HomeMy WebLinkAboutCOUNCIL - AGENDA ITEM - 05/28/2013 - DEVELOPMENT REVIEW PROJECT TRANSPARENCY UPDATEDATE: May 28, 2013
STAFF: Laurie Kadrich, Delynn
Coldiron, Sarah Burnett
Pre-taped staff presentation: none
WORK SESSION ITEM
FORT COLLINS CITY COUNCIL
SUBJECT FOR DISCUSSION
Development Review Project Transparency Update.
EXECUTIVE SUMMARY
Transparency in the development review process and improved, consistent and reliable processes
related to development proposal reviews have been areas of concern for Council and the community.
City staff has responded to these concerns in various ways since 2009; however, the significant
increase in multi-family project submittals starting in 2011 resulted in additional concerns.
Interested citizens wanted the ability to become fully informed about specific development projects
being proposed as early in the process as possible. Although much of the information was available
on the City’s website, customers wanted access to related documents and records in a consolidated,
clear and easily accessible manner.
In response to this feedback, a combined effort between Community Development & Neighborhood
Services and Information Technology staff have resulted in numerous additional improvements. We
are excited for the opportunity to provide Council with an update on this item, which will include
a demonstration of many of the specifics more fully explained within this summary.
GENERAL DIRECTION SOUGHT AND SPECIFIC QUESTIONS TO BE ANSWERED
1. Does Council have feedback regarding development review transparency improvements
made to date?
2. Does Council generally agree with the proposed future enhancements?
3. Does Council have suggestions for additional enhancements and future steps?
BACKGROUND / DISCUSSION
Community Development & Neighborhood Services (CDNS) staff has worked to address the issues
of transparency and providing consistent and reliable processes related to development project
reviews in various ways since 2009. However, with ongoing feedback from Council and customers
requesting additional improvements, it became apparent that we still had work to do in this regard.
This item became even more pressing as we started to receive an onslaught of multi-family student
housing projects starting towards the end of 2011.
Based on the feedback we continued to receive, staff identified a need to better inform community
members about the development review process in general and to explain the opportunities that were
available for them to engage in the process. We also found that customers wanted access to
May 28, 2013 Page 2
information about specific proposals as early in the process as possible, that they wanted to be
notified about projects anywhere the City, not just those in close proximity to their neighborhood,
and that they wanted the information in a clear, easily accessible and consolidated fashion.
Incremental improvements started early in 2012. Efforts included:
1. Development Review weekly email: This was started in April 2012 and has continued to
evolve and improve throughout the year. This is available to any citizen through a
subscription on the City’s website, and appears online as well. It provides information on:
scheduled neighborhood meetings, scheduled administrative hearings, upcoming Building
Review Board, Landmark Preservation Commission, Planning & Zoning Board and Zoning
Board of Appeals meetings, development-related City Council agenda items, and, beginning
in January, new project submittals and hearing outcomes.
2. Citizen’s Role in Development Review Guide: This guide was implemented in February
2012 as a development review guide tailored to residents and neighbors. The toolset
contains an “at-a-glance” guide to the development review process and emphasizes how
neighbors and affected citizens can engage in the process at the different stages of a
proposal. It also provides information outlining the different steps in the development
review process.
3. Current Applications List: This was enhanced early in 2012 so that the report automatically
updated on a daily basis and provided live links to Citizen Access, the web application where
customers can get additional project details. This item has now been replaced by the
Development Proposals Under Review table highlighted below.
4. Development Review Signs: These were changed, making them larger, brighter and adding
a number to further facilitate finding information on planning projects. Sign numbers are
included in the Development Proposals table and are searchable to assist with readily finding
additional details.
5. Planning Submittal Records: Documents such as project applications, site plans, drawings
and other submittal documents, as well as staff and public comments, were frequently
requested by citizens, but not accessible online until recently. An “electronic file cabinet”
dedicated to development review has now been established and records for each project are
now available on City Docs. Scanning of Current Planning development review files into
the system started in May 2012. Additional resources were required to do this. A
contractual position was approved as part of the 2011 exceptions process for this purpose.
The position was filled in May 2012. The delay in hiring was planned, and moved a retiring
City Planner into this new position. Although planned, it did create a delay in making this
information available to citizens.
Staff’s goal related to this effort is to get new projects scanned within a week of submittal so that
citizens can access the information quickly. Additionally, we are working to get information from
already completed development project files placed into the system. It is anticipated that it will take
a number of years to get all archived planning file information scanned.
May 28, 2013 Page 3
Once implemented, the above efforts continued throughout the year. Additional refinements were
delayed due to the increased work load we have continued to experience, together with the efforts
required for Budgeting for Outcomes and other large projects. In late summer 2012, staff was able
to refocus our efforts on this project and additional improvements were made. These efforts
included:
6. Table of Development Proposals Under Review: Released on January 2, 2013, this new web
resource provides a listing of all current development proposals within the city. It allows
citizens to search by type of application, status, sign numbers or key words (including
address). It provides links to Citizen Access, the Development Proposals Map, CityDocs,
neighborhood meetings, administrative hearings, conceptual reviews and the Planning &
Zoning Board. It also enables citizens to email the staff contact or applicant associated with
the project.
7. Development Proposals Map: This was enhanced in November 2012 as part of the new
mapping application implemented by IT staff. The current projects layer gives a visual
representation of current projects within the city, provides summary details and then offers
links to Citizen Access and CityDocs so a customer can get further project details and/or see
images of related documents that have been submitted.
8. Boards and Commissions: Web pages were enhanced starting in October 2012 for the
Building Review Board, Landmark Preservation Commission, Planning & Zoning Board and
Zoning Board of Appeals. An interested party can now see all documents related to an
agenda item, similar to the City Council Agenda. As well, links to the video for Planning
& Zoning Board meetings have been added.
9. Conceptual Review: A summary of all Conceptual Review projects was added to the web
page to enable customers to find a specific project from a consolidated source to avoid
having to search through individual agendas to find the item. Related documents remain
located in the individual agenda files. As of January 2013, staff comments for all proposed
projects are being added, providing additional transparency in the earliest stages of the
process.
10. Type 1 Hearings and Neighborhood Meetings: Project documents are now being included
as part of the agenda or notice for all projects, as well as staff comments or meeting notes.
A staff position to assist with these efforts was approved by City Council in November 2011. The
Neighborhood Development Review Liaison position was developed during the first half of 2012
and was filled by the third quarter. The incumbent, Sarah Burnett, has been a great resource for staff
and citizens alike. She has been instrumental in working with customers who have expressed
concern, as well as other interested citizens, to determine whether the improvements made are
meeting their expectations. Based on the input received, staff feels that the improvements meet a
majority of the requests that have been received.
May 28, 2013 Page 4
Next Steps:
Staff is continuing to collect feedback on these items and plans to make continual improvements.
Some future enhancements and/or refinements that have already been identified include:
1. Listing projects by address/ability to sort projects by address. The table currently allows a
search of projects by address by adding the address into the search box. Sorting of the table
alphabetically will require modifications, but is feasible.
2. Add meeting dates to the table.
3. Add information for each specific project type giving citizens information on the steps
required in the development review process for that type of project.
4. Add a link to project documents in CityDocs from Citizen Access.
5. Add information on Historic Preservation projects and signs.
6. Explore the feasibility of adding a “last updated” date for each project. This item requires
more discussion to determine if this can be automated or whether this would require ongoing
staff maintenance.
7. Explore the possibility of having one project name/number for the entirety of the process.
More discussion is required to determine the feasibility of this item.
8. Have all project information available, including meeting agendas, minutes, and staff notes
available from the projects table versus through additional links. Staff will continue to refine
links to everything citizens are asking to see as part of project development searches and
make them as direct as possible to minimize the number of clicks required. It is not
recommended to have redundant information provided in various areas of the website due
to decreased efficiency created by duplicative processing and increased need for resources
to maintain and store the information. Discussion will continue on this item.
9. Explore the feasibility of having a project subscription service that would provide automatic
updates and related documents on a project by project basis.
Work on enhancements began during the first quarter of 2013, and is expected to continue in 2013
and 2014.
Additional History
Earlier technology and other efforts to address citizen concerns related to transparency and
improved, consistent and reliable processes related to development project reviews have included:
1. Reorganization of disparate departments under one director to facilitate a more cohesive
approach to development planning and project reviews.
May 28, 2013 Page 5
2. Hiring a Neighborhood Development Review Liaison to assist citizens with the development
process and provide information.
3. Implementing a three-phase approach to multi-family development projects that enable staff
to address compatibility and neighborhood impact concerns on an accelerated time frame.
4. Migration of all development review activities to Accela automation, giving us the ability
to better manage associated processes within one system and providing related information
to citizens through a web application known as Citizen Access. See Attachment 2 for
further information on this item.
5. Implementation of a Development Review Outreach process to assist neighborhoods
understand the development process.
6. Creation of a Development Review Guide to assist applicants through the Development
Review process.
7. Improvement to the Conceptual Review process which resulted in more timely,
comprehensive and aligned comments for applicants.
8. Provision of a current projects report and map on the development review website.
9. Posting of Conceptual Review, Administrative Hearing and Neighborhood Meeting agendas
on the development review website.
Demonstration:
Staff plans to provide a live demonstration of the various website improvements that have been
implemented.
ATTACHMENTS
1. Timeline
2. Development Review Project Transparency Update Memo
3. Sample Development Review Subscription Email
4. Citizen’s Role in Development Review Guide
5. Power Point Presentation
ATTACHMENT 2
Development Review Project Transparency Update
January 9, 2013
Page 2
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project. It also provides information outlining the different processes associated with
development review.
3. Current Applications List: This was enhanced early in 2012 so that the report
automatically updates on a daily basis and provides live links to Citizen Access where
customers can get additional project details.
4. Development Review Signs: These were changed, making them larger, brighter and
adding a number to further facilitate finding information on planning projects. Sign
numbers are included in the Current Applications list and are searchable to assist with
readily finding additional details.
5. CityDocs: Finalized and fully implemented an electronic file cabinet dedicated to
development review records and started scanning Current Planning development project
files into the system in May, 2012. This was a major piece of missing information that
citizens were requesting as it allows us to provide citizens access to all documents related
to a submittal, not simply the agenda. Additional resources were required to do this. A
contractual position was approved as part of the 2011 exceptions process for this purpose.
The position was filled in May, 2012. The delay in hiring was planned, and moved a
retiring City Planner into this new position. Although planned, it did create a delay in
making this information available to citizens.
Staff’s goal related to this effort is to get new projects scanned within a week of submittal
so that citizens can access the information quickly. Additionally, we are working to get
information from already completed development project files placed into the system as
well. It is anticipated that it will take a number of years to get all archived planning file
information scanned.
Once implemented, the above efforts continued throughout the year. Additional refinements
were delayed due to the increased work load we have continued to experience, together with the
efforts required for Budgeting for Outcomes and other large projects. In late summer, 2012, staff
was able to refocus our efforts on this project and additional improvements were made. These
efforts included:
6. Current Projects Table: Just released on January 2, 2013, this new web page provides a
listing of all current development projects within the city. It allows a citizen to search by
type of application, status, sign numbers or key words (including address). It provides
links to Citizen Access, the Current Applications Map, CityDocs, neighborhood
meetings, administrative hearings, conceptual reviews and the Planning & Zoning Board.
It also enables a citizen to email the staff contact or applicant associated with the project.
7. Current Applications Map: This was enhanced in November, 2012 as part of the new
mapping application implemented by IT staff. The current projects layer gives a visual
representation of current projects within the City, provides summary details and then
offers links to Citizen Access and CityDocs so a customer can get further project details
and/or see images of related documents that have been submitted.
Development Review Project Transparency Update
January 9, 2013
Page 3
- 3 -
8. Boards and Commissions: Web pages were enhanced starting in October, 2012 for the
Building Review Board, Landmark Preservation Commission, Planning & Zoning Board
and Zoning Board of Appeals. An interested party can now see all documents related to
an agenda item, similar to the City Council Agenda. As well, links to the video for
Planning & Zoning Board meetings have been added.
9. Conceptual Review: A summary of all Conceptual Review projects was added to the
web page to enable customers to find a specific item from a consolidated source to avoid
having to hunt and peck through individual agendas to find the item. Related documents
remain located in the individual agenda files. Staff comments regarding all proposed
projects will be added starting in 2013 and will provide additional transparency in the
earliest stages of a project.
10. Type 1 Hearings and Neighborhood Meetings: Project documents are now being
included as part of the agenda or notice for all projects, as well as staff comments or
meeting notes.
We are extremely excited about these improvements and the added level of transparency that is
now provided. We have reviewed these items with Michelle Haefele, as well as a handful of
other interested citizens, to gather their feedback and to identify further refinements. Based on
this outreach, we feel that these changes meet a majority of the requests that have been received.
Some future enhancements/refinements that have been identified include:
1. Listing projects by address/ability to sort projects by address. The table currently allows
a search of projects by address by adding the address into the search box. Sorting of the
table alphabetically will require modifications, but is feasible. IT staff estimates that
making this change to the table will require anywhere from 8-16 hours for coding, layout
changes and testing.
2. Add meeting dates to the table. This item is feasible and will be done as part of
upcoming refinement work, starting in February, 2013 and implemented by end of 2nd
quarter, 2013.
3. Clearer, more legible current applications map. There is some concern over haziness that
is caused by the layer that shows City limits which is needed to ensure accurate City
boundaries. The City limits layer can currently be turned off, but requires the user to
select layers and then de-select this item. Further discussion on this item is required with
IT staff to determine if any further improvements can be made.
4. Add information for each specific project type giving citizens information on the steps
required in the development review process for that type of project. This item is feasible
and will be done as part of upcoming refinement work starting in February, 2013 and
implemented by end of 2nd quarter, 2013.
Development Review Project Transparency Update
January 9, 2013
Page 4
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5. Add a link to CityDocs in Citizen Access. This item is feasible and will be done as part
of upcoming refinement work, starting in February, 2013 and implemented by end of 2nd
quarter, 2013.
6. Add information on Historic Preservation projects and signs. This item is feasible and
will be done as part of upcoming refinement work, starting in February, 2013 and
implemented by end of 2nd quarter, 2013.
7. Explore the feasibility of adding a “last updated” date to each item listed. This item
requires more discussion to determine whether this can be automated or whether this
would require ongoing staff maintenance. Discussions will start as part of February,
2013 refinement efforts. The feasibility and any needed resources and/or associated costs
can be better assessed at that time.
8. Make as many documents as possible searchable. This is currently being done. More
discussion is required to determine the requirements of making all pdf files searchable.
Discussions will start as part of February, 2013 refinement efforts. Any needed resources
and/or associated costs can be better assessed at that time.
9. Explore the possibility of having one project name/number for the entirety of the process.
More discussion is required to determine the feasibility of this item. Discussions will
start as part of February, 2013 refinement efforts. Any needed resources and/or
associated costs can be better assessed at that time.
10. Explore adding project name and a quick response code (QRC) to signs so citizens could
scan and automatically be directed to project details.
Sample of a QRC:
This item requires additional discussion and research. Efforts will start on this item in
January, 2013. Needed resources and/or associated costs will be assessed at that time.
11. Have all project information available, including meeting agendas, minutes, and staff
notes available from the projects table versus through additional links. Staff will
continue to refine links to everything citizens are asking to see as part of project
development searches and make them as direct as possible to minimize the number of
clicks required, etc. It is not recommended to have redundant information provided in
various areas of the website due to decreased efficiency created by duplicative processing
and increased need for resources to maintain and store the information. Discussion will
continue on this item as well.
12. Explore the feasibility of having a project subscription service that would provide
automatic updates and related documents on a project by project basis throughout the
entirety of a project. There are some upgrades to the Accela system that may make this
item feasible through social media efforts. More discussion is required to determine the
Development Review Project Transparency Update
January 9, 2013
Page 5
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feasibility of this item. Discussions will start as part of February, 2013 refinement
efforts. Any needed resources and/or associated costs can be better assessed at that time.
We are alerting all members who currently subscribe to the weekly Development Review
newsletter of the new projects table in the January 4, 2013 edition. We are also including a
spotlight on the Development Review web page as part of further outreach efforts. Any
feedback received from the larger community will also be considered as part of these refinement
efforts.
Earlier technology and other efforts to address citizen concerns related to transparency and
improved, consistent and reliable processes related to development project reviews have
included:
1. Reorganization of disparate departments under one director to facilitate a more
cohesive approach to development planning and project reviews.
2. Hiring a Neighborhood Development Review Liaison to assist citizens with the
development process and provide information.
3. Implementing a three-phase approach to multi-family development projects that
enable staff to address compatibility and neighborhood impact concerns on an
accelerated time frame.
4. Migration of all development review activities to Accela automation, giving us the
ability to better manage associated processes within one system and providing related
information to citizens through a web application known as Citizen Access. See
attached memo for further information on this item.
5. Implementation of a Development Review Outreach process to assist neighborhoods
understand the development process.
6. Creation of a Development Review Guide to assist applicants through the
Development Review process;
7. Improvement to the Conceptual Review process which resulted in more timely,
comprehensive and aligned comments for applicants.
8. Provision of a current projects report and map on the development review website.
9. Posting of Conceptual Review, Administrative Hearing and Neighborhood Meeting
agendas on the development review website.
I can assure you that staff has been working earnestly to address citizen feedback in this regard
and we plan to continue to listen, refine and improve our processes and transparency. I’d like to
acknowledge Marcus Bodig, Sarah Burnett, Delynn Coldiron, Lindsay Ex, Danielle Franklin,
Development Review Project Transparency Update
January 9, 2013
Page 6
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Kristi Kreisher, Courtney Levingston, Sandy Lindell, Billy Linn, Becca Henry, Ryan Mounce
and Ginny Sawyer for their exceptional efforts in this project.
Please let me know if you need any additional information about this item. I would be happy to
provide you with any further details
Development Review Project Transparency Update
January 9, 2013
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Action Items
Development Review Project Transparency and
Improved, Consistent and Reliable Processes
2012 Improvements At-A-Glance
Item Complete Date Next Steps
1. This Week in Development
Review (weekly email)
2Q 2012 Continue to refine based on customer
feedback. fcgov.com/weekreview
2. Citizen’s Role in Development
Review (guide)
1Q 2012 Update guide as needed.
fcgov.com/citizenreview
3. Current Applications List -
Enhancements
1Q 2012 Update as needed. May be replaced by the
Current Project Table if this is found to be
sufficient.
http://www.fcgov.com/developmentreview/
4. Development Review Signage 2Q 2012 Continue to refine based on customer
feedback.
5. CityDocs: Development
Review Records
2Q 2012 Continue to add project information (new as
well as completed projects).
citydocs.fcgov.com/?dn=Current+Plannin
g&cmd=showdept
6. Current Projects Table 4Q 2012 Fully released to public on January 2, 2013.
Continue to refine based on feedback.
fcgov.com/developmentreview/projects
7. Current Projects Map 4Q 2012 Continue to refine based on customer
feedback.
gisweb.fcgov.com/FCMaps/Viewer.html?Vi
ewerConfig=http://gisweb.fcgov.com/Geoc
ortex/Essentials/REST/sites/FCMaps/viewe
rs/FCMaps/virtualdirectory/Config/Viewer.
xml&layerTheme=CURRENT%20DEVELOP
MENT%20PROJECTS
8. Boards & Commissions Web
Page Enhancements
4Q 2012 Continue to make agendas and related
documents/videos available to public. For an
example, see Planning & Zoning Board.
fcgov.com/PlanningZoningBoard
9. Conceptual Review Summary 4Q 2012 Continue to refine process to make access to
documents as easy as possible.
fcgov.com/developmentreview/conceptual
review.php
10. Type I Hearings and
Neighborhood Meetings
4Q 2012 Continue to make information available to
public.
fcgov.com/developmentreview/agendas.p
hp
11. Hiring a Neighborhood
Development Review Liaison
Development Review Project Transparency Update
January 9, 2013
Page 8
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Earlier technology and other efforts
1. Reorganization of disparate
departments to create CDNS
2010-
2012
Continue to assess structure and make
changes as needed.
2. Migration of all development
review activities to Accela
2011 Continue to refine processes and add needed
functionality.
3. Implementation of Develop-
ment Review outreach
process
2011 Continue to refine processes and make
changes as needed.
4. Creation of a Development
Review Guide
2009 Continue to review and update as needed.
fcgov.com/drg
5. Improved Conceptual Review
process
2010 Continue to review and update as needed.
6. Provision of current projects
report and map on website
Exact
Date
Unknown
These items have been available for many
years. Both have now been upgraded and/or
replaced with other things listed above.
7. Posting of Conceptual Review,
Administrative Hearing and
Neighborhood Meeting
Agendas
2009 This has now been augmented to include
related documents.
Future Enhancements/Refinements Under Consideration
1. Listing projects by
address/ability to sort by
address
2Q 2013 IT estimates 8-16 staff hours will be required
for coding, layout, changes and testing.
2. Add meeting dates to current
projects table
2Q 2013 Work with IT staff to implement changes.
3. Clearer, more legible current
applications map.
1Q 2013 IT has addressed and fixed this issue.
4. Add specifics on steps
required for each specific
development review process
2Q 2013 Staff will be preparing information and adding
to current projects table.
5. Add link to CityDocs in Citizen
Access
Development Review Project Transparency Update
January 9, 2013
Page 9
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process determined.
10. Explore adding project name
and QR codes to signs
Unknown Will start work on this item in January, 2013.
If feasible, related staff time, required
resources and time estimates will be
determined.
11. Have all project information
available on one web page
Ongoing It is not recommended to have redundant
information provided in various areas of the
City’s website. Continued discussions and
refinements will occur on this item.
12. Explore the feasibility of
having a project subscription
service.
Unknown Will start work on this item in January, 2013.
If feasible, related staff time, required
resources and time estimates will be
determined.
Additional details for each of these items are provided in the body of this memorandum.
DEVELOPMENT REVIEW
WEEK OF FEBRUARY 11-15
fcgov.com/weekreview
Here's your look at the upcoming events related to development review for the week of February
11-15.
MORE ACCESS TO DEVELOPMENT PROPOSALS NOW
AVAILABLE
More information on current development proposals is available online than ever before. Try the
new Current Projects Table to find information on proposals - you can search for a project 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.
NEIGHBORHOOD MEETINGS
Neighborhood meetings provide an opportunity for developers to provide preliminary information
to neighbors regarding proposed projects. Neighbors then have the opportunity to ask questions
and express concerns about (or support for) the project as proposed. These meetings are
facilitated by City staff. Staff considers your input regarding projects as an important part of the
development review process. Upcoming neighborhood meetings include:
Monday, February 11 – Spring Creek Farms North, Fourth Filing
Project Site: On west side of Joseph Allen Drive (near Drake and Timberline)
From 6:30-8:00 p.m., at the City Police Services building (2221 Timberline Rd.), City staff will
facilitate a neighborhood meeting to discuss a proposed residential development. The proposal,
Spring Creek Farms North, Fourth Filing, includes about 15 acres on the west side of Joseph
Allen Drive. The site is zoned Low-Density Mixed Use Neighborhood (LMN), with a portion of the
site in the Employment (E) district. The City’s project planner for the project is Jason Holland
(jholland@fcgov.com).
Wednesday, February 13 – 315 North Howes
Project Site: 315/323 North Howes Street
From 6:00-8:00 p.m., in the Markley Community Room at the Fort Collins Museum of Discovery
(408 Mason Ct.), City staff will conduct a neighborhood meeting to discuss a proposal for 315-323
N. Howes St. The proposed project is a four-story building with 78 apartments with a mix of studio,
one-bedroom, and two-bedroom units. The site is zoned Downtown – Civic Center Subdistrict (D).
The City’s project planner for the project is Seth Lorson (slorson@fcgov.com). The meeting notice
is available here.
Upcoming - Wednesday, February 20 – Banner Health Medical Campus
Project Site: Southeast corner of East Harmony Road and Lady Moon Drive
From 6:30-8:30 p.m., at the Council Tree Public Library (2733 Council Tree Ave.), a second
neighborhood meeting will be held to discuss updated plans for a proposed Banner Health
Medical Campus. The parcel is zoned Harmony Corridor District (HC), and is located on 28 acres
on the south side of E. Harmony Rd. between Lady Moon Dr. and Cinquefoil Ln. The City’s project
planner is Jason Holland (jholland@fcgov.com). For more information, please see the notice.
Upcoming - Wednesday, February 20 – The Crowne on Timberline Apartments
Project Site: 6111 South Timberline Road
From 6:30-8:30 p.m., at Bacon Elementary School (5844 S. Timberline Rd.), a neighborhood
meeting will be held to discuss a proposed multifamily complex with 25 townhomes and 275
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http://www.fcgov.com/sendstudio/display.php?List=198&N=2275 2/14/2013
ATTACHMENT 3
apartment units. The parcel is zoned Medium Density Mixed-Use Neighborhood District (MMN).
The City’s project planner for the project is Seth Lorson (slorson@fcgov.com).
TYPE 1 (ADMINISTRATIVE) HEARINGS
Type 1 (Administrative) Hearings are public hearings, conducted by a hearing officer, to consider
development applications. Public comment is invited; the hearing officer considers your input an
important part of the development review process.
Wednesday, February 13 – BRD 4-Plex
Project Site: 621 South Meldrum Street
At 6 p.m., in Conference Room A at 281 N. College Ave., a hearing officer will conduct a public
hearing to consider a multi-family building at 621 S. Meldrum St. The project proposes to demolish
an existing building located on the property and construct a new multi-family building with four
dwelling units. The site is zoned Neighborhood Conservation, Buffer District (NCB). More
information is available in the hearing packet and notice. The City’s project planner is Jason
Holland (jholland@fcgov.com).
Upcoming – Wednesday, February 20 – Hacienda Higgins-Marquez
Project Site: 1717 West Mulberry Street
At 5 p.m., in Conference Room A at 281 N. College Ave., a hearing officer will conduct a public
hearing to consider a single-family detached home at 1717 W. Mulberry St. (the southeast corner
of the intersection of W. Mulberry St. and Cook Dr.). A hearing is required because the proposal
seeks to plat a previously unplatted property. Two modifications of standard accompany the
proposal. The site is zoned Low Density Residential District (RL). More information is available in
the hearing packet and notice. The City’s project planner is Ryan Mounce (rmounce@fcgov.com).
PLANNING AND ZONING BOARD HEARINGS
Upcoming - Thursday, February 21 - Planning and Zoning Board Regular Meeting
At 6 p.m., on the third Thursday of each month, the Planning and Zoning Board conducts a regular
meeting in Council Chambers at 300 Laporte Ave. The Planning and Zoning Board encourages
your input; interested persons are invited to attend and be heard. The agenda will be available
closer to the meeting date at fcgov.com/PlanningZoningBoard.
At noon on the Friday prior to each regular Planning and Zoning Board meeting, the Board holds a
work session in Conference Room A at 281 N. College Ave. The next work session will be held on
Friday, February 15.
Please contact the Development Review Center at 970-221-6750 for further information on any
agenda items. More information, including meeting agendas and materials as well as past meeting
minutes, may be found at fcgov.com/PlanningZoningBoard.
CITY COUNCIL
Tuesday, February 12 – City Council Adjourned Meeting and Work Session
At 6 p.m., in Council Chambers (300 Laporte Ave.), the City Council will hold an adjourned
meeting and will consider the following discussion item related to development review:
Planned Development Overlay District (PDOD) Pilot Project
The Planned Development Overlay District (PDOD) is a new zoning tool designed to
provide contextual land use and design flexibility for infill development and redevelopment.
Since it is new and unique, a pilot is being proposed as a way to test the PDOD prior to
considering permanent adoption. The pilot would establish a six-month application period
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allowing up to five development submittals; only projects within the PDOD pilot boundary
have the option to apply during the trial.
In a work session following the adjourned meeting, City Council will review:
Eastside and Westside Neighborhoods Character Study Implementation
City Council will discuss information on implementation of strategy options on proposed
new design and compatibility standards for the Eastside and Westside Neighborhoods prior
to formal consideration at the February 19 City Council Regular Meeting.
More information is available in the February 12 agenda.
LAND CONSERVATION AND STEWARDSHIP BOARD
Wednesday, February 13
At 6 p.m., in Conference Room 1A at 215 N. Mason St., the Land Conservation and Stewardship
Board will conduct a meeting. The agenda includes a review of easements related to the Link-N-
Greens (Woodward campus) project. The Board will make recommendations to City Council
regarding two permanent drainage easements on Springer Natural Area as well as temporary
construction easements on Udall Natural Area, the Pickle Plant property, and the City Mulberry
Wastewater Treatment Plant property. The agenda will be available here closer to the meeting
date (click on the “agenda” link on the left side of the page).
LANDMARK PRESERVATION COMMISSION
Wednesday, February 13
The Landmark Preservation Commission (LPC) conducts hearings on the second Wednesday of
each month and holds work sessions on the fourth Wednesday of each month. Agendas and past
minutes are available at fcgov.com/LPC. For additional information, contact Karen McWilliams
(kmcwilliams@fcgov.com) or Josh Weinberg (jweinberg@fcgov.com) or call 970-221-6206.
On February 13, projects at the following locations will be reviewed:
1745 Hoffman Hill Rd. (to construct a new building at City of Fort Collins Natural Areas
complex)
401 Mathews St. (to allow construction of a second story to the rear addition of the
building)
710 Mathews St. (to designate as a Fort Collins Landmark)
620 W. Prospect Rd. (resolution hearing on a potential landmark designation)
ZONING BOARD OF APPEALS
Thursday, February 14
The Zoning Board of Appeals has the authority to approve variances from the requirements of the
Land Use Code. The Zoning Board of Appeals (ZBA) meets the second Thursday of every month
at 8:30-11:30 a.m. in Council Chambers (300 Laporte Ave). Agendas and past meeting minutes
are available at fcgov.com/ZoningAppeals.
On February 14, variances for proposals at the following locations will be reviewed:
300 S. Loomis Ave. (to allow the existing house to be removed and replaced with a new
house)
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517 E. Magnolia St. (for variances to allow the existing house to be demolished and
replaced with a new two-story home)
BUILDING REVIEW BOARD
Upcoming – Thursday, February 28
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 Board meets
the last Thursday of every month at 1 p.m. in Council Chambers at 300 Laporte Ave. More
information on the Board is available at fcgov.com/BRB.
APPLICATIONS SUBMITTED IN THE PAST WEEK
This section typically includes Project Development Plans, Overall Development Plans, Major
Amendments, and Annexations that were submitted in the past week. In the past week, no
applications of these types were submitted. For more information regarding all projects under
review, please see the Current Projects Table, or call the Development Review Center at 970-
221-6750.
RECENT HEARING OUTCOMES
The following projects were reviewed in recent hearings:
City Council Actions Related to Development Review (at February 5 Regular Meeting)
Approved items Relating to the Hansen Farm Annexation and Zoning (second reading)
Approved items Relating to Public Service Company of Colorado’s request for utility
easements and temporary construction easements across four natural areas for a high
pressure gas pipeline (second reading)
Approved authorization for a utility easement and temporary construction easement on City
utility property to Public Service Company of Colorado (second reading)
Approved Land Use Code amendments related to the ecological value of non-native tree
species (first reading; will be revised before second reading)
Project Name, Date,
Outcome of Hearing
Location Description Staff Contact
Foothills Mall
Redevelopment, 2/7/13
Type 2 (Planning and
Zoning) Hearing,
approved with
conditions
215 Foothills Pkwy Redevelopment of the
Foothills Mall, with
residential and retail
components
Courtney Levingston
West Range Multi-
Family, 2/5/13 Type 1
hearing,
outcome pending
402/406 W. Laurel St.
and 635 S. Meldrum
St.
Multi-family building with
15 dwelling units
Sherry Albertson-Clark
CONCEPTUAL REVIEWS
All notices of conceptual reviews are available at fcgov.com/conceptualreview.
WHAT'S A CITIZEN'S ROLE IN DEVELOPMENT REVIEW?
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Have you checked out the City’s Citizen's Role in Development Review flowchart and guide?
These tools are an empowering resource to explain a citizen's role in Development Review. We
hope this guide, along with staff planners, will aid you in making the process easier to understand
and enable you to participate. Questions? Please contact Sarah Burnett at 970-224-6076 or
sburnett@fcgov.com.
MORE INFO & FEEDBACK
For basic information about a project where you know a name, any part of an address, parcel
number, or project number, you may use this resource. For a map showing projects in review or
under construction, or more information about development review, please visit
fcgov.com/developmentreview or call (970) 221-6750.
Please email any feedback regarding this weekly service to sburnett@fcgov.com.
To view this email as a webpage, please go to fcgov.com/weekreview.
Unsubscribe me from this mailing list
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The Foundation
WHAT IS 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
alignment 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 that 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 that approved projects
meet all of the City’s requirements.
R ol e i n
GUIDING DOCUMENTS FOR
DEVELOPMENT REVIEW IN FORT
COLLINS
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 the City, several other
documents contain primary regulatory codes
that govern the development review process.
Key Standards
The Land Use Code (LUC) contains regulations
that include 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 the development
review process 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
How You Fit in
STEP ONE
APPLICANT/DEVELOPER ATTENDS
CONCEPTUAL REVIEW
Conceptual review is generally the first meeting
anyone with a project idea has with the City's
Development Review team. Conceptual review
is a free City service designed to assist
developers/potential developers in
understanding what will be required of them
during the development review process. At
conceptual review, City staff from various
departments involved in development review
offer comments on a proposed project. At this
point, the project proposal is typically in the
very early design phases, and engineering
drawings are not submitted.
While most projects opt to discuss their project
proposals with City staff in the conceptual
review process, there is a second option:
preliminary design review. Preliminary design
reviews (PDR) offer a more involved process for
complex or larger projects requiring a greater
level of collaboration and problem solving. For
a $500 application fee and a more detailed
submittal package (including, for example
preliminary civil plans, site plans, renderings,
photos of existing conditions on the site, and
detailed project ideas), City staff from various
departments research the site, offer comments,
provide answers to specific questions and offer
potential solutions to difficult design
challenges.
Is the property historic?
As a part of the City's review, whenever a
permit or development application is sought for
a property that is 50 years old or older, the
project is required to go through a
“Demolition/Alteration Review” (Chapter 14-72
of the Municipal Code). This review is designed
to prevent the loss of Fort Collins' historic
resources and to preserve our historic
character. Demolition/Alteration Review is also
another opportunity for citizens to participate
in development review by attending the
Landmark Preservation Commission’s final
hearing or contacting us anytime during the
project’s review. To find out more, visit
fcgov.com/historicreview.
STEP TWO
YOU CAN ATTEND THE
DEVELOPMENT REVIEW OVERVIEW
On projects having a large neighborhood
impact, City staff will conduct a development
review overview (DRO). The DRO is an
opportunity for neighbors to learn about the
development review process prior to meeting
with a developer and reviewing the proposed
plan. City staff leads this meeting and walk
neighbors through the criteria the project has
STEP THREE
YOU CAN ATTEND THE PROJECT’S
NEIGHBORHOOD MEETING(S)
After conceptual or preliminary design review,
but before submitting a formal application,
some projects will need to hold a neighborhood
meeting. The decision to hold a meeting is
based on the applicant’s proposed uses and the
zoning of the proposed location. In almost all
cases, all uses requiring a Type 2 public hearing
(where the Planning and Zoning Board review
the project) require a neighborhood meeting
prior to formal submittal. Staff may also
recommend applicants/developers hold
neighborhood meetings if their proposal
warrants extra public input.
Held early in the design process, neighborhood
meetings allow applicants/developers an
opportunity to communicate their proposal to
adjacent neighbors and any impacted citizens.
The meetings also allow citizens to share their
questions and opinions about the proposal to
the developer and City staff.
How will I know if a project is
happening in my neighborhood?
Property owners of record residing within at
least an 800-foot radius (or a greater distance
in accordance with the standards outlined in
the LUC) of the boundaries of a project are
notified via U.S. mail of the time, date, and
place of the hearing. Additionally, an ad is
placed in the local paper and a sign is posted on
the property notifying the public of a
development proposal under review.
See Section 2.2.6 of the Land Use Code for
more details.
STEP FOUR
FORMAL SUBMITTAL – IS THE
PROJECT MOVING FORWARD?
DO YOU SEE THE SIGN?
At conceptual review or preliminary design
review, applicants receive information to help
them prepare for formal application submittal.
Once the applicant has prepared the documents
required, they submit the information to the
City for review. The submittal materials are
routed to various City departments and outside
agencies. The City reviewing departments may
include:
Advance Planning
Building Inspection
Development Review Engineering
Development Review Planning
Economic Development
Environmental Planning
Environmental Regulatory Specialist
Forestry
Geographic Information Systems (GIS)
Historic Preservation
Light and Power
Water districts
Water providers
These reviewers include the reviewing
departments and outside agencies that were
present at the conceptual review or preliminary
design review plus any other appropriate
departments and agencies for the proposal as
needed.
City staff and outside agencies receive the
development plans and review them to
determine if the designs meet the applicable
standards and codes, address conceptual review
comments and resolve identified issues. A staff
review is held three weeks following the formal
submittal (see more details in the next step) to
discuss any comments staff and outside
reviewing agencies have about the development
plans.
What types of plans are submitted to the City?
ODP – Overall development plans (ODP) are
required when projects will develop in a phased
approach. The ODP establishes general planning
and development parameters for the project
site, while allowing for detailed requirements
to be determined at the PDP stage.
PDP - The project development plan (PDP)
contains a general description of the uses of
land, the layout of buildings, landscaping,
circulation, and site lighting. It shall include a
subdivision plat and architectural elevations if
necessary.
FDP - A final plan is submitted following the
approval of a PDP. The final plan is the site
specific development plan which describes and
establishes the type and intensity of use for a
specific parcel or parcels of property.
See also Section 2.1.3 of the Land Use Code
for more details on plan types.
STEP FIVE
STAFF REVIEWS APPLICATON
The culmination of the review period is a staff
review meeting where both parties (reviewers
and the applicant) come together to discuss
comments on the project. Staff review is
intended to identify issues that the applicant
must address before the public hearing.
At the end of the staff review, the project
planner and other reviewers will determine
whether the project is ready for review at
public hearing. Some small projects or projects
with very well-prepared plans may only require
one round of review to be ready for hearing.
However, sometimes reviewers comments may
conflict with each other or complex issues may
require an additional meeting to resolve the
issues discussed during the staff review. In
these cases, a second round of revisions may be
required, meaning the applicant must address
the comments provided to them by all
reviewers and resubmit for another round of
apply to all development applications and
building permit applications, with the exception
of single-family dwellings, on a citywide basis.
While Article 3 of the LUC describes the general
development standards that apply to all
development in Fort Collins, Article 4 includes
development standards that apply to individual
zone districts. All land within city limits is given
zoning classifications on the City of Fort Collins
Zoning Map.
The zoning classification provides two
directions to a property’s site design. First,
each zone district has a set of unique design
standards, which can be more stringent than
the standards set forth in Article 3. Second,
which zone district a project is in determines
the type of review process (see green box
below for more details on hearing types). The
differing review types are based on the
intensity and purpose of the zone district.
Hearing Types for Reviewing Projects
All Fort Collins properties are assigned to one of
the City’s 25 zone districts. Within these zones,
uses are separated into one of three review
types based on the intensity of the use in a
given district:
1. Basic development review – these uses are
viewed as the least intense when considering
the intent of the zone district, i.e. a single
family home in a residential zone district, BDR
projects are approved by staff and notification
is not required.
2. Type 1 (Administrative Review) – These uses
are slightly more intense and require a public
hearing, are heard by a hearing officer,
requires notification.
3. Type 2 (Planning and Zoning Board review) –
These uses are viewed to be more intense when
considered from the intent of the zone district,
i.e. fraternity or sorority houses in a residential
zone district. Requires notification.
Staff Recommendations
Based on the proposal’s compliance with the
applicable standards (Municipal Code, Land Use
Code, Larimer County Urban Area Street
Standards (LCUASS), City Plan, subarea plans,
etc.) the project planner writes a staff report
making a recommended action to the decision
maker. Remember, the decision maker for Type
1 projects is an Administrative Hearing Officer,
while the decision maker for Type 2 projects is
the Planning and Zoning Board. Thus, the staff
report only recommends whether a project
complies with or does not comply with City
standards; only the decision maker has the
authority to approve a project.
Why do some projects need modifications?
The City of Fort Collins Land Use Code is a very
prescriptive document, therefore projects and
sites may have difficulties meeting some
STEP SIX
YOU CAN ATTEND THE PUBLIC
HEARING
All projects required to go through
development review are subject to evaluation
at a public hearing. There are two types of
public hearings depending on the uses
proposed: Type 1 (Administrative) hearings and
Type 2 (Planning and Zoning Board) hearings.
Type 1 hearings are heard by one hearing
officer.
Type 1 hearings are usually held in a City
conference room and are not televised.
Type 2 hearings are heard by the Planning
and Zoning Board.
Type 2 hearings are held in the City Council
Chambers at City Hall and they are televised.
Remember, you will be notified of the hearing
via a mailing that is sent out no less than 10
business days prior to the hearing. See the
green box on page 2 for more details on
notification.
The public hearing provides an opportunity for
the decision maker to hear from the applicant
and staff regarding project details and
recommendations and to hear from and
consider testimony from affected parties-in-
interest.
Administrative Hearings (Type 1 hearings) may
be scheduled at any time with at least 11
business days of lead time for notification.
Planning and Zoning Board hearings (Type 2
hearings) are held the third Thursday of each
month. Agendas for the Planning and Zoning
Board hearings are set approximately one
month in advance of the hearing.
What comes before the Board
The Planning and Zoning Board is the final
decision making authority regarding land use
proposals including overall development plans
and any project development plan that is
determined to be a Type 2 use as described in
the Land Use Code.
In addition to project approvals, the Board also
makes recommendations to the City Council
regarding zoning, annexations, major public and
private projects and any long range planning
activities (such as City Plan or subarea plans)
that require Council approval.
How does a board member review a project?
What is the review based on?
Board members must stay impartial when
reviewing a project and evaluate projects only
based on whether or not they comply with the
applicable standards. Recall that staff has
prepared a staff report outlining the
application’s compliance with the applicable
standards. The board is tasked with reviewing
staff’s findings and determining if they agree
using the criteria provided in the Land Use
Frequently Asked Questions
Who can Comment on a Proposed Project?
Anyone! Residents, students, employees and
business owners - anyone who feels they might
be impacted by a proposed project.
Can My Comments Make a Difference?
Absolutely! Community comments on more than
one project 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 project, that recognize
how much of the problem is caused by the
project, 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
project's outcome.
Briefly explain who you are and why you
are interested in the project
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 project'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 project features that you like
and think should not be changed, and
Provide any comments about the
project's compliance with city
regulations.
CITIZENS’ DEVELOPMENT REVIEW GUIDE 2012 7
8 CITIZENS’ DEVELOPMENT REVIEW GUIDE 2012
1
Update on Transparency of
Development Review Information
CITY COUNCIL WORK SESSION
MAY 28, 2013
Laurie Kadrich
Community Development and
Neighborhood Services Director
Delynn Coldiron
Customer and Administrative Services Manager
Sarah Burnett
Neighborhood Development Review Liaison
ATTACHMENT 5
2
Purpose
This Work Session Item will discuss:
• Background
• Improvements to date
• Planned enhancements
• Feedback/direction from Council
3
Direction Sought from City Council
1. Does Council have feedback regarding
development review transparency
improvements made to date?
2. Does Council generally agree with the
proposed future enhancements?
3. Does Council have suggestions for
additional enhancements and future
steps?
4
Background
Need was expressed by public and
Council for:
• Information about the process itself
• Improved transparency and earlier access
to information
• Consistent, reliable processes
5
Improvements - 2009-2011
• Online guide for applicants
• Community Development and
Neighborhood Services Department -
more cohesive approach
• Real time information available to public
(Accela)
• Listing of current applications on website
6
2009 – Online Guide for Applicants
fcgov.com/drg
7
2010 – Community Development and
Neighborhood Services Department Created
PLANNING, DEVELOPMENT AND
TRANSPORTATION
CUSTOMER SERVICE
BUILDING
SERVICES
NEIGHBORHOOD
SERVICES
COMMUNITY DEVELOPMENT &
NEIGHBORHOOD SERVICES
PLANNING SERVICES
(DEVELOPMENT REVIEW
and LONG RANGE
PLANNING)
8
2011 – Real Time Information
amos.fcgov.com/CitizenAccess
9
Increased Requests for Information
• Significant increase in multi-family,
infill, and large proposals – starting
in 2011
• Citizens want to be fully informed
earlier in process
• Limited information was available
online to public about projects
10
Goal
Access to information:
•Timely
• Easily accessible
• Consolidated access
• Clear
11
Recent Improvements
Combined effort
• Community Development and
Neighborhood Services
• Information Technology
• Planning, Development and Transportation
Communications
Many recent changes to share
12
2012 – Citizen’s Role Online Guides
fcgov.com/CitizenReview
13
2012 – Weekly Email and Webpage
fcgov.com/WeekReview
14
2013 – Online Hub for Tracking Proposals
fcgov.com/DevelopmentProposals
15
2012 – Improved Mapping
Access through FCMaps
16
2012 – New Signs with Project Numbers
17
2012 – Neighborhood Liaison Role
Sarah Burnett
18
2012 – Proposal Documents on CityDocs
fcgov.com/DevelopmentProposals
19
2012 – Complete Board Info Online
fcgov.com/CityClerk
20
2012 – Neighborhood Meeting Notices & Notes
fcgov.com/DevelopmentReviewAgendas
21
2012 – Conceptual Review
fcgov.com/developmentreview/ConceptualReview
22
23
Proposed Future Enhancements
• Add past/upcoming meeting dates
• Provide links to describe project types and
steps for each type
• Provide info on Historic Preservation
projects and signs
• Continue to enhance ease of use; reduce
clicks
24
Direction Sought from City Council
1. Does Council have feedback regarding
development review transparency
improvements made to date?
2. Does Council generally agree with the
proposed future enhancements?
3. Does Council have suggestions for
additional enhancements and future
steps?
Code.
STEP SEVEN
APPEALING THE DECISION TO CITY
COUNCIL
Appeals of any final decision of a decision
maker can be filed with the City Clerk within 14
calendar days of the date of a decision by any
of the following parties:
The applicant,
Anyone who owns, occupies, or has some
other legal interest in the property which was
the subject of the decision made by the
decision maker,
Anyone who received the mailed notice of, or
spoke at, the hearing of the decision maker,
Anyone who sent written comments to the
decision maker prior to the action which is
being appealed, or a
City Councilmember.
For more info on the appeal process, visit
fcgov.com/appeals.
Questions regarding the appeal process should
be directed to the City Clerk at 970-221-6515 or
fcgov.com/cityclerk.
6 CITIZENS’ DEVELOPMENT REVIEW GUIDE 2012
standards and metrics due to a variety of
circumstances. Alternatively, a project may
propose a design element that is aligned with
City standards but does not exactly meet a
precise metric, e.g., a 15’ setback. The code
allows for some flexibility by offering a process
for modifications of standards. These
modifications cannot be detrimental to the
public good and they must meet one or more of
the four criteria outlined in the LUC (see
Section 2.8 of the Land Use Code for more
details).
It is important to remember that modification
requests are not indicative of the quality of a
project, but more the site’s constraints in
meeting the prescriptive standards set forth in
the LUC. Sometimes modifications can make a
project better. For example, the use of
pervious paving would be considered a
modification. Each modification needs to be
evaluated against the applicable criteria and
not on the number of modifications requested.
CITIZENS’ DEVELOPMENT REVIEW GUIDE 2012 5
review.
After staff review, the project planner provides
the applicant with a letter with all reviewer’s
comments and redlined development plans. If a
project is ready for hearing, the project
planner and the applicant schedule a Type 1 or
Type 2 hearing (see green box to the right for
more details on hearing types).
Development Standards
There are two sections (or articles) of the Land
Use Code (LUC) addressing site design. Article 3
of the LUC contains the General Development
Standards. General Development Standards
4 CITIZENS’ DEVELOPMENT REVIEW GUIDE 2012
Neighborhood Services
Park Planning
Pavement Management
Real Estate Services
Street Oversizing
Stormwater
Technical Services (Surveying)
Traffic Operations
Transfort
Transportation Planning
Water Conservation
Water/Waste Water
Zoning
The outside agencies involved in development
review can include:
Cable, telephone and internet providers
Colorado Department of Transportation
(CDOT)
County assessors
Ditch companies
Railroads
Post Office
Power/gas providers
Poudre Fire Authority
Schools and universities
Utility agencies (non-City)
CITIZENS’ DEVELOPMENT REVIEW GUIDE 2012 3
to meet and the most effective means and
opportunities for neighbors to provide feedback
and work with the developer for the best
outcome. DRO meetings are held between City
staff and the neighbors, without the applicant
present, to focus on the development review
process instead of the proposed project.
2 CITIZENS’ DEVELOPMENT REVIEW GUIDE 2012
2.1.2 of the Land Use Code, “Overview of
Development Review Procedures,” for
additional information about the development
review process.
CITIZENS’ DEVELOPMENT REVIEW GUIDE 2012 1
ATTACHMENT 4
2Q 2013 Work with IT staff to implement changes.
6. Add information on Historic
Preservation projects and
signs
2Q 2013 Work with IT staff to implement changes.
7. Explore feasibility of adding a
“last updated” date
Unknown Will start discussions with staff in February,
2013. If feasible, related staff time, required
resources and time estimates will be
determined.
8. Make as many documents as
possible searchable.
Ongoing This is currently being done. Staff will
continue to refine and improve efforts in this
regard.
9. Explore the possibility of
having one project name and
number through entirety of
Unknown Will start discussions with staff in February,
2013. If feasible, related staff time, required
resources and time estimates will be
4Q 2012 Welcome Sarah Burnett.
12. 3-phase approach to multi-
family projects
4Q 2012 Continue to assess code and make changes
as needed.
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ATTACHMENT 1