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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 - September 22-26

This weekly service is provided to keep community members informed about potential development projects and related policy discussions. To receive this information in a weekly email, please sign up using the orange box at the upper right corner of this page.

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 completed in September will be listed here in the first two weeks of October.

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 September 22-26; one is planned for the following week:

  • Affinity Senior Housing Modification of Standard, North of Front Range Village, between Lowe's and English Ranch Subdivision
    Meeting: Monday, September 22, 6:30 to 8:00 p.m., Council Tree Library, 2733 Council Tree Ave.
    This is a request for a modification of a zoning standard that requires at least 75% office/employment use in any development plan in this area. The request is for 100% residential use, and no office/employment use. If the zoning modification is approved by the Planning and Zoning Board, the developer plans to submit a development application for a senior housing apartment development with approximately 155 units. In accordance with the Master Street Plan, this project will not include a connection between Corbett Drive in Front Range Village and Kingsley Drive in the English Ranch neighborhood.
  • 1601 Remington Street Offices - Conversion to Office Use
    Meeting: Wednesday, September 24, 6:00-7:30 p.m., LifePointe Church, 900 E. Prospect Rd.
    This is a proposal to use the existing house as a counseling and sports psychology office. Minor site upgrades (e.g. bicycle parking) are proposed; no exterior building changes are proposed. The site is in the Low Density Mixed-Use Neighborhood (LMN) district, where offices are permitted if approved in a Planning & Zoning Board hearing.
  • Old Elk Distillery, 360 Linden St. (southeast corner of Linden and Willow)
    Meeting: Wednesday, October 1, 7:00-9:00 p.m., Northside Aztlan Community Center, 112 E. Willow St.
    This is a proposal to redevelop the current Keifer Concrete location. On the western portion of the lot, proposed Old Elk development would include a 100,000 square foot building ranging in height from one to three stories with a tower accent. The proposed uses include a distillery with tasting room, restaurant, pub, music venue, offices and meeting space. Kiefer Concrete would occupy the eastern portion of the lot. The site is in the River Downtown Redevelopment (RDR) zone district, where these uses are permitted if approved following an Administrative/Type 1 hearing. Because this project will follow a Type 1 review process, this is an optional neighborhood meeting.

pROSPECT ROAD REDESIGN OPTIONS - OPPORTUNITY FOR INPUT

Monday, September 22 - Prospect Corridor Workshop
Meeting: 5:30-7:30 p.m. at Plymouth Congregational Church, 916 W. Prospect Rd.
Want to take a closer look at ideas for a redesigned Prospect Road between College and Shields? As part of the West Central Area Plan process, there will be a special workshop to explore the preliminary design options and development scenarios for the Prospect Road corridor.

More information is available at fcgov.com/westcentral.

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. Recent applications include:

  • Hill Pond Residences, 910 Hill Pond Rd.
    This is a request to remove a single family home on a 2.2 acre site and to construct 18 homes - 12 two-family duplex homes and 6 multi-family homes.  The 6 multi-family homes are in two buildings, each containing three units.  All homes are proposed as two-story, each with 2 garage spaces. 
  • Multifamily Development, 626 S. Whitcomb St.
    This is a request to add two residential units along the rear (east side) of an existing duplex located at 626 S. Whitcomb St. Additional parking spaces would also be added to the site.

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. Recent applications include:

  • Ziegler-Harvest Park Final Plan
    This is the first submittal of the final plan for a multi-family development with 22 dwelling units in 4 buildings. Each building will be 2 1/2 stories in height. The Project Development Plan was approved by the Planning and Zoning Board in August 2013.

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. No Administrative/Type 1 hearings are planned for the week of September 22-26.Three hearings are planned on October 1 at 5 p.m., in the first floor conference rooms at 281 N. College. Ave.

  • GRE Subdivision, 2430 W. Prospect Rd.
    This project changes the use from child care center back to the original use as a single family dwelling. No physical change to the property is proposed; the existing house would remain. A plat and site plan would be filed.
  • Fox Grove Project Development Plan (PDP), located east of I-25 and south of Mulberry
    This project would extend Carriage Parkway to the south, and proposes single family homes, a pocket park, a soft trail system, and other common open space, on 20 acres of the approximately 35-acre Fox Grove Overall Development Plan (ODP) site.
  • Prairie Village Major Amendment, 1715 W. Harmony Rd.
    This is a request for an amendment to a previously approved plan. Eight single family attached townhomes, 1.5 and 2 stories in height, are proposed on separate lots.

PLANNING AND ZONING BOARD/TYPE 2 HEARINGS

Upcoming - Thursday, October 9 - 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.

Upcoming - Friday, October 3 - Work Session

From noon to 5 p.m., the Board will conduct a work session at 281 N. College Ave., Conference Room A.

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, September 23
At 6 p.m., in Council Chambers at 300 Laporte Ave., City Council will conduct a adjourned meeting, including a public hearing regarding the 2015-16 budget and a discussion of next steps in the Colorado Oil & Gas Association litigation. A work session will be held following the adjourned meeting to discuss the budget.

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

Thursday, September 25
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, October 8
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, October 9
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

City Council Decisions from September 16

  • Fort Collins/Timnath Intergovernmental Agreement (IGA), Seventh Amendment
    Adopted an ordinance, on second reading, to approve the Seventh Amendment to the Fort Collins/Timnath Intergovernmental Agreement regarding cooperation on annexation, growth management and related issues.
  • Planned Development Overlay District (PDOD) - Extension of the Pilot for One Additional Year (to September 2015)
    Adopted an ordinance, on second reading, to extend the Planned Devlopment Overlay District (PDOD) pilot for an additional year, making the new expiration date September 2015. The PDOD is a performance-based zoning overlay for infill development and redevelopment.
  • Section 1.3.4 of the Land Use Code - Amending to Conform to Previously Adopted Revisions
    Adopted an ordinance, on first reading, to expand prohibited uses in Section 1.3.4 of the Land Use Code to include the full scope of retail and medical marijuana uses as defined in Ordinance No. 042 that were not included in Ordinance No. 086.
  • Fort Collins Landmark Designations
    Adopted
    two ordinances, both on first reading, to designate 412 Wood St. and 220 Remington St. as Fort Collins Landmarks

Type 2/Planning & Zoning Board Hearing Decisions from September 11

  • Pedersen Toyota Expansion, 4455 S. College Ave.
    Approved a Project Development Plan to expand the existing Pedersen Toyota car dealership.The expansion will include the lot to the west that is currently a mini-storage facility. The project proposes a carwash, a 4-story parking structure, and retail, office, and auto repair space. The entire site is 5.02 acres; 202,100 square feet of building space is proposed.
  • Land Use Code Revisions from Transit-Oriented Development (TOD) Parking Study
    Recommended to City Council revisions to off-street parking requirements for multi-family and mixed-use developments in the TOD zone and commercial uses city-wide to address parking issues identified in the parking study.
  • Clydesdale Annexations, east of I-25 and East Mulberry St.
    Recommended to City Council the annexations of the Clydesdale Park neighborhood in two separate annexation actions. Clydesdale Park is an existing subdivision located east of Interstate 25, south of the intersection of East Mulberry St. and Carriage Pkwy. Clydesdale Park includes 217 single-family residential lots on approximately 75 acres. The requested zoning is Low Density Mixed-Use Neighborhood District (L-M-N).
  • The Flats at Rigden Farm, bounded by Limon, Custer, Iowa and Illinois Drives
    Approved a Project Development Plan for Flats at Rigden Farm. The project is located on an entire city block (4.08 acres) just east of the shopping center anchored by the Rigden Farm King Soopers. The plan includes six residential buildings with 94 dwelling units and one 9,600 square foot commercial/retail building. The proposal included one Modification of Standard to allow the project to reduce the number of required off-street parking spaces by nine spaces.

Type 1/Administrative Hearing Decision

  • The Summit on College Parking Garage, located at the southwest corner of Stuart St. and Choice Center Dr.
    (Remand hearing was conducted on September 4; decision returned on September 9.)
    Approved, with conditions, a major amendment to allow construction of a 345-space parking garage for the use of residents of the Summit on College student housing complex. The parking garage would be built over an existing parking lot between the existing complex and Creekside Park. One modification was requested which would allow 15-foot drive aisles instead of the required 20-foot drive aisles. The original proposal for a larger structure was approved following an Administrative/Type 1 hearing in March; the decision was appealed to City Council. At the appeal hearing, City Council remanded the decision, which required this re-hearing.

Zoning Board of Appeals Decisions from September 11

  • 518 N. Whitcomb St.
    Approved a variance to allow reduced setbacks for a new detached garage/workshop.
  • 730 Grouse Cir.
    Approved
    a variance to allow a reduced rear yard setback for a one-story room addition.
  • 1301 E. Stuart St.
    Approved
    a variance to allow a six-foot tall fence instead of the required four-foot tall fence.
  • 4750 Pleasant Oak Dr.
    Approved a variance for a reduced setback from a public sidewalk for a trash and recycling enclosure.
  • 6035 S. College Ave.
    Denied variances to allow two existing signs to remain in place that exceed that number of signs allowed per property, as well as reduced setbacks (0 feet instead of 5 feet).
  • 626 W. Olive St.
    Approved
    a variance to allow reduced setbacks for a new garage.

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.

Please email any feedback regarding this weekly service to