building includes lab space, classrooms and staff offices that support the Integrated Technology Program, which provides instruction in welding, automotive and clean technology trades. The review process for the proposal is a Site Plan Advisory Review, or SPAR. This type of review is conducted for public facilities, including schools and universities. The Board will conduct a hearing and make findings regarding the "location, character and extent" for the project relative to City Plan.
Foothills Mall Redevelopment Phase Two Major Amendment (discussion agenda)
This is a request for a major amendment to the existing Foothills Mall Redevelopment Project Development Plan. The revised plan decreases the project's commercial square footage by about 10% from the previously approved plan.
Please contact the Development Review Center at 970-221-6750 for further information. Meeting agendas and materials as well as past meeting minutes, may be found at fcgov.com/PlanningZoningBoard.
Tuesday, Dec. 10 - Work Session
At 6:00 p.m., in the CIC Room at 300 Laporte Ave., City Council will hold a work session. No items related to development review will be discussed.
Agendas are posted online on the Thursday afternoon prior to the meetings. 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.
Recent Hearing Outcomes
Decisions are pending from three hearings held on Dec. 5. (The hearing officer has 10 days to return a decision.)
Carriage House Project Development Plan, 320 E. Mulberry St.
Outcome Pending - This is a request to finish an existing garage on the rear of the lot to create a habitable carriage house.
111 Meldrum Office Building Project Development Plan, 111 S. Meldrum St.
Outcome Pending - This is a request for a six-story, 42,000 square foot office building on a 9,735 square foot lot. It will contain 6 parking spaces in a ground-floor garage.
Stoner Subdivision, Lot 2 Major Amendment, Obermann Residence, 1017 W. Magnolia St.
Outcome Pending - This is a request for a Major Amendment for a two-story single-family residence at 1017 W. Magnolia St. A previously approved Final Plan to subdivide 502 Wayne St. and created the new lot at 1017 W. Magnolia St., which included plans for a smaller single-family house.
A decision was received on Nov. 25 from the hearing officer for one Administrative/Type 1 hearing:
Lakeview Subdivision, southeast of the intersection of Lemay Ave. and Drake Rd.
Approved a project development plan, with modifications, for 42 single family lots.
LANDMARK PRESERVATION COMMISSION
Wednesday, Dec. 11
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
Thursday, Dec. 12
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 Ave.). Agendas and past meeting minutes are available at fcgov.com/ZoningAppeals. One appeal will be considered on Dec. 12:
- 3032 Denver Dr. - This variance will reduce the minimum required street side setback from 15 to 10 feet along Des Moines Drive for construction of a new house on this corner lot.
BUILDING REVIEW BOARD
Thursday, Dec. 19
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 Ave.; December's meeting is on the third Thursday because of the Christmas holiday. Agendas and past meeting minutes are available at fcgov.com/BRB.
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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