Decisions on development review applications are made either administratively or at a public hearing. The following information pertains to applications being reviewed at a public hearing. All public hearings are open to the public and generally hosted in a hybrid format, meaning you can attend via Zoom or at the Larimer County Administrative Services Building in Fort Collins. The agenda published online contains detailed information about each application and is generally available one week prior to the hearing date.
Public Hearing Agenda Information:
Planning applications will typically be listed as either a consent or discussion item on the agenda:
1. Consent Items:
Consent items are generally straight forward applications that meet Land Use Code Review Criteria, have not received significant opposition, and therefore do not require discussion. Consent agenda items are approved at the beginning of the public meeting, unless a member of the public or a board member asks to talk about one in more detail.
2. Discussion Items:
Discussion items are generally more controversial in nature and may or may not meet the Land Use Code Review Criteria. An item may be placed on the "discussion agenda" if it has received significant opposition from the public or referral agencies, or if the project is not being recommended for approval by staff.
Flip through the tabs below to learn more information about the hearing procedures for each board:
Board of County Commissioners
The Board of County Commissioners hold regular public hearings to make decisions on land use matters, including development applications, rezoning requests, Land Use Code amendments, and long-range plans. The following procedures are specific to “quasi-judicial” hearings on development applications, where the Board is acting as a judge and final decision-maker on the matter.
Order of Hearing Proceedings (Discussion Items):
The Board of County Commissioner Land Use Hearings follow the procedures outlined below:
- Introduction and overview of process (Board Chair and Staff)
- Staff presentation (includes project description and staff report)
- Clarifying questions (from Commissioners)
- Applicant presentation (generally limited to 10 minutes)
- Clarifying questions (from Commissioners)
- Public testimony (generally limited to 3 minutes per commenter)
- Applicant response (generally limited to 5 minutes)
- County Staff response to public comments and applicant rebuttal
- Commissioner questions for staff and applicant
- Deliberation and decision
Planning Commission
The Planning Commission hold regular public hearings to make recommendations to the Board of County Commissioners on land use matters, including development applications, rezoning requests, Land Use Code amendments, and long-range plans. For some case types, including Location and Extents (L&Es), and for the adoption of Master Plans, the Planning Commission acts as the final decision maker. The following procedures are specific to “quasi-judicial” hearings on development applications, where the Planning Commission is not acting as the final decision maker, and is making a recommendation to the Board of County Commissioners.
Order of Hearing Proceedings (Discussion Items):
The Planning Commission Hearings follow the procedures outlined below:
- Introduction and overview of process (Board Chair and Staff)
- Staff presentation (includes project description and staff report)
- Clarifying questions (from Commissioners)
- Applicant presentation (generally limited to 10 minutes)
- Clarifying questions (from Commissioners)
- Public testimony (generally limited to 3 minutes per commenter)
- Applicant response (generally limited to 5 minutes)
- County Staff response to public comments and applicant rebuttal
- Commissioner questions for staff and applicant
- Deliberation and recommendation
Board of Adjustment
The Board of Adjustment hold regular public hearings to approve, approve with conditions, or deny applications for zoning variances from certain requirements of this Code as specified in §6.7.3. The Board of Adjustment also hears appeals of certain administrative decisions as specified in §6.7.2.
Order of Hearing Proceedings (Discussion Items):
The Board of Adjustment Hearings follow the procedures outlined below:
- Introduction and overview of process (Board Chair and Staff)
- Staff presentation (includes project description and staff report)
- Clarifying questions (from Commissioners)
- Applicant presentation (generally limited to 10 minutes)
- Clarifying questions (from Commissioners)
- Public testimony (generally limited to 3 minutes per commenter)
- Applicant response (generally limited to 5 minutes)
- County Staff response to public comments and applicant rebuttal
- Commissioner questions for staff and applicant
- Deliberation and decision
