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Development Review

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Development Review Newsletter


pic How Will I Know If A Project Is Proposed Near Me?
This site 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 - Week of August 22-26, 2016

This service is provided to keep community members informed about potential development projects and related policy discussions. To subscribe to a weekly email with this information, please enter your email in the box to the right.

Information about 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.

The following conceptual reviews will take place during the week of August 22:

  • Auto Body Repair Shop, located at 4221 S. Mason St.
    This is a request to locate an auto body repair shop in an existing building with the interior converted to shop space. The eight existing parking spaces would remain as part of this proposal. The site is located in the General Commercial (CG) zone district.
  • Self-Storage and Multi-family Development, located at 6020 S. College Ave.
    This is a request to build a self-storage facility and multi-family dwellings. The storage units are proposed on the corner of Skyway and College; the multi-family dwellings are proposed behind the storage facility. The storage facility would be 80,000 square feet; the multi-family portion would be 160,000 square feet. The site is located in the General Commercial (CG) zone district.
  • Townhomes, located at 5305 Ziegler Rd.
    This is a request to build 38 townhomes in four 7-unit buildings and two 5-unit buildings. County Fair Lane would connect to Ziegler in this proposal. Each unit will have its own garage, and seven additional off-street parking spaces are proposed. The site is located in the Low Density Mixed-Use Neighborhood (LMN) zone district.
  • Place of Worship, Multi-family and Fraternity, located at 1120 University Ave.
    This is a request to expand the existing church and add multi-family housing at 1220 University Ave. The church expansion would include a new parish hall and three-story community center. The multi-family housing would be five stories located west of the existing church. The three-story fraternity house would face University Ave. The site is located in the Community Commercial (CC) zone district.

One preliminary design review is planned for August 24:

  • The Standard Apartments Multi-family Residential Development, located at 820-900 W. Prospect Rd. and 775 W. Lake St.
    See description under "Neighborhood Meetings" below.

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. Neighborhood meetings scheduled at this time include:

  • The Standard Apartments Multi-family Residential Development, located at 820-900 W. Prospect Rd. and 775 W. Lake St.
    Meeting: Tuesday, August 23, 7-9 p.m., Plymouth Congregational Church, 916 W. Prospect Rd.
    This is a proposed redevelopment of five parcels along the north side of West Prospect Road as well as redevelopment of the existing Blue Ridge Apartments on Lake Street. Together the parcels include a total of 4.23 acres. Two 5-story apartment buildings are proposed. The development would have 229 units with 722 bedrooms to be rented by the bedroom. A separate 5-level parking garage and a below-grade parking garage with a total of 546 parking spaces are proposed. The site would be accessed from Prospect Road and from Lake Street. The site is located in the High Density Mixed-Use Neighborhood zone district and in the Transit-Oriented Development Overlay Zone.
  • 3 Seeds Subdivision, located at 2820 W. Elizabeth St. (currently Happy Heart Farms)
    Meeting: Wednesday, September 7, 6-8 p.m., Shepard of the Hills Lutheran Church Fellowship Hall, 1200 S. Taft Hill Rd.
    This is a proposal for a development with 52 single-family lots, 11 duplexes (22 units), and 15 townhomes on a 20.59-acre site.

West Elizabeth Enhanced Travel Corridor - Review/Comment Period Extended

The draft plan for the West Elizabeth Enhanced Travel Corridor is available for review and comment through August 31.

Please visit the project website to view the draft plan and to submit your comments, and to see a new FAQ section. The plan will be considered for adoption by City Council on October 18. Need more information? Please contact Emma Belmont at 224-6197 or ZWJlbG1vbnRAZmNnb3YuY29t, or Amy Lewin at 416-2040 or YWxld2luQGZjZ292LmNvbQ==.

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. Recent applications include:

  • Worthington Avenue Residences Project Development Plan
    This is a proposal to develop 34 single-family attached living units in 17 buildings. The units would range in size from 1460 to 1640 square feet. The  1- and 2-bedroom duplex and triplex homes will be targeted towards people aged 55+, with full services available such as nurse calls and home health care services provided by Columbine Health Services. Attached 1- and 2-car garages and nine guest parking spaces are proposed. The 8.15-acre site is located on Parcel B of the Centre for Advanced Technology Overall Development Plan (ODP), north of Worthington Circle. The site is located in the Employment (E) zone district.
  • 2601 Canton Ct. Industrial Building Combined Project Development Plan/Final Development Plan (PDP/FDP)
    This is a proposal to build a new 9,000 square foot single story industrial building. The building will have six pedestrian doors and six overhead doors on the north side of the building, for each of six potential tenants. Pedestrian access is from a sidewalk connection that will be constructed, with an access easement, on the adjacent property to the north. This is located in the Industrial (I) zone district and will be subject to an Administrative (Type I) review.

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 final plan submittals include:

  • 2601 Canton Ct. Industrial Building Combined Project Development Plan/Final Development Plan
    See description above.
  • Oakridge Crossing Final Development Plan
    This is the final development plan for a project to construct 110 units of multifamily housing and 5,000 square feet of ground floor professional office space located at 4706 McMurry Ave. The affordable senior housing building will include a mix of one and two-bedroom units in a three-story building. The site is located in the Harmony Corridor (H-C) Zone District.
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.

Upcoming Administrative Hearings
On Wednesday, August 31, a hearing is scheduled in Conference Room A, 281 N. College Ave., beginning at 5:30 p.m.

  • Majestic Estates Project Development Plan, located at 2150 Rock Castle Lane (southeast of Timberline and Trilby)
    This is a proposal for eight single-family lots on 19.93 acres (including 14.95 acres of open space). The average lot size is 27,096 square feet. Proposed zoning is Urban Estate (UE).

Recent Administrative Hearing Decisions
Decisions were received for two hearings that were conducted on August 10.

  • 6617 S. College Avenue Plat (located south of the intersection of College and Trilby) (first on agenda)
    Approved a proposal to plat and subdivide an unplatted tract into three separate lots. The property is located in the Limited Commercial (CL) zone district.
  • Alta Vista Wireless Telecommunications Facility Project Development Plan, located at 903 Buckingham St.
    (second on agenda)
    Denied a proposal for a 80 foot tall wireless telecommunications facility with a tower disguised as a grain silo. The tower would be able to handle up to three service providers.

A decision is also pending for one hearing that was conducted on August 17, a decision is expected by August 31.

  • 1127 W. Prospect Rd. Wireless Telecommunications Facility (located southwest of the Rite Aid at the Shields/Prospect intersection)
    This is the public hearing regarding a 65 foot tall wireless telecommunication facility with a tower disguised as an evergreen tree. The ground equipment will be in a screened fenced area. The plan includes landscape enhancements in the space around the lease area.

Planning and Zoning Board/Type 2 Hearings

Recent Planning and Zoning Board Decisions
On August 11, the Planning and Zoning Board reviewed the following items:

  • Town of Windsor I-25/SH 392 Design Standards
    Recommended that City Council approve design standards within the I-25/SH 392 interchange corridor activity center that apply to new development in the Town of Windsor.
  • 625 S. Peterson Multi-Family Project Development Plan
    Approved a request to redevelop an existing two-unit house into a four-unit building by constructing a two-story addition in the rear. The current main floor includes a two-bedroom unit; the upper level also includes a 2-bedroom unit. It is not clear when it was converted into a duplex, but is generally believed to be in the late 80's or early 90's. One modification of standard is requested that would allow a fence in a rear yard that exceeds 6 feet in height, as requested by the adjacent neighbor during the review process. A second modification relating to minimum side yard and maximum wall height is also requested. The site is located in the Neighborhood Conservation - Medium Density (NCM) zone district.

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, August 23 - Work Session
At 6 p.m., in Council Chambers at 300 Laporte Ave., City Council will review the following topics in a work session:

  • Grade Separated Railroad Crossing Prioritization
    Discussion regarding the effects of the railroad capital improvement projects completed in Greeley, and priority locations for grade separated crossings at railroad crossings in Fort Collins.
  • Vine/Lemay/Burlington Northern Santa Fe Project
    Discussion of the analysis of options for a planned realigned Lemay Avenue crosses the Burlington Northern Santa Fe (BNSF) railway and Vine Drive. Council will be asked for direction to move forward with the staff recommendation of the preferred alternative. Other topics include project benefits, design and construction schedules, and funding scenarios.
  • Broadband Strategic Plan
    Discussion and presentation of feasibility work to date and next steps.

Decisions from August 16 regular meeting:

  • Majestic Place Annexation (second reading)
    Approved items related to the annexation of 19.93 acres located at 2150 Rock Castle Lane (southeast of Timberline and Trilby). Zoning for the parcel would be Urban Estate (UE).
  • Poudre River Annexation
    Approved initiation of a City-initiated annexation process for 12.01 acres located within the banks for the Poudre River between Lee Martinez Community Park and Linden Street. The land became an enclave when the Wood Street Annexation was completed on September 17, 2012.
  • Exchange of Easements Between the City and Brookhaven Homeowners Association (HOA) (first reading)
    Approved authorization of the City's conveyance of an easement to the Brookhaven HOA to resolve a long-standing and significant encroachment issue on Mallard's Nest Natural Area and Spring Creek Trail, and would enable a more favorable alignment of an existing fence along the trail.
  • Conveyance of Permanent Stormwater Easement on City Property at the Gardens on Spring Creek to Colorado State University (first reading)
    Withdrew from consideration an item to authorize the conveyance to Colorado State University of a permanent stormwater easement on City property at the Gardens on Spring Creek. CSU needs to construct a water quality pond to handle the flows from its new construction at CSU, including the new stadium. The Center Outfall Water Quality Pond will be constructed on land owned by CSU, as well as on a portion of the City's property at the Gardens on Spring Creek. The Pond will handle flows from both entities.
  • Sidehill - Filing Two and Bucking Horse Filing Three - Vacating Portions of Right-of-Way (first reading)
    Approved the vacation of various streets that are no longer necessary or desirable to retain for street purposes. The right-of-way vacation includes various public streets in an area bounded by Nancy Gray Avenue to the south and Gooseberry Lane to the northwest. The property is proposed to be replatted as Bucking Horse Filing Four, which was approved by the Planning and Zoning Board on February 11, 2016.

Landmark Preservation Commission & Historic Preservation

Wednesday, August 24
At 5:30 p.m., in Council Chambers at 300 Laporte Ave., the Landmark Preservation Commission (LPC) will conduct a regular meeting. Agendas and past minutes are available at fcgov.com/LPC.

Demolition/Alteration 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.

One recent demolition/alteration review was conducted; the appeal deadline is September 1:

1506 W. Horsetooth, built 1963
Decision on Proposed Work: Major (demolition)
Decision on Landmark Determination: Not individually eligible

More information about historic review and specific projects under review is available at fcgov.com/HistoricReview. For additional information, contact Karen McWilliams at a2NtY3dpbGxpYW1zQGZjZ292LmNvbQ== or 970-224-6078 or Maren Bdzek at a2Rvcm5AZmNnb3YuY29t or 970-221-6206, or see our FAQ page at fcgov.com/historicpreservation/faq.php.

Zoning Board of Appeals

The Zoning Board of Appeals (ZBA) has the authority to approve variances from the requirements in the Land Use Code. Agendas and past meeting minutes are available at fcgov.com/ZoningAppeals. Variances reviewed on August 11 included:

  • 2025 W. Mulberry St.
    Approved a variance request to allow a home occupation in an accessory building. Code limits home occupations to the primary structure.
  • 417 N. Grant Ave.
    Approved a variance request to reduce the required minimum lot area from 5,000 to 4,000 square feet and reduce the required minimum lot width from 40 to 35 feet.
  • 4235 Breakwater Dr.
    Approved a variance request to allow an 8-foot fence to be placed on the property line between The Landings HOA parcels and several detached single-family parcels. The maximum height allowed by code is 6 feet; the request is to allow an additional 2 feet in height.
  • 1625 W. Trilby Rd.
    Tabled a variance request to allow a 7,200 square feet accessory building on a 5.3 acre parcel in the Rural Lands District (R-U-L).  In the R-U-L zone district, the maximum accessory building size is 2,500 square feet. The Board asked for additional information prior to making its determination.
  • 3100 S. College Ave.
    Approved a variance request to allow an additional 31.47 square feet of sign allowance. The maximum allowance for the building is 243 square feet.

Building Review Board

Thursday, August 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 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.

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? Residents may contact Sarah Burnett in Neighborhood Services at 970-224-6076 or c2J1cm5ldHRAZmNnb3YuY29t. Developers and consultants may contact the Development Review Center at 970-416-2740.

More Info & Feedback

For more information about development review, please visit fcgov.com/DevelopmentReview or call 970-221-6750. For previous issues of this e-newsletter, view the newsletter archive.

Please email any feedback regarding this weekly service to c2J1cm5ldHRAZmNnb3YuY29t.