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 - Weeks of Nov. 23 and Nov. 30
Due to the Thanksgiving holiday, the next update of the webpage and distribution of the email will be on December 4 to cover the week of December 7-11.
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
Information on current development proposals is available online. Check out the searchable and sortable table of development proposals under review to find information on formally submitted proposals. 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. Preliminary design reviews go into more detail than conceptual reviews. Some projects will move forward into the formal development review process; others will not. Conceptual plans are available at fcgov.com/ConceptualReview, under the "Agendas and Proposal Info" heading. Conceptual reviews and preliminary design reviews completed in November will be listed here during the first two full weeks of December.
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. Meetings scheduled at this time include:
Habitat for Humanity Cottages, located on the southeast corner of Taft Hill and Harmony
Meeting: Thursday, Dec. 3, 6:30-8:00 p.m.
Global Village Academy, 2130 W. Horsetooth Rd.
This is a proposal for 22 two-story duplexes and 4 one-story single-family homes (48 total units) on a 4.44-acre lot. The developer is requesting a modification to allow a 15-foot setback (rather than the required 30-foot setback) from Harmony Road. The site is zoned Low Density Mixed-Use Neighborhood (LMN) zone district.
821 West Lake Street Apartments, 821 W. Lake St.
Meeting: Wednesday, Dec. 9, 6:30-8:30 p.m.
This is a proposal for demolition of the Beebe Christian School and redevelopment of the site. A five-story building with approximately 400 bedrooms in 100 apartments is proposed. Parking for 200 cars (140 below grade) and 400 bikes is proposed. The 1.8-acre site is located in the High Density Mixed-Use Neighborhood (HMN) zone district.
WEST ELIZABETH ENHANCED TRAVEL CORRIDOR PLAN OPEN HOUSE
Thursday, Dec. 3, 6-8 p.m.
Westminster Presbyterian Church, 1709 W. Elizabeth St.
Drop by anytime to weigh in on alternatives for the future of the West Elizabeth Corridor! Light refreshments will be served. For more information, please see fcgov.com/westelizabeth.
PROSPECT UNDERPASS AT CENTER NEIGHBORHOOD MEETING - DEC. 9
Wednesday, Dec. 9, 6-8 p.m.
Fort Collins Hilton, 425. W. Prospect Rd.
Colorado State University has asked us to share information about a neighborhood meeting they are hosting for interested community members who would like to learn more about a pedestrian and cyclist underpass to be constructed at the Prospect and Center intersection. This presentation will include the project timeline, anticipated lane closures, sidewalk detours and upgrades, and architectural renderings. Questions? Please email Lindsay Brown at or call Pam Jackson at 970-491-5349.
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. Recent applications of these types include:
612 E. Pitkin - Carriage House Project Development Plan (new submittal)
This is a proposal for a carriage house with 231 square feet on the second story of a 597 square foot alley-loaded garage. The property is in the Neighborhood Conservation - Low Density (NCL) district.
Warren Federal Credit Union Project Development Plan and Overall Development Plan, located south of Drake between Illinois Dr. and Iowa Dr.
This is a submittal of a new Overall Development Plan for two parcels, with a bank on one parcel, and retail and restaurant use designated on the other. The resubmittal of the Project Development Plan includes the specific plans for the parcel with the bank; the other parcel will be developed in the future.
Centerpoint Plaza Project Development Plan, 2133 Midpoint Dr.(resubmittal for third round of review)
This is a request to construct a mixed-use building which will include both office and retail space on 2.07 acre site. (An earlier approved plan has expired.) The building is proposed to be two stories with a mezzanine level for office and retail uses. Additional street right-of-way has previously been dedicated to allow for road improvements on Timberline Road. The site is in the (E) Employment zoning district.
Bucking Horse Multi-family Project Development Plan, north and east of Nancy Gray Ave. (new submittal)
This is a proposal for an apartment complex with 328 apartments in two- and three-story buildings on 23 acres. Primary access would be via Miles House Avenue. 597 parking spaces are proposed.
Windsong at Rock Creek Project Development Plan, northeast corner of Ziegler and Rock Creek (new submittal)
This is a proposal for a one-story long term care facility with 64 beds. 48 parking spaces are proposed for this project which is located in the Harmony Corridor (HC) zone district.
Salud Family Health Center Overall Development Plan, 1830 Laporte Ave. (new submittal)
This is a proposal for an overall development plan (ODP) for a 23-acre site. A medical and dental outpatient clinic is proposed in an existing building on the site, with a parking lot and landscaping improvements. The clinic is subject to an administrative Basic Development Review, which does not include a public hearing. The ODP, which will be reviewed in a public hearing by the Planning and Zoning Board, will describe the allowable uses for the site as well as potential transportation connections to adjoining properties, drainage and utilities, and natural features and buffers.
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. Final plan submittals received in the past week include:
Uncommon (Mixed Use) Final Development Plan, 310 S. College Ave. (first final plan submittal)
This is the final plan submittal for a 150,000 square foot, four- to six-story building at the southeast corner of College and Olive. The ground floor includes retail space, and the upper levels contain 120 apartment units with a total of 248 bedrooms. 125 parking spaces are provided. The Project Development Plan for this proposal was approved by the Planning and Zoning Board on Oct. 29. The Planning and Zoning board approval of the proposal has been appealed to City Council.
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. The following hearings are scheduled in the next two weeks:
Monday, Nov. 23, beginning at 5:30 p.m.
281 S. College Ave., Conference Room A
Viale Collegio Major Amendment, 706 S. College Ave.
This is the hearing for a proposal to convert 8,342 square feet of office space to apartments in an existing 3-story building. The converted space would contain 14 studio and 1-bedroom units. The existing 33 parking spaces would serve the development.
Magnolia/Whedbee Replat, Combined Project Development Plan/Final Development Plan
This is the hearing for a proposal to replat 517 E. Magnolia St. and 404 Whedbee St. As proposed, the lot at 517 E. Magnolia lot would be 9,000 square feet and the lot at 404 Whedbee would be 5,000 square feet.
Thursday, Dec. 3, beginning at 5:30 p.m.
City of Fort Collins Streets Department Training Room, 625 N. Lemay Ave. (also known as 625 E. 9th St.)
Rigden Farm Filing Nineteen Final Development Plan, on Bryce Dr. north of William Neal Pkwy.
This is the hearing for a proposal to replat a .54-acre site from 2 lots into 6 lots. The site is zoned Low Density Mixed-Use Neighborhood (LMN).
Capstone Cottages Project Development Plan, northeast of the intersection of Lincoln and Lemay
This is the hearing for a proposed development with 201 single-family dwelling units and a total of 888 bedrooms on 28.3 acres. 738 parking spaces are proposed. The site is zoned Medium Density Mixed-Use Neighborhood (MMN). A modification has been requested because the density of the proposal (8.10 dwelling units per acre) is less than the MMN requirement of 12 units per acre.
PLANNING AND ZONING BOARD/TYPE 2 HEARINGS
Thursday, Dec. 17 - Regular Meeting (note change from usual date)
At 6 p.m., the Board will conduct a regular meeting in Council Chambers at 300 W. Laporte Ave.
Friday, Dec. 11 - Work Session (note change from usual date)
From noon to 3 p.m., the Board will conduct a work session in Conference Room A at 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.
Tuesday, Nov. 24 - Work Session
The November 24 work session has been cancelled.
Tuesday, Dec. 1 - Regular Meeting
At 6 p.m. at City Hall, 300 Laporte Ave., Council will hold a regular meeting. Agenda items related to planning or development review include:
- Wood Street Second Annexation and Zoning, 832 Wood St.
- Fall 2015 Revisions, Clarifications and Additions to the Land Use Code
- Outdoor Vendor Mobility - Code Changes
Agendas are posted online on the Thursday afternoon prior to each meeting. No items related to planning or development review are being reviewed at this week's meeting.
PENDING APPEALS TO CITY COUNCIL
Two appeals to City Council are pending:
Appeal of the Structural Evaluation of the Coy-Hoffman Silos
Woodward has appealed the Building Review Board's decision regarding the Coy-Hoffman Silos. The appeal hearing will be held at the December 15 Regular Meeting.
Uncommon (Mixed Use) Project Development Plan, 310 S. College Ave.
Councilmember Ross Cunniff has appealed the Planning and Zoning Board's approval of the Uncommon Project Development Plan. The appeal hearing will be held at an Adjourned Meeting on January 12, 2016.
LANDMARK PRESERVATION COMMISSION & HISTORIC PRESERVATION
Next Meeting: Wednesday, Dec. 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 currently 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 call 970-221-6206. Agendas and past minutes are available at fcgov.com/LPC.
ZONING BOARD OF APPEALS
Next Meeting: Thursday, Dec. 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 at 300 Laporte Avenue. Agendas and past meeting minutes are available at fcgov.com/ZoningAppeals.
BUILDING REVIEW BOARD
Next Meeting: Thursday, Dec. 17 (note change from usual date)
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.
RECENT HEARING OUTCOMES
Planning and Zoning Board (Type 2) Decisions - Nov. 12 Meeting
Lodgepole Investments LLC Annexation
Approved a petition to annex into the City two properties and right-of-way totaling 39.7 acres southwest of the intersection of I-25 and State Highway 392.
Lemay Avenue Craft Brewery and Self-Storage Facility Project Development Plan, southwest corner of North Lemay Ave. and Buckingham St.
Approved a request to develop a 7,219 square foot brewery and seven self-storage buildings with a total of 103,000 square feet. One 0.73 acre lot would remain vacant. The site is 6.3 acres in size and zoned Industrial (I).
The Slab Property Project Development Plan
Approved a request for a 3-story multi-family building with 59 dwelling units and 70 bedrooms. A total of 87 parking spaces and 77 bicycle parking spaces are proposed. The 1.44-acre site is zoned High Density Mixed-Use Neighborhood (HMN), and is also within the Transit-Oriented Development Overlay Zone.
Fall 2015 Revisions, Clarification and Additions to the Land Use Code
Recommended to City Council the approval of the following changes:
- Addition of Permitted Use (1.3.4(F)) Conditions - to correct an inadvertent omission due to overlapping ordinances and a lag time in publishing.
- Extra Occupancy Rental House (3.8.28(A)) - to correct an inconsistency with the type of development review designated in the permitted use list in the LMN zone district.
- Minor Amendments (2.2.10(A)) - to clarify that the process may be used to amend development projects approved under prior law with no formally adopted and recorded final plans in City records.
- Permitted Use Lists in Article Four - to align the review processes for Retail Marijuana and Medical Marijuana as the differences between the two are no longer distinctive.
- New Division (2.18) in Article Two - to explain the Basic Development Review procedure and establish a new Minor Subdivision which may be processed as a Basic Development Review.
- Amendments (2.2.10) - to clarify that the amendment procedure may also be used to process changes of use, and consolidate various references for consistency.
- Features Allowed Within Setbacks (3.8.19(A)(5) - to add basement egress windows, and the foundation that forms the window well to the list of features allowed within setbacks.
- Stockpiling Permit and Environmental, Natural Area, Recreational and Cultural Resource Protection (2.6.2(G)(H) and 3.4.1(G)) - to update the reference to the Stormwater Criteria Manual (part of new regulations for Fugitive Dust).
Outdoor Vendor Mobility - Code Changes
Did not recommend to City Council the approval of changes to code provisions related to mobile vendors. A range of operational requirements for the length of time that outdoor vendors can operate on privately-owned lots is proposed.
Fugitive Dust - Code Changes
Continued consideration to the December meeting a recommendation to City Council regarding revisions to the Land Use Code related to governing fugitive dust.
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
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