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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 - July 6-10

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

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. In response to a recent request, the table of proposals now includes the property owner's name with a link to more information as well as the applicant information. 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. 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 and preliminary design reviews completed in June included:

Conceptual Reviews:

  • 126 Bristlecone Drive - Retail
    Request to construct one retail anchor building and two pad sites on a 5.58 acre site, east of College Ave., south of Willox, and north of Bristlecone. The western portion of the site is currently being utilized as a stormwater detention pond for the Country Club Corners development. The developer would like to fill the pond while managing the stormwater, ultimately getting it to the Blue Spruce and Bristlecone outfall, and develop the entire site. The retail sites would share a parking lot in the middle of the developed lots.
  • Harmony Ridge - Replat
    Request to replat Lot 13 of the Harmony Ridge PUD. The lot was originally platted for a fiveplex; the proposal is to replat it for a fourplex.
  • 517 E. Magnolia - Replat
    Request to replat two properties located at 517 E. Magnolia and 404 Whedbee. In this proposal, the rear half of 404 Whedbee would become part of 517 E. Magnolia.
  • 1520 Laporte - Replat, Duplex and Addition of Permitted Use
    Request to subdivide the lot at 1520 Laporte and construct one or more new duplexes. The proposal presents three options that call for up to two new duplexes on two new lots. The existing duplex would be retained in each option. The parcel is located in the Neighborhood Conservation - Low Density (NCL) zone district. This proposal would be subject to the Addition of Permitted Use process.
  • 5670 S. College - Multi-family
    Request to construct 250 multi-family units and a clubhouse at 6740 S. College Ave. All units will be affordable housing units serving families earning 30-60% of AMI.
  • 612 E. Pitkin - Carriage House
    Request to construct a 230 square foot carriage house on the second story of a 597 square foot alley loaded garage. The project is proposed to coincide with the removal and of the existing single family house on the site, and construction of a new single family house.
  • 321 Old Firehouse Alley - Restaurant
    Request to locate a restaurant with an 1,800 square foot courtyard. The restaurant could potentially house a microbrewery as well. The site is located in the Downtown zone district; the proposal will be subject to Basic Development Review by staff.
  • 102 Fossil Creek - Auto Repair
    Request to construct a 4,600 square foot auto repair shop with 32 parking spaces. The site is located in the General Commercial (CG) zone district and will be subject to Administrative (Type 1) review.
  • 1207/1211 S. Shields - Multi-family
    Request to construct a 30-unit multi-family building with 28 parking spaces, after removing the existing two homes on the site. The site is located in the Neighborhood Conservation - Buffer (NCB) zone district; the proposal will be subject to Planning & Zoning Board (Type 2) review.

Preliminary Design Reviews:

  • 830 S. College Ave. - Residential/Retail Mixed-Use
    This is a proposal for a four-story, 29,800 square foot mixed-use building with a commercial/retail space on the main level, and apartments above. A gas station currently occupies the site.
  • Downtown Hotel, near Walnut and Jefferson Streets
  • This is a proposal for a 5-story, 162-room hotel, with restaurant, meeting/ballroom, and retail spaces, and a rooftop bar. 98 parking spaces are proposed. The site is in the Downtown (D) zone district, Old City Center Subdistrict.
  • 310 S. College Ave. - Residential/Retail Mixed-Use
    This is a proposal for a 6-story mixed-use residential building with 103 units and 270 bedrooms. The proposal includes ground floor retail space and 236 parking spaces in a below-grade structure.

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. Upcoming neighborhood meetings include:

  • CSU Medical Center, to be located on the northwest corner of W. Prospect Rd. and S. College Ave.
    Meeting: Wednesday, July 15, at the Avenir Museum facility at 216 E. Lake St.
    This is a proposal for a 4-story medical facility on a 4.5 acre-site. The proposal includes the demolition of five buildings currently located along College Ave. Approximately 123 surface parking spaces are proposed with additional parking to be provided in a proposed parking garage to the north of Lake St. This proposal will be reviewed by the Planning and Zoning Board in a Site Plan Advisory Review, where the character, extent and location of the proposal are considered.

UPCOMING EVENTS FOR DOWNTOWN PLAN

The Downtown Plan was originally adopted by City Council in 1989, and played a major role in shaping the downtown you see today. The original plan focused on revitalization and reinvestment in the downtown area. This update will focus on how to manage the success of the downtown area for the next 10-20 years. Please help by providing your ideas about the Downtown Fort Collins.

  • Downtown Walking Tours
    What should downtown look like in the future? Join City staff for one or more walking tours to share your thoughts and ideas for downtown. RSVP now!
    • Thursday, July 9
      • Tour 1: Canyon Avenue District - 8:30-10 a.m.
      • Tour 2: Historic City Center District - 3:30-5 p.m.
    • Friday, July 10
      • Tour 3: Mason North & Civic Districts - 8:30-10 a.m.
      • Tour 4: Campus North District - 1:30 a.m.-12 p.m.
      • Tour 5: Innovation, Oxbow, and River Districts - 3:30-5 p.m.
  • A New Vision for Downtown
    Monday, July 13, Lincoln Center, Columbine Room, 6-8 p.m.
    Where have we been, and where are we going? The next 20 years will be very different from previous decades. Join us for an evening of conversation about the future of the downtown. Light refreshments provided. RSVP now!

Questions? Please contact Cameron Gloss, Planning Manager, at 970-224-6174 or

PUBLIC INPUT NEEDED FOR OLD TOWN NEIGHBORHOOD PLAN

The Old Town Neighborhoods Plan is a combined update of the East Side and West Side Neighborhoods Plans and will help establish a vision for the future.  Upcoming opportunities to participate include:

  • Old Town Neighborhoods Plan Visioning Event
    Wednesday, July 8, 6-7 p.m., First United Methodist Church, 1005 Stover St.
    Learn more about the Old Town Neighborhoods Plan and share your vision for the future. Join us for snacks, fun and interactive visioning activities, and conversation about the future. Help shape what the next 10 to 20 years could look like in your neighborhood.
  • Online Visioning Survey
    Can’t participate at the Old Town Neighborhoods Visioning Event? You can still share your vision for the neighborhoods by completing the Old Town Neighborhoods Online Visioning Survey. The online survey can be accessed from the Old Town Neighborhoods Plan webpage at fcgov.com/otnp beginning July 3.
  • Old Town Neighborhoods Photo Contest
    Share your favorite things about living and working in the Old Town Neighborhoods. Submit a photo with a brief description on Instagram or Twitter using the hashtag #oldtownfavorites for your chance to win a Downtown Fort Collins gift card! Don’t use Instagram or Twitter? Send your photos to and we’ll upload them for you! The photo contest runs from July 1 to August 31.

RECENT APPLICATIONS

This section typically includes Project Development Plans (PDPs), Overall Development Plans (ODPs), Major Amendments (MJAs), and proposals for annexations, re-zonings, and additions of permitted uses. Recent submittals include:

  • Fort Collins Hotel (Downtown Hotel) Project Development Plan, 354 Walnut St.
    This is a request for a hotel with 164 rooms, a ground-floor restaurant, meeting/ballroom space, a retail area, and a rooftop bar. Two options for parking at 363 Jefferson St. (across the alley) are proposed: 1) a 319-space parking structure (approximately 1/3 hotel and 2/3 public) with retail uses on the ground floor, or 2) a 133-space surface parking lot for hotel use.
  • Houska Automotive Rezoning, 1005 Riverside Ave.
    This is a request to rezone a 2.49 acre site. The property is currently zoned Neighborhood Commercial (NC). The request proposes a rezoning to Limited Commercial District (CL) so that the automotive center could be expanded to include a truck repair service and a tire retread facility. Automotive uses of this type are not permitted in the Neighborhood Commercial (NC) zone district.
  • Lemay Avenue Craft Brewery & Self-Storage Facility Project Development Plan, 1025 Buckingham St.
    This is a request for a self-storage facility with a microbrewery, as well as a replat to subdivide the 6.35 acre lot into three lots. Lot 1 (1.066 acres) would include a 7,219 square foot brewery building; Lot 2 (4.536 acres) would include a 104,000 square foot storage facility. Lot 3 (.173 acres) could be used as a future expansion site for either the brewery or storage facility. The site is in the (I) Zone District.

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:

  • 217 W. Trilby Road Subdivision
    This is the final plan for a project to subdivide a 2.48 acre lot into four lots. The existing residence on the current property would remain on the first subdivided lot which the applicant (Affordable Roofing) uses for their business. The additional three lots are intended for office uses and to make site and building improvement upgrades to the current business on the property.
  • Ascent Studio Climbing and Fitness, located on the east side of Joseph Allen Dr., between Bear Mountain Dr. and Nancy Gray Ave.
    This is the final plan for a 3-story indoor climbing and fitness facility of 18,543 square feet on a 1.426 acre site. The site  is located on the combined Lots 12 and 13 of the Timberline Center and is zoned I - Industrial.
  • Affinity at Fort Collins, north of Front Range Village, south of English Ranch South, and east of Harmony Mobile Home Park
    This is the final plan for a 161-unit, 3-story, senior-oriented multifamily building. Access to the site would be from a private drive extending from Corbett Drive to the north. The 8.4-acre site is behind Lowe's Home Improvement Store approximately 1,800 feet west of Ziegler Road.

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 include:

  • Parking at 620 S. Lemay Ave.
    Hearing: Thursday, July 16, 281 N. College Ave.
    This is a combined major amendment and final plan request to expand the parking lot for the existing Concentra Building. The lot will provide 36 new off-street parking spaces on an additional 1.05 acres.
  • Hill Pond Residences, 910 Hill Pond Rd.
    Hearing: Thursday, July 16, 281 N. College Ave.
    This is an amendment to previously approved plans, adding individual lot lines for each dwelling within the development. The approved site plan layout, building design and landscape design are not affected by the added interior lot lines.
  • 626 S. Whitcomb Four-Plex
    Hearing: Thursday, July 16, 281 N. College Ave.
    This is a proposal to add two additional dwelling units to the rear of an existing duplex. The building is 1.5 stories; 5 rear parking spaces are proposed to be added. Two modifications are requested: one to reduce the multifamily buffer yard distance, and one to reduce the parking drive-aisle width.

PLANNING AND ZONING BOARD/TYPE 2 HEARINGS

Thursday, July 9 - Regular Meeting
At 6 p.m., the Board will conduct its regular meeting in Council Chambers at 300 W. Laporte Ave. The agenda includes:

  • Kechter Farm Second Annexation and Zoning
    This is a request to annex and zone 75.58 acres located generally west of Ziegler Rd., south of Kechter Rd, and north of Fossil Creek Reservoir. The annexation is divided into three parcels, all part of the Kechter Farm General Development Plan as approved in Larimer County. The requested zoning for this annexation is Low Density Mixed-Use Neighborhood (LMN) and Urban Estate (UE).

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, July 7 - Regular Meeting
At 6 p.m., in Council Chambers at 300 Laporte Ave., City Council will conduct a regular meeting. Agenda items related to development review and planning include:

  • Ordinance to Revise the Land Use Code (second reading, on consent), including:
    • Section 5.1.2 - Aligns the City's definition of Child Care Centers with the State's definition.
    • Section 4.21(B)(2)D - General Commercial Zone Permitted Use List - adds light industrial (without outside storage) as a permitted use, subject to review in a Type Two review process (requiring a neighborhood meeting and Planning and Zoning Board review).
    • Section 3.6.5 - Revise to clarify the developer's obligation to construct and then transfer bus shelters to Transfort.
    • Section 3.3.1(B)(1) - Deletes the requirement that side lot lines be at substantially right angles to the street.
    • Section 3.8.25 - Abandonment Period/Reconstruction of Permitted Uses - Specifies that the Director is the decision maker, and that any decision by the Director is appealable to the Zoning Board of Appeals. The purpose of this regulation is to make sure that buildings and sites that have been abandoned for more than 12 consecutive months, and where a user then seeks to re-occupy or re-use a site.
    • Section 3.5.2(E)(3) - Revises this section regarding garage setbacks so that the minimum required setback from an alley (8 feet) is clear.
    • Section 4.5(B)(3)(e) - Revises the permitted use list for the Low Density Mixed-Use Neighborhood zone district so that Small and Medium Scale Solar Energy Systems may be installed in this zone district citywide.
    • Sections 3.3.1(A)(1) and 5.1.2 - Clarifies that Plat Standards apply to development even if there is no plat, and to broaden the definition of Plat Standards to include plan amendments.
    • Section 5.1.2 - Definition of Dwelling - eliminates the reference to the required minimum floor area of 400 square feet for a dwelling constructed on the rear portion of the lot in certain zone districts.
    • Section 3.8.30(F)(1) - Multi-Family Design Standards - Orientation and Buffer Yards - exempts projects in the N-C-M and N-C-B zone districts due to prevailing lot sizes and urban context. In 2012, this section was created to create greater compatibility between multi-family developments and existing neighborhoods. The majority of the section was taken from standards in the MMN zone district without full consideration of its application in other zone districts, but the application of the currently-required 25 foot buffer yard on a 50-foot wide lot between single-family dwellings leaves no space for development.
    • Section 3.2.2(K)(1)(e) - Required Minimum Parking for Fraternity and Sorority Houses - to change the ratio for parking spaces from bedrooms to beds, and add alternative compliance provisions that reduce the amount of off-street parking provided if remote parking lots, ridesharing vehicles, or other techniques are used.
  • Addition of Permitted Use (APU) Changes
    Council will consider a potential amendment to the Land Use Code regarding the Addition of Permitted Use (APU) process.  Should a Code change be made, alternatives discussed have included: (1) a requirement for Council review of APU applications in nine residential zone districts, 2) a potential requirement for Council review of APU applications in all zone districts or, alternatively, enactment of a 5-year moratorium on APU applications within 9 residential zones.
  • Review of City Projects
    Council will consider a Land Use Code amendment to change the appeal process for City projects to one similar to what occurs in a Site Plan Advisory Review (SPAR) process.

LANDMARK PRESERVATION COMMISSION & HISTORIC PRESERVATION

Wednesday, July 8
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 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 Josh Weinberg () or call 970-221-6206. Agendas and past minutes are available at fcgov.com/LPC.

ZONING BOARD OF APPEALS

Thursday, July 9 - Cancelled due to lack of items for discussion
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 July meeting has been cancelled. The next meeting will be held on Thursday, August 13. 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.

BUILDING REVIEW BOARD (BRB)

Next Meeting - Thursday, July 30
The Building Review Board 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 DECISIONS/HEARING OUTCOMES

Administrative/Type 1 Hearing Decisions

  • River Modern, 900 E. Stuart
    (Hearing date: June 25; decision due by July 9)
    Decision pending regarding a proposal to develop 30 residential units in 15 duplex buildings, and to convert an existing single-family house into a child care center. Two modifications have been requested: (1) to reduce the required setback from 15 feet to 9 feet, and (2) to include an attached sidewalk in place of the required detached sidewalk on a private drive along child care center.
  • Timbervine Major Amendment and Replat, located near the southwest corner of East Vine Drive and North Timberline Road
    (Hearing date: June 18; decision date: June 29)
    Approved, with conditions, a proposal to replat the previously approved 39.19 acre project to add six single-family attached dwelling units and multiple changes to platted lots.

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 previous issues of this e-newsletter, view the newsletter archive.

Please email any feedback regarding this weekly service to