Citizen's Role in Development Review
8.5x14 | 2.5MCitizen's Role in Development Review Guide
7 pgs | 900KPlanning & Zoning Board Meeting Guide for Public Participation
2 pgs | 120KWays to Track Development Proposals
1 pg | 900KDevelopment Proposals Under Review Now
This flowchart shows a citizen’s role in development review “at-a-glance” with frequently asked questions on the reverse side. The complete guide is a multi-page more thorough "how-to" resource. Both the flowchart and guide can be easily downloaded to your right. Please share these handy tools showing all your opportunities to offer feedback and participate in development review with your neighbors.
We hope this guide, along with staff planners, will aid you in making development review more predictable, timely, logical, accountable and customer-focused. To get the latest news on development review, get weekly emails by subscribing to “ This Week in Development Review.”
Why Development Review?
Across the country, development review is a core local government responsibility. As cities and towns grow and change, local governments usually headed up by a planning department and with the involvement of many other departments, review proposed developments to ensure they meet the needs of the community at-large. These communitywide needs include the safety and welfare of citizens and high-quality, consistent design and construction of buildings and public infrastructure.
The City has established regulations pertaining to development. Development review exists in part to ensure each new development is in aligned with our community’s vision for Fort Collins. Another purpose of development review is to ensure consistent and high quality projects and public improvements. For example, the City requires development “ pays its own way.” This means private-sector developers are designing and constructing many improvements, such as sewer lines and streets, which will become a part of the public infrastructure maintained by the City.
In addition to these purposes, the City has taken an integrated approach to the development review process. A development review team, comprised of City staff from numerous departments, reviews applications through a coordinated review process. This ensures development applications are processed in a timely manner and meet all of the City’s requirements.
How Do I Track A Proposal?
We have several ways to keep tabs on proposals under review. This handy poster "Ways to Track Development Review" explains them all. There's also an online hub for easy access to all the different tools and information, fcgov.com/DevelopmentProposals.
Who can Comment on a development proposal?
Anyone! Residents, students, employees and business owners - anyone who feels they might be impacted by a proposal.
Can My Comments Make a Difference?
Absolutely! Community comments on more than one proposal have prompted the applicant to return to the drawing board and propose modifications or a completely new plan that addresses neighborhood concerns. What makes a difference are comments that are directly related to the specific proposal, that recognize how much of the problem is caused by the proposal, and that propose reasonable solutions for consideration.
How Can I Provide Effective Input?
- Although the quantity of letters may indicate the extent of neighborhood or agency interest, it is the relevance of the comments, as they relate to objective criteria in the Fort Collins Land Use Code, that will most affect a proposal's outcome
- Briefly explain who you are and why you are interested in the proposal,
- State your comments/concerns clearly and succinctly using objective language,
- Comment only on issues relevant to the decision being made,
- State opinions and preferences, ask questions, and propose alternative solutions to particular issues. State informed opinions and, where possible, include data/background to support your opinion,
- Review the proposal's technical reports/case file analysis, comment on conclusions, assumptions and the data collecting methods,
- Ask for studies you think are important but have not been provided,
- Identify proposal features that you like and think should not be changed, and
- Provide any comments about the proposal's compliance with city regulations.
What Are The Policies?
All of the City’s regulatory codes were developed from the policies and principles in City Plan, a comprehensive plan for Fort Collins. While City Plan is intended to be used as a guiding vision for Fort Collins, several other documents contain primary regulatory codes that govern development review.
The Land Use Code (LUC) contains regulations including the City’s procedural requirements, project types and requirements of each, general development standards, zone district purposes, permitted uses, specific development standards of each, and definitions of many of the terms used in the code. Other standards guiding development review can be found in the Municipal Code, the Larimer County Urban Area Street Standards, various subarea plans, and more.
In addition to this guide, please see Section 2.1.2 of the Land Use Code, “Overview of Development Review Procedures,” for additional information about development review.