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picHow 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

This weekly service is provided to keep community members informed about potential development projects and related policy discussions.

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 and preliminary design reviews that took place in March included:

412 Vine Dr. - Office/Laboratory - A proposal to remove existing structures and to construct two 30,000-40,000 square foot 3-story buildings in their place.
6813 S. College Ave. - Adult Day/Respite Care - A proposal to expand of existing buildings for use as an adult day and respite care facility.
4706 McMurry Ave - Multi-Family - A proposal to construct a 128 unit affordable senior-oriented housing development.
906 E. Stuart St. - Child Care - A proposal to expand an existing child care center.
822 E. Lincoln Ave. - Light Manufacturing - A proposal to use an existing structure for light industrial and potential retail/restaurant uses.
314 E. Stuart St. - Duplex - A proposal to convert an existing single family home to a duplex.
208 S. College Ave. - Microbrewery/Restaurant - A proposal to expand an existing building at 208 S. College Ave. for use as a microbrewery and restaurant.
832 Wood St - Annexation and Single Family Home - A proposal to annex land and construct a new home at 832 Wood St.
Howes & Laporte (northeast corner) - City of Fort Collins Utilities Customer Service Building (Preliminary Design Review) - 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 ask questions the developer about the project as proposed. The following meetings are scheduled in the next two weeks:

  • Monday, April 14 - Mason Street Sustainable Development, 401 S. Mason Street
    Neighborhood Meeting: 5-7 p.m., 401 S. Mason St. (meeting location is at the existing building on the proposed site at the southwest corner of Mason and Magnolia Streets)
    This is a proposal for a 7-story mixed-use office building, with a total of 20,000 square feet on a 3,000 square foot lot. The building would be 80 feet tall, and would include office, retail, restaurant and residential uses.
  • Monday, April 14 - Rigden Farm, Tract Z, Multi-Family Homes, proposed on an undeveloped tract approximately 500 feet east of Chase Dr. and Topeka Ln.
    Neighborhood Meeting: 6-7:30 p.m., City of Fort Collins Police Building, 2221 Timberline Rd.
    This is a proposal for a development of 40 2-story townhome style multi-family units on a three acre site. Two garage spaces per home are proposed.
  • Wednesday, April 16 - City of Fort Collins Utilities Customer Service Building, proposed for the northeast corner of Howes St. and Laporte Ave.
    Neighborhood Meeting: 6-8 p.m., 300 Laporte Ave. Building B (City Hall East), Operations Services Training Room (parking available in City Hall lot)
    This is a proposal for a 3-story, 37,500 square foot municipal office building that would house the City's Utilities customer services and executive administration offices, as well as the City's Sustainability Services Division.
  • Monday, April 21 - Harmony & I-25 Overall Development Plan, proposed for the southwest corner of Harmony Rd. and I-25
    Neighborhood Meeting: 7-8:30 p.m., Mountain Life Church, 5236 Strauss Cabin Rd. (also known as County Rd. 7)
    This is a proposal for a general master plan for 259 acres on the west side of I-25 between Harmony and Kechter Roads. The area is zoned Harmony Corridor (H-C), which permits a wide range of uses, with an emphasis on office/light industrial employment with supporting commercial and residential uses.
  • Tuesday, April 22 - 6 Residential Units and 1 Commercial Unit, 1032 W. Mountain Ave.
    Neighborhood Meeting: 6-7:30 p.m., 215 N. Mason St., Community Room (north door)
    This is a proposal to replace the existing fuel station with 6 residential units and 1 commercial unit. 17 on-site parking spaces are proposed.
  • Wednesday, April 23 - 170 Kensington - Pedersen Toyota Expansion, 4455 S. College Ave.
    Neighborhood Meeting: 6-8 p.m., Lopez Elementary Media Center, 637 Wabash St.
    This is a proposal to demolish the mini storage facility to the west of the existing dealership, expand the vehicle service bays, add a second showroom, a 4-story vehicle storage building, and a new building to include a car wash.
  • Thursday, April 24 - Bucking Horse Third Filing, Replat for 19 Single Family Detached Lots, located along the north side of Nancy Gray Ave. and the south side of Yearning Dr.
    Neighborhood Meeting: 6-8 p.m., Timberline Church, 2908 S. Timberline Rd.
    This is a proposal to replat to create 19 new single family detached lots along Nancy Gray Ave. and Yearning Dr.

OPPORTUNITIES FOR PUBLIC INPUT

West Central Area Plan - Opportunities for Input
The West Central Area Plan team wants to hear from you! You can learn more about the West Central Area Plan here. Right now, we are seeking public input through a WikiMap and through walking tours - more information is below. Questions? Contact Rebecca Everette at or 416-2625.

  • Walking Tours - Week of April 21-26
    We will be conducting a week-long series of "Walk 'n' Talk" tours of the neighborhoods, commercial districts, and corridors that make up the West Central area of the city. We want to hear your thoughts on the key features, issues, or new ideas for each of these areas. Learn more and sign up here. Additional tours can be arranged upon request, and a van will be available if distances are too great for all to cover on foot.
  • Online WikiMap
    A WikiMap is a collaborative mapping website that allows you to share ideas, upload photos, and view the comments of others. The West Central Area Plan generally encompasses the neighborhoods south and west of the CSU Main Campus. The plan will be completed over the course of the next year. Please share your thoughts on the West Central Area Plan WikiMap.

Help Name "New Vine"
There is a new, yet-to-be constructed street planned for the northeast Fort Collins. At this time, it is simply referred to as "New Vine" as it will be located parallel to existing East Vine Drive and about one-quarter mile to the north. But, this new street will need a new original name since duplicate street names are confusing and not allowed by the 911 emergency call systems. Please click here for a map showing this new street. City Council has asked for your input. Please visit the project website to learn more and to participate in an online survey to narrow down the top choices for selection by City Council.

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. 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.

  • Harmony and I-25 Rezone - This is a request to change the zoning form Transition (T) to Harmony Corridor (HC) and Rural Lands (RUL), in compliance with the Structure Plan. The site includes 264.46 acres and is located at the southwest corner of E. Harmony Rd. and I-25.

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. No final plans were submitted in the past week.

  • Waterfield Third Filing, on the northwest corner of Timberline and Vine - The next round of revisions to the Final Plan for Waterfield was submitted. This filing includes 16 single family attached lots and 175 single family detached lots.

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 hearings are scheduled for the week of April 14-18.

PLANNING AND ZONING BOARD/TYPE 2 HEARINGS

Upcoming - Friday, May 2 - Work Session
From noon to 5 p.m., in Conference Room A at 281 N. College Ave., the board will hold a work session.

Upcoming - Thursday, May 8 - 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.

The agenda and hearing packets for work sessions and regular meetings are available online or by contacting the Development Review Center at 970-221-6750 approximately a week before the meetings.

CITY COUNCIL

Tuesday, April 15 - Regular Meeting
At 6 p.m., in the Council Chambers at 300 W. Laporte Ave., City Council will conduct a regular meeting. Agenda items related to development review and planning include:

  • Items related to Landmark Preservation (code changes) (second reading; on consent)
  • Ordinances vacating of City rights-of-way for Scott Avenue and Plum Street for a development at 1201 Plum St. (second reading)
  • Resolution renaming a street for the Mail Creek Crossing development

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

Upcoming - Thursday, April 24
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.

ZONING BOARD OF APPEALS

Upcoming - Thursday, May 8
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. This 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.

LANDMARK PRESERVATION COMMISSION

Wednesday, May 14 - Hearing
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.

RECENT HEARING OUTCOMES

Pending Appeals to City Council

  • Bella Vira, Filing 2, Major Amendment and Replat, near West Elizabeth Street & Overland Trail
    The Planning and Zoning Board's (Type 2) approval of this proposal has been appealed and has been scheduled for an appeal hearing by City Council on May 6.
    This is a request to modify a previously-approved plan for 25 condominiums. This proposal seeks to modify and replat the approved 25 condominiums to 25 lots for single family attached units.
  • The Summit on College Parking Garage, located at the southwest corner of Stuart St. and Choice Center Dr.)
    The Hearing Officer's (Type 1) approval of this proposal has been appealed and will be scheduled for an appeal hearing by City Council.
    This is a major amendment to allow construction of a 4-level parking garage for the use of residents of the Summit on College student housing complex. The structure would have 440 parking spaces, a net gain of 352 spaces over the existing lot. One modification was requested, to allow 15-foot drive aisles instead of the required 20-foot drive aisles.

Type 1/Administrative Hearing Outcomes

  • Carriage House, 231 S. Grant Ave
    Approved
    a proposal for an 800 square foot carriage house. (Hearing was March 26; the decision was received on April 7.)
  • Uptown Plaza, 1501 W. Elizabeth St.
    Approved, with a condition, a proposal for a one-story 15,243 square foot commercial building with restaurant, retail and financial uses. The plan includes 50 parking spaces. (Hearing was March 26; the decision was received on April 7.)

Type 2/Planning & Zoning Board Hearing Outcomes
(April 10 Regular Meeting)

  • Bella Vira, Final Plan Extension of Vested Rights
    Approved a request for a one-year extension of the term of vested right, to April 29, 2015, of the approved Bella Vira, Final Plan for 60 single family detached dwellings, and 25 multi-family dwelling units on 34.7 acres. The parcel is located generally at the southwest corner of West Elizabeth Street and South Overland Trail.
  • Fox Grove Overall Development Plan (ODP) and Modifications of Standards Requests
    Approved a request for an Overall Development Plan for a parcel of land located approximately 2,000 feet south east of the corner of East Mulberry Street and I-25. The site is bordered by Boxelder Creek to the west with existing residential development to the north and west. The site contains 35.8 acres in the L-M-N, Low Density Mixed-Use Neighborhood zone district. The ODP includes a request for three modifications of standard.
  • Lincoln Corridor Plan - This item has been postponed to a future date (to be determined).

Landmark Preservation Commission Hearing Outcomes
(April 9 Hearing)

  • 116 N. Pearl St.
    Approved conceptual design review for a rear addition and landmark designation.
  • 320 Walnut St.
    Approved final design review for rehabilitation of former Goodwill building for use as a restaurant.

Zoning Board of Appeals Hearing Outcomes
(April 10 Regular Meeting)

  • 405 E. Laurel St.
    Approved
    several variances including a reduced rear yard setback from 15' to 3" (the applicant had requested a 22" setback), reduced side yard setback from 5' to 20", and increased maximum allowed floor area on the rear half of the lot from 825 to 956 square feet. These variances would allow replacement of a rear porch and replacement of a 218 square foot detached garage with a 308 square foot garage with the same rear and side yard setbacks as the existing garage.
  • 1212 E. Vine Dr.
    Approved
    a variance to allow an existing office/maintenance shop building to be enlarged by 1000 square feet and increased in height by approximately 8 feet. The property is in the Transition (T) Zone District, which requires that a variance be obtained for any proposed new construction.
  • 333 Albion Wy.
    Approved a variance to allow an increased fence height of 6' instead of the permitted 4' in what is considered to be the front yard area on the east side of the house.

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? These tools are empowering resources to explain a citizen's role in Development Review. 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.

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