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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 - Dec. 22-26 and Dec. 29-Jan. 2

This 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.

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. As always, 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.

CONCEPTUAL 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. All conceptual reviews completed in December will be listed here during the first two weeks of January.

NEIGHBORHOOD MEETINGS - FOR DEVELOPMENT REVIEW PROPOSALS

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. No neighborhood meetings are planned during the next two weeks (weeks of Dec. 22-26 or Dec. 29-Jan. 3). Two meetings are planned in early January:

Bay Farm Horticulture Center
Meeting: Thursday, January 8, 2015, 6:00-7:30 p.m., Gardens on Spring Creek, 2145 Centre Ave.
CSU plans to relocate its Plant Environmental Research Center from its current location on Lake Street to a location south of Aggie Village South and just north of Spring Creek. The relocated facility would include a 1-story greenhouse and outdoor research plots. CSU, as a public entity, is not subject to all of the provisions of the City's Land Use Code. The proposal will be reviewed as a Site Plan Advisory Review, where the Planning and Zoning Board will make findings regarding the location, character, and extent of the proposed development.

1912 Laporte Ave. Solar Garden
Meeting: Monday, January 5, 2015, 6:00-7:30 p.m., Poudre High School Media Room, 201 N. Impala Dr.
This is a proposal to construct ground-mounted solar panels at 1912 Laporte Avenue. The solar array would be approximately 3 acres in size. Potential access to the solar garden may occur through City-owned property located to the north. The site in located in the Low Density Mixed-Use Neighborhood (LMN) zone district; the proposal will be reviewed by the Planning and Zoning Board.

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. Recent submittals or revised submittals of these types include:

  • Interstate Land Holdings Annexations, located on the northwest corner of the I-25 and Highway 392 intersection (new submittal)
    The Interstate Land Holdings Annexation proposal represents sequential annexations of three properties totaling 14.72 acres located on the northwest corner of the 1-25 and Highway 392 intersection. The properties are currently located within Larimer County and the Fort Collins Growth Management Area (GMA). The I-25 Frontage Road divides the properties. The current zoning is T-Tourist in Larimer County. The proposed zoning is General Commercial (GC), which is consistent with the City Structure Plan. A specific project development plan proposal is not included with the annexation application.
  • Union Place Combined Major Amendment/Final Plan, located south and west of the intersection of Willox Ln. and N. College Ave. (new submittal)
    This is a major amendment to the Union Place development plan to change the interior portion of the plan (Block 4) from 19 multi-family dwellings to 19 single family attached dwellings.  This change requires adding individual lot lines between the shared walls of the dwellings.  The architectural design of these dwellings is also being amended, as well as some adjustments to the landscape plan.
  • Harmony and I-25 North Combined Project Development Plan/Final Plan (new submittal)
    This is a request for a Project Development Plan (PDP) for the first phase of development as identified in the Overall Development Plan approved earlier in 2014. The proposal is for retail, restaurant, and other small-scale commercial uses in 11 buildings in a 9.66-acre area at the southeast corner of Harmony and Strauss Cabin Roads. The site is in the Harmony Corridor (HC) zone district.
  • Elderhaus Adult Day Program Major Amendment, located at 6813 S. College Ave. (second round re-submittal)
    This is a request for a Major Amendment for a change in use to utilize an existing building for an adult day/respite care. A plat is required because the property has never been platted before. The project is located at 6813 S College Ave and it is 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 final plan submittals include:

  • Northern Colorado Feeders Supply, 300 Hickory St.
    The plan includes demolition of one existing retail/office building, and construction of a new 2,430 square foot retail building on the 2.02-acre site. Site upgrades including new fencing, walkways and landscaping are also proposed.

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 Hearings are scheduled during the week of December 15-19.

PLANNING AND ZONING BOARD/TYPE 2 HEARINGS

Upcoming - Friday, January 9 - Work Session
From noon to 5 p.m., Board will conduct a work session at 281 N. College Ave., Conference Room A.

Upcoming - Thursday, January 15- 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 approximately a week before the meetings or by contacting the Development Review Center at 970-221-6750.

CITY COUNCIL/URBAN RENEWAL AUTHORITY BOARD

Tuesday, December 23 - Work Session
This meeting has been cancelled.

Tuesday, December 30 - Meeting
This meeting has been cancelled.

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 & HISTORIC PRESERVATION

Upcoming - Wednesday, January 14
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, January 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. 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 RESULTS

City Council
On December 16, City Council took the following actions:

  • 2014 Fall Round of Land Use Code Revisions, Clarifications and Additions
    Approved, on second reading, the bi-annual update of proposed revisions, clarifications and additions to the Land Use Code. Topics addressed include:
    • Food Truck Rally - new land use
    • Home Occupations - amendment
    • Site Plan Advisory Review Procedures and Child Care Regulations - two minor revisions
    • Recording of Decisions and Plans - Lapse - clarifications
    • Execution of Plats/Deeds; Signature Requirements - revision
    • Downtown Zone - allows more single family attached dwellings in two subdistricts. (Current limit is four dwellings.)
    • Harmony Corridor Zone - addition of Micro-Breweries, Distilleries and Wineries in certain areas of the zone
    • Dwelling Definition - allows dwellings smaller than 800 square feet.
    • Addition of Permitted Use - addition of review criteria, clarification of conditions of approval, a new section on changes and update prohibition on marijuana uses
    • Music Facility, Multi-Purpose - new land use
    • Type of Development Applications - addition of two references to the Basic Development Review process
  • Findings of Fact and Conclusions of Law
    Approved a resolution pertaining to the December 2 Council appeal hearing regarding the Summit on College Parking Structure Major Amendment.

Planning & Zoning Board
On December 11, the Board took the following actions, all related to a proposal by Capstone Collegiate Communities to develop a student-oriented residential project northeast of the Lincoln Avenue/Lemay Avenue intersection:

  • Recommended to City Council that the East Mulberry Corridor Plan and City Structure Plan maps be amended to change the land use designation of 12.7 acres from the Industrial (I) zone district to the Medium Density Mixed-Use Neighborhood (MMN) zone district, and that the associated rezoning request for 12.7 acres from I to MMN, and rezoning of .07 acres of MMN to I be approved by City Council when considered at its January 6 meeting.

Zoning Board of Appeals
On December 11, the Board took the following action:

  • 500 Maple St.
    Approved a variance to allow a 271 square foot addition on the rear of the structure to encroach 1 foot into the required 5 foot side-yard setback.

Administrative/Type 1 Hearing

  • Boughton (Bouton) House Subdivision Modification of Standard, 113 N. Sherwood St.
    Approved a request on December 17 (following a December 3 hearing) for modification of a zoning standard that requires lots to be at least 40 feet wide. The intent is to subdivide an existing lot into two lots, but one of the lots would be a "flag-shaped lot" with a 27 foot wide portion with a driveway in the front, widening to 40 feet and more in the rear. If the modification to allow a 27 foot wide front portion is approved, then actual plans to subdivide the existing 31,000 square foot lot into two lots would be submitted for review.

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