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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 29 - October 3

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 included:

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. One neighborhood meeting is planned for the week of September 29:

  • 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 Kiefer 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.

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:

  • Old Elk Distillery, 360 Linden St.
    See description under "Neighborhood Meetings" above.
  • Elderhaus Adult Day Program, 6813 S. College Ave.
    This is a request for a Major Amendment for a change in use to utilize an existing building for an adult day/respite care, Elderhaus. A plat is required because the property has not been previously platted. The project is located in the M-M-N (Medium Density Mixed-Use Neighborhood District) 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 applications include:

  • Ziegler-Harvest Park Final Plan, 5305 Ziegler Rd.
    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.

Wednesday, October 1 - Three hearings are planned beginning 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

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. Policy and legislation discussion will include Land Use Code Changes.

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. Agenda items include:

  • Ascent Studio Climbing & Fitness at Timberline Center, 2121 S. Timberline Rd.
    This is a major amendment request to replat and change use from the previously approved plan from retail/office/restaurant to a climbing and fitness facility. The 51-foot tall building would be approximately 18,000 square feet; 65 parking spaces are proposed.
  • 222 West Laurel CSU Classroom Expansion (Site Plan Advisory Review)
    This is a request for a Site Plan Advisory Review for a one-story, 1,060 square foot classroom addition to the rear of the existing CSU-owned facility at 222 W. Laurel St.
  • Affinity Senior Housing, located north of Front Range Village between Lowe's and English Ranch Subdivision
    This is a request for a modification of standard to allow 100% rather than 25% residential use. If approved, 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, the future development would not include a street connection between Corbett Drive in Front Range Village and Kingsley Drive in the English Ranch neighborhood, though a sidewalk connection would still be available.

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/URBAN RENEWAL AUTHORITY BOARD

Tuesday, September 30
At 6 p.m., in Council Chambers at 300 Laporte Ave., the Urban Renewal Authority (URA) Board will meet to discuss adoption of the URA Financial Management Policies and the Northern Colorado Feeder Supply Redevelopment Agreement.

Following the URA Board Meeting, City Council will conduct a work session where the Building on Basics 2.0 and Street Maintenance Program Tax Renewals as well as commercial water allotments will be discussed.

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.

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.

BUILDING REVIEW BOARD

Upcoming - Thursday, October 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.

RECENT HEARING OUTCOMES

Pending City Council Appeal of Administrative/Type 1 Hearing

  • The Summit on College Parking Garage, located at the southwest corner of Stuart St. and Choice Center Dr.
    On September 9, the Administrative Hearing Officer 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, following a remand hearing on September 4. Two appeals of the September 9 decision have been filed. City Council will conduct an appeal hearing at a date to be determined, but no later than December 6.

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