Fort Collins Considers Limiting New Gas Stations in Transit-Oriented Areas
Fort Collins planning commissioners recommended October 16 that City Council restrict new gas stations in the city's Transit-Oriented Development overlay district while eliminating parking minimums throughout the corridor to encourage denser, walkable development near high-frequency bus routes.
The proposed changes to the TOD overlay would limit new gas stations to specific areas while prohibiting new enclosed mini-storage facilities and allowing five-story standalone residential buildings along the transit corridor. The modifications aim to align development patterns with the city's MAX Bus Rapid Transit service, which carries approximately 25,000 passenger boardings per month on North College routes alone.
"These updates really aim to align with council's priorities and those corresponding guiding principles that have guided the work in this project," said Sylvia Tatman Burris, policy and project manager in the city manager's office. "This includes enabling more housing along our transit corridors, creating more resilient and adaptable commercial and employment centers."
The Planning and Zoning Commission voted 7-0 to recommend City Council adopt the commercial corridors and centers land use code updates. First reading is scheduled for October 21, with second reading potentially on December 2.
Gas Stations Seen as Incompatible with Walkable Development
Gas stations are generally viewed as incompatible with transit-oriented development principles due to their auto-oriented design, large lot requirements, and limited density compared to mixed-use or residential buildings, according to Fort Collins planning documents.
The facilities typically require sites of 0.5 to 2 acres or more to accommodate fuel pumps, convenience stores, vehicle circulation, and parking. Their design often includes large canopies and multiple curb cuts that can disrupt pedestrian safety and transit operations along walkable corridors.
City records do not specify the current number of gas stations operating within the TOD overlay boundaries, and no recent approvals or construction of new gas stations within the transit-focused zone have been documented in the past five to ten years.
The proposed restriction would allow new gas stations only in designated areas within the TOD overlay rather than prohibiting them entirely, though city planning documents do not detail which specific locations would permit such development.
Front Range Cities Have Adopted Similar Restrictions
Boulder prohibits new gas stations in its downtown and Transit Village areas as of 2022, with existing stations grandfathered under the city's zoning code. The restriction aims to support walkability and reduce auto dependency in high-density areas.
Denver's Transit-Oriented Development Strategic Plan classifies auto-oriented uses as generally incompatible in transit station areas. The city's zoning code limits gas stations and drive-throughs in mixed-use, urban center, and TOD districts. No new stations have been built in Denver's high-density transit overlays since these rules took effect in 2014.
Loveland's Downtown Design Overlay discourages gas stations and auto uses in its core area, though the city has not adopted a comprehensive TOD overlay similar to Fort Collins. Greeley prohibits new gas stations in its Central Business District Overlay while allowing them in other commercial zones subject to site plan review.
Cities implementing these restrictions report increased walkability and improved development patterns in transit areas without significant fuel availability issues, as existing or new gas stations cluster just outside restricted zones.
Additional Land Use Code Updates Proposed
The broader commercial corridors and centers update package includes changes to the Harmony Corridor and Employment zones, adjusting the primary-secondary use split from 75-25 to 50-50 to enable more mixed-use and housing development.
The updates would allow standalone residential buildings to replace existing parking lots in these zones and permit residential units up to six stories in the Harmony Corridor, an increase from the current three-story limit for residential-only buildings.
Affordable housing projects would be exempt from the primary-secondary use split requirements under the proposed changes, addressing City Council priorities for expanding housing options throughout Fort Collins.
The Planning and Zoning Commission's recommendation includes language asking City Council to ensure code modifications avoid creating more restrictive outcomes than current regulations, particularly regarding change-of-use provisions for existing buildings.
Contact Noah Beals, development review manager, through the Fort Collins Planning Department at fcgov.com for more information about the commercial corridors and centers land use code updates.