Proposed Redevelopment Tool Encourages Quality Projects

In an effort to promote quality and sustainable development projects in refill areas, the City of Fort Collins has created a new planning tool named the Planned Development Overlay District (PDOD). The tool, with associated development process and standards, is under review this winter by the Planning and Zoning Board and City Council. The public is invited to learn more about the optional process at one of several Planning and Zoning Board meetings and City Council Work Sessions. More information is also available online, www.fcgov.com/developmentreview/pdod.php.  

PDOD Overview

PDOD encourages creative, innovative and sustainable infill and redevelopment in targeted areas in Fort Collins. PDOD is an optional tool, not a requirement. Only constrained sites that meet certain criteria will be given the option to use PDOD if they are outside the established boundary (a boundary map is found at www.fcgov.com/developmentreview/pdod.php).  

Benefits of PDOD

-          Land Use flexibility: other land uses may be considered in addition to those uses permitted by the underlying zoning.

-          Design flexibility: projects do not have to meet prescriptive standards and can be designed to accommodate the context of the site and neighborhood.

-          Extended vesting: installing infrastructure for the project can take place within a longer time frame.

-          Innovation: creative planning and design solutions are encouraged; that includes ideas that might otherwise have been stifled by the prescriptive nature of the Article 3 and Article 4 Standards in the Land Use Code (addressing A and B respectively). 

PDOD also provides a performance matrix tool to track sustainable, positive aspects of a project for the good of the developer, City and community. A minimum number of points need to be met on the performance matrix in order for the project to advance in the development review process. For example, a developer could earn points by incorporating low-water landscaping; providing job creation opportunities; and locating the project near public transportation stops.

Public Involvement in PDOD Projects

Public involvement is an important and required part of the City’s Development Review Process. Currently, the public can participate in development review through:

-          Development Review Outreach (DRO) meeting between staff and neighborhood.

-          Neighborhood, charrette-style workshops with the developer and property owners to identify constraints/opportunities.

-          Pre-application session with the Planning and Zoning Board where the public can attend and comment on the project (optional)

-          Public hearing with the Planning and Zoning Board.

By using the PDOD tool, developers can receive additional points on the PDOD matrix if they go above and beyond in terms of involving neighbors in the planning process, e.g., extra meetings, online project information/forum, etc.

Important PDOD Dates

The Planned Development Overlay District (PDOD) tool has yet to be adopted by City Council. Outreach thus far has been with multiple City Boards and Commissions, members of the Northern Colorado development community and a variety of City staff. The public is encouraged to attend or view scheduled meetings to learn more.

All meetings take place in City Hall Chambers, 300 Laporte Ave., Fort Collins. Meetings are televised on Comcast Channel 14, or streamed live on www.fcgov.com/cable14.

January 24, 6 p.m. - City Council Work Session

February 16, 6 p.m. – Planning & Zoning hearing to recommend the PDOD to Council

March 6, 6:30 p.m. - City Council First Reading of the PDOD Ordinance

March 20, 6:30 p.m. - City Council Second Reading of the PDOD Ordinance 

More information is also available online, www.fcgov.com/developmentreview/pdod.php.