HomeMy WebLinkAboutPEDERSEN AUTO PLAZA EXPANSION - MAJOR AMENDMENT - 26-97A - P&Z PACKET - RECOMMENDATION/REPORTRECOMMENDATION:
Staff recommends approval of the request for a modification of the standard set forth in
Section 3.5.3(B)(2)(b) of the Land Use Code.
install a solar energy system, the strict application of the standard sought
to be modified would result in unusual and exceptional practical
difficulties, or exceptional or undue hardship upon the owner of such
property, provided that such difficulties or hardship are not caused by the
act or omission of the applicant."
This correction represents the Supplement 10 version of Section 2.8.2(H) of the LUC.
APPLICANT'S REQUEST
The applicant has proposed that the modification of the standard meets the
requirements of Section 2.8.2(H)(3) of the LUC. Please see the attached written
justification by the applicant.
ANALYSIS OF MODIFICATION REQUEST
The applicant proposes to immediately construct an addition to the existing building that
would be set back approximately 80 'from the Mason Street right right-of-way. The
proposal is also to construct a future new building on the north side of the site that
would be set back approximately 65' to 75' from the street right-of-way. The addition will
match the building face setback of the existing auto -related building and the future
building setback is predicated on the storm water detention requirements in the
northeast corner of the subject site, for both on -site and off -site storm water.
Staff finds that the granting of this modification request would not be detrimental to the
public good and that the strict application of the standard pertaining to the "build -to" line
would result in exceptional practical difficulties and place undue hardship upon the
owner of the property with a requirement to place the building addition and future
building within 15' of the South Mason Street right-of-way.
FINDINGS OF FACT/CONCLUSION:
A. The requested Modification of Standard for the Pedersen Auto Plaza Expansion,
Project Development Plan is subject to review by the Planning and Zoning Board.
B. Granting the requested modification would not be detrimental to the public good and
that the strict application of the standard pertaining to the "build -to" line would result
in exceptional practical difficulties and place undue hardship upon the owner of the
property with a requirement to place the building addition and future building within
15' of the South Mason Street right-of-way.
Staff finds that the project as submitted, based on the land use and its contextual
compatibility with the surrounding land uses, is neither detrimental to the public
good nor impairs the intent and purposes of this chapter of the City Code; and.
that it will protect the public interests and purposes of the standards for which
this modification is requested equally well than would a plan which complies with
the standards for which the modification is requested. The design of the
pedestrian/vehicle interface would minimize potential conflicts between
pedestrians entering the site and cross vehicular movements. Therefore, staff is
recommending that the Planning and Zoning Board approve the request for
modifications to the standards.
MODIFICATION REQUEST — PERTINENT CODE SECTIONS
This request is for a modification to the following section of the LUC:
Section 3.5.3(B)(2)(b), regarding "build -to" lines, states:
"Buildings shall be located no more than 15' from the right-of-way of an adjoining
street if the street is smaller than a full arterial or has on -street parking."
Corrected Land Use Code language:
As specified in Section 2.8.2(H), the Planning and Zoning Board may grant a
modification of standards only if it finds that the granting of the modification
would not be detrimental to the public good; and that:
(1) the plan as submitted will promote the general purpose of the standard for
which the modification is requested equally well or better than would a
plan which complies with the standard for which a modification.is
requested; or
(2) the granting of a modification from the strict application of any standard
would, without impairing the intent and purpose of this Land Use Code,
substantially alleviate an existing, defined and described problem of City-
wide concern or would result in a substantial benefit to the City by reason
of the fact that the proposed project would substantially address an
important community need specifically and expressly defined and
described in the City's Comprehensive Plan, or in an adopted policy,
ordinance or resolution of the City Council, and the strict application of
such a standard would render the project practically infeasible; or
(3) by reason of exceptional physical conditions or other extraordinary and
exceptional situations, unique to such property, including, but not limited
to, physical conditions such as exceptional narrowness, shallowness or
topography, or physical conditions which hinder the owner's ability to
Commc 'y Planning and Environmental rvices
Current Planning
MEMORANDUM
September 17, 2001
To: Planning and Zoning Board Members
Paul Eckman, Deputy City Attorney
Cameron Gloss, Current Planning Director
From: Stephen Olt, City Planneyev
Re: Modification of a Standard [Section 3.5.3(13)(2)(b)] for the Pedersen Auto
Plaza Expansion, Project Development Plan - #26-97A
Staff is providing a correction to the Staff Report (dated September 17, 2001) regarding
the Planning and Zoning Board's authority to grant a modification of a standard, as set
forth in Section 2.8.2(H) of the Land Use Code (LUC). It should be included as part of
the Staff Report and Recommendation to the Planning and Zoning Board for the
September 17, 2001, public hearing.
This is a correction to the section on Page 9 of the Staff Report to the Planning and
Zoning Board that states:
Modification requests may be granted if the Planning and Zoning Board
determines that:
(A) the granting of the modification would neither be detrimental to the public
good nor impair the intent and purposes of this Chapter; and
(B) the plan as submitted will advance or protect the public interests and
purposes of the standard for which the modification is requested equally
well or better than would a plan which complies with the standard for
which a modification is requested; or
(C) the granting of a modification from the strict application of any standard
would result in a substantial benefit to the City by reason of the fact that
the proposed project would substantially address an important community
need specifically and expressly defined and described in the City's
Comprehensive Plan, adopted policy, ordinance or resolution (such as, by
way of example only, affordable housing or historic preservation) or would
substantially alleviate an existing, defined and described problem of city-
wide concern (such as, by way of example only, traffic congestion or
urban blight), and the strict application of such a standard would render
the project practically infeasible.
281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 • FAX (970) 416-2020
Pedersen Auto Plaza Expansion — Major Amendment, #26-97A
September 17, 2001 P & Z Meeting
Page 11
Section 4.17(E) Development Standards
The proposal satisfies the applicable development standards in the C - Commercial
Zoning District.
5. 1 Findings of FactlConclusion:
A. The Pedersen Auto Plaza Expansion — Major Amendment contains uses
permitted in the C - Commercial Zoning District, subject to review by the
Planning and Zoning Board.
B. The Pedersen Auto Plaza Expansion — Major Amendment meets all applicable
standards as put forth in the LUC, including Division 3.2 - Site Planning and
Design Standards, Division 3.5 - Building Standards, and Section 3.6 -
Transportation and Circulation, with the following exception:
" standards located in Section 3.5.3(B)(2) - Relationship of Buildings to
Streets, Walkways and Parking (build -to line) of ARTICLE 3 -
GENERAL DEVELOPMENT STANDARDS. A request for modifications to
the standards has been submitted for consideration.
C. The Pedersen Auto Plaza Expansion — Major Amendment is compatible with the
surrounding land uses.
RECOMMENDATION:
Staff recommends approval of the request for modification to standards as set forth in
Section 3.5.3(B)(2) - Orientation to Build -to Lines for Streetfront Buildings and
Section 3.5.3(B)(2)(b) - Build -to Line of the LUC.
Staff recommends approval of the Pedersen Auto Plaza Expansion — Major
Amendment - #26-97A.
Pedersen Auto Plaza Expansion — Major Amendment, #26-97A
September 17, 2001 P & Z Meeting
Page 10
C. Division 3.6 - Transportation and Circulation
Section 3.6.4. Transportation Level of Service Requirements
The proposal satisfies the applicable Transportation Level of Service standards (see
the attached Traffic Impact Study), including the following:
General Standard. This development proposal satisfies Section 3.6.4(8), which
requires that all development plans adequately provide vehicular, pedestrian and
bicycle facilities necessary to maintain the adopted transportation Level of
Service standards contained in Part II of the City of Fort Collins Multi -Modal
Transportation Level of Service Manual for the following modes of travel: Motor
vehicle, bicycle and pedestrian.
4. ARTICLE 4 - DISTRICTS
A. Division 4.17 - Commercial District
Vehicle major repair, servicing and maintenance establishments and vehicle sales and
leasing establishments with outdoor storage are permitted in the C - Commercial
Zoning District, subject to Planning and Zoning Board (Type II) review. The purpose of
the C - District is:
Intended to be a setting for development, redevelopment and infill of a wide
range of community and regional retail uses, offices and personal and business
services. Secondarily, it can accommodate a wide range of other uses including
creative forms of housing.
While some Commercial District areas may continue to meet the need for auto -
related and other auto -oriented uses, it is the City's intent that the Commercial
District emphasize safe and convenient personal mobility in many forms, with
planning and design that accommodates pedestrians.
This proposal complies with the purpose of the C - District as it provides community and
regional retail and ancillary uses in a community/regional shopping area of Fort Collins
(the South College Avenue corridor). The retail portion of the operation is the future
auto showroom and display. The ancillary use is the body shop expansion. This is an
auto -oriented facility in an area along, or associated with, South College Avenue that
includes a number of auto dealerships, auto maintenance and repair shops, and auto
parts and supply stores. The site has been designed to provide and emphasize safe
and convenient pedestrian movement from the Mason Street sidewalk system to the
public entries into the facility along the east side.
Pedersen Auto Plaza Expansion — Major Amendment, #26-97A
September 17, 2001 P & Z Meeting
Page 9
easements. An existing pattern for storm drainage has been
established by prior development to the north that has effectively
prohibited the proposed lot from complying to the build -to line
standard.
Modification requests may be granted if the Planning and Zoning Board
determines that:
(A) the granting of the modification would neither be detrimental to the public
good nor impair the intent and purposes of this Chapter; and
(B) the plan as submitted will advance or protect the public interests and
purposes of the standard for which the modification is requested equally
well or better than would a `plan which complies with the standard for
which a modification is requested; or
(C) the granting of a modification from the strict application of any standard
would result in a substantial benefit to the City by reason of the fact that
the proposed project would substantially address an important community
need specifically and expressly defined and described in the City's
Comprehensive Plan, adopted policy, ordinance or resolution (such as, by
way of example only, affordable housing or historic preservation) or would
substantially alleviate an existing, defined and described problem of city-
wide concern (such as, by way of example only, traffic congestion or
urban blight), and the strict application of such a standard would render
the project practically infeasible.
Staff finds that the project as submitted, based on the land use and its contextual
compatibility with the surrounding land uses, is neither detrimental to the public
good nor impairs the intent and purposes of this chapter of the City Code; and
that it will protect the public interests and purposes of the standards for which
this modification is requested equally well than would a plan which complies with
the standards for which the modification is requested. The design of the
pedestrian/vehicle interface would minimize potential conflicts between
pedestrians entering the site and cross vehicular movements. Therefore, staff is
recommending that the Planning and Zoning Board approve the request for
modifications to the standards.
Pedersen Auto Plaza Expansion — Major Amendment, #26-97A
September 17, 2001 P & Z Meeting
Page 8
Build4o Line. Section 3.5.3(B)(2)(b) states that:
Buildings shall be located no more than 15' from the right-of-way of an
adjoining street if the street is smaller than a full arterial or has on -street
parking.
The buildings as proposed would maintain an 80' setback from South Mason
Street. The applicant has submitted a request for modification of the
aforementioned standards for the following reasons:
Part 1 An addition is proposed to the existing building which was not
constructed to the build -to line. The addition proposed is an
extension of the Body Shop operations. It has been designed to
function properly internally, with the exterior architecture matching
the existing character and quality. A modification was granted to
the original PDP for the following reasons:
Recent development along Mason Street has not built to this
standard, establishing a pattern of existing buildings, which
are not pedestrian -oriented in the spirit of this Article. This
standard is not consistent with the established character of
the Mason Street corridor.
This specific project is located on a curve in Mason Street
making this standard even more difficult.
Most important, the nearly single focus of this project is auto
related. By its nature, people will be driving their cars to this
facility for the services offered. Few people will be walking to
and from this development. Cars will be delivered, serviced,
stored, displayed, bought and sold on this site. The facilities
must efficiently accommodate the automobile. The building
itself must accommodate the entry and exit of the auto from
all sides, limiting the minimum distance to any property line.
The addition is proposed in a natural extension of the existing
structure. The Build -to Line standard is not appropriate for this use
and addition.
Part 2 Within the Pedersen Auto Plaza — Major Amendment a future
building is proposed. This building lot is set back beyond the build -
to line due to requirements for storm water and drainage
Pedersen Auto Plaza Expansion — Major Amendment, #26-97A
September 17, 2001 P & Z Meeting
Page 7
B. Division 3.5 - Building Standards
Section 3.5.1. Building and Project Compatibility
The Pedersen Auto Plaza Expansion — Major Amendment satisfies all applicable
Building and Project Compatibility standards, more specifically:
Building materials. The proposed structures will consist of the following
building materials:
The building will be of a stucco finish, off-white and medium gray in color,
identical to the existing Pedersen Auto Plaza dealership that this
expansion becomes a part of.
These materials comply with the standard in Section 3.5.1(E)(1), which states:
Building materials shall either be similar to the materials already being
used in the neighborhood,,, or, if dissimilar materials are being proposed,
other characteristics such as scale and proportions, form, architectural
detailing, color and texture, shall be utilized to ensure that enough
similarity exists for the building to be compatible, despite the differences in
materials.
Section 3.5.3. Mixed -Use, Institutional and Commercial Buildings
The proposal does not satisfy the Relationship of Buildings to Streets, Walkways
and Parking standards, more specifically:
Orientation to Build -to Lines for Streetfront Buildings. Section 3.5.3(B)(2)
states that:
Build -to lines based on a consistent relationship of buildings to the street
sidewalk shall be established by development projects, in order to form
visually continuous, pedestrian -oriented streetfronts with no vehicle use
area between building faces and the street.
Pedersen Auto Plaza Expansion — Major Amendment, #26-97A
September 17, 2001 P & Z Meeting
Page 6
Direct on -site access to pedestrian and bicycle destinations. The
development proposal satisfies the standard (Section 3.2.2(C)(6) that the on -site
pedestrian and bicycle circulation system must be designed to provide, or allow
for, direct connections to major pedestrian and bicycle destinations including, but
not limited to, parks, schools, neighborhood centers, neighborhood commercial
districts and transit stops that are located either within the development or
adjacent to the development as required, to the maximum extent feasible. The
on -site pedestrian and bicycle circulation system must provide, or allow for, on -
site connections to existing or planned off -site pedestrian and bicycle facilities at
points necessary to provide direct pedestrian and bicycle travel from the
development to similar major pedestrian destinations located within the
neighborhood. In order to provide direct pedestrian connections to these
destinations, additional sidewalks or walkways not associated with a street, or
the extension of a sidewalk from the end of a cul-de-sac to another street or
walkway, may be required.
There is an identified multi -modal transportation corridor planned within the
existing Burlington Northern Railroad right-of-way to the west of this site. Some
improvements to this corridor are planned to occur within approximately 8 years.
In addition to 12' wide access easement along the south property line of the
existing Pedersen Auto Plaza facility, dedicated to accommodate a future 8' wide
paved trail for pedestrian and bicycle access to the corridor from South Mason
Street and the commercial corridor along South College Avenue, the expansion
of the auto facility will provide a second pedestrian -oriented pathway from the
northwest corner of the new attached building to the corridor.
Required number of parking spaces. The development proposal satisfies the
parking requirements set forth in the LUC for the vehicle servicing and
maintenance, general retail (auto sales), and general office uses in this project.
" There are 75 proposed parking spaces on -site, equaling 5 spaces per
1,000 square feet of leasable floor area. Section 3.2.2(K)(2)(a) sets forth
maximum parking requirements for non-residential land uses. They range
from 3 spaces per 1,000 square feet (for general office), to 4 spaces per
1,000 square feet (for retail), to 5 spaces per 1,000 square feet (for
vehicle servicing and maintenance) of leasable floor area, depending on
the type of use. There is no category for allowable parking for the auto
display areas, being the property owner's product line. Therefore, staff
finds that the parking to be provided is in compliance with the
requirements of the LUC, based on the breakdown of the proposed auto -
related uses.
Pedersen Auto Plaza Expansion — Major Amendment, #26-97A
September 17, 2001 P & Z Meeting
Page 5
its winter seasonal condition within 3 years of construction of the vehicular
use area to be screened.
The screening for the South Mason Street frontage will consist of shrubs, totaling
a minimum of 30" in height, extending a minimum of 70% of the street frontage
along the parking lots. Screening along the north and west property lines will
consist of a mix of deciduous and evergreen shrubs meeting the requirements of
the LUC.
The second standard referenced (Section 3.2.1(E)(5)] states that:
Six (6) percent of the interior space of all parking lots with less than 100
spaces, and ten (10) percent of the interior space of all parking lots with
100 spaces or more shall be landscape areas.
This development proposal meets or exceeds the standard for Parking Lot
Interior Landscaping, providing a minimum of 10% interior landscaping in the
auto display and auto repair area parking lots.
Section 3.2.2. Access, Circulation and Parking
The proposal satisfies the applicable Access, Circulation and Parking standards,
including the following:
Directness and continuity of walkways. The development proposal satisfies
the standards (Sections 3.2.2(C)(5)(a)(b)] that walkways within the site shall be
located and aligned to directly and continuously connect areas or points of
pedestrian origin and destination, and shall not be located and aligned solely
based on the outline of a parking lot configuration that does not provide such
direct pedestrian access. Also, where it is necessary for the primary pedestrian
access to cross drive aisles or internal roadways, the pedestrian crossing shall
emphasize and place priority on pedestrian access and safety.
The development proposal provides for a sidewalk network that includes a
detached walkway along the minor arterial street. Primary pedestrian walkways
and driveway crossings will be provided from the detached sidewalk to the
building. The driveway crossings will be defined with striping on the pavement to
differentiate them from the vehicular lanes.
Pedersen Auto Plaza Expansion — Major Amendment, #26-97A
September 17, 2001 P & Z Meeting
Page 4
adjacent neighborhood could be mitigated through the physical separation and design
of the project and, therefore, a neighborhood meeting was not held.
3. ARTICLE 3 - GENERAL DEVELOPMENT STANDARDS
This Pedersen Auto Plaza Expansion — Major Amendment proposal does not meet all
of the applicable standards in ARTICLE 3 - GENERAL DEVELOPMENT STANDARDS
of the LUC. There has been a request submitted for review for a modification to the
standard which has not been met. Of specific note are Division 3.2 - Site Planning
and Design Standards, Division 3.5 - Building Standards, Division 3.6 -
Transportation and Circulation. Further discussions of these particular standards
follow.
A. Division 3.2 - Site Planning and Design Standards
Section 3.2.1. Landscaping and Tree Protection
The proposal satisfies the applicable Landscaping and Tree Protection standards,
including the following:
Street trees. The proposed street tree planting is in accordance with Section
3.2.1(D)(2)(a), providing trees at 30' to 40' on -center in the 5' wide parkway
(between curb and sidewalk) along South Mason Street, a 2-lane minor arterial
street.
Parking lot landscaping.- perimeter and interior. Parking lot landscaping for
this project is in accordance with the standards, including those related to
Parking Lot Perimeter Landscaping (Section 3.2.1(E)(4)(b)] and Parking Lot
Interior Landscaping (Section 3.2.1(E)(5)].
The first standard reference (Section 3.2.1(E)(4)(b)] states that:
Parking lots with 6 or more spaces shall be screened from adjacent uses
and from the street. Screening from the street and all non-residential uses
shall consist of a wall, fence, planter, earthen berm, plant material or a
combination of such elements, each of which shall have a minimum height
of 30". Such screening shall extend a minimum of 70% of the length of the
street frontage of the parking lot and also 70% of the length of any
boundary of the parking lot that abuts any non-residential use. Plant
material used for the required screening shall achieve required opacity in
Pedersen Auto Plaza Expansion — Major Amendment, #26-97A
September 17, 2001 P & Z Meeting, _
Page 3
COMMENTS:
1. Background:
The surrounding zoning and land uses are as follows:
N: C; existing auto dealership (Highline Motors)
S: C; existing auto dealership (Pedersen Auto Plaza)
W: RL; existing residential, railroad and irrigation ditch corridors (Flagstone
Patio Homes PUD, Burlington Northern Railroad, New Mercer
Canal)
E: C; existing commercial/retail (South College Avenue retail corridor)
This property was annexed into the City as part of the Horsetooth-Harmony Annexation
in July, 1978.
The property was subdivided as part of Tract "B" of the Fossil Creek Commercial Plaza
Subdivision, approved by City Council on November 6, 1978.
The Pedersen Auto Plaza was approved by the Planning and Zoning Board on April 2,
1998 for an auto -related facility that includes auto servicing, express lube services, auto
body repair, auto parts storage, retail parts sales, auto sales, and auto showroom. The
facility is in a 30,000 square foot building on 3.5 acres. The Board approved an
alternative compliance plan for landscaping and a modification to Section 3.5.3(13)(2)(b)
— Build -to Line in the LUC.
2. ARTICLE 2 - ADMINISTRATION
Section 2.2.2. Step 2: Neighborhood Meetings
The Pedersen Auto Plaza Expansion — Major Amendment contains proposed land uses
that are permitted as Type II uses, subject to review by the Planning and Zoning Board.
The proposed uses are auto body repair, auto sales, and auto display. The LUC
requires that a neighborhood meeting be held for development proposals that are
subject to Board review unless the Director determines that the development proposal
would not have significant neighborhood impacts. The Current Planning Director and
staff determined that the proposed auto -related facility is in the community/regional
shopping corridor between South College Avenue and the Burlington Northern Railroad
right-of-way, and that the physical separation between the west side of this facility and
the nearest residence is 200' to 250' and includes the railroad tracks and the New
Mercer Irrigation Canal. It was determined that the impacts of this development on the
Pedersen Auto Plaza Expansion — Major Amendment, #26-97A
September 17, 2001 P & Z Meeting
Page 2
* and the applicable district standards located in ARTICLE 4 - DISTRICT
STANDARDS of the LUC (Division 4.17 C - Commercial Zoning District).
The Major Amendment proposal does not comply with the following requirement of the
LUC:
* standards located in Section 3.5.3(B)(2) - Relationship of Buildings to
Streets, Walkways and Parking (build -to line) of ARTICLE 3 - GENERAL
DEVELOPMENT STANDARDS. A request for a modification to the standards
has been submitted for consideration.
Vehicle major repair, servicing and maintenance establishments and vehicle sales and
leasing establishments with outdoor storage are permitted in the C - Commercial
Zoning District, subject to Planning and Zoning Board (Type II) review. The purpose of
the C - District is:
Intended to be a setting for development, redevelopment and infill of a wide
range of community and regional retail uses, offices and personal and business
services. Secondarily, it can accommodate a wide range of other uses including
creative forms of housing.
While some Commercial District areas may continue to meet the need for auto -
related and other auto -oriented uses, it is the City's intent that the Commercial
District emphasize safe and convenient personal mobility in many forms, with
planning and design that accommodates pedestrians.
This proposal complies with the purpose of the C - District as it provides community and
regional retail and ancillary uses in a community/regional shopping area of Fort Collins
(the South College Avenue corridor). The retail portion of the operation is the future
auto showroom and display. The ancillaryuse is the body shop expansion. This is an
auto -oriented facility in an area along, or associated with, South College Avenue that
includes a number of auto dealerships, auto maintenance and repair shops, and auto
parts and supply stores. The site has been designed to provide and emphasize safe
and convenient pedestrian movement from the Mason Street sidewalk system to the
public entries into the facility along the east side.
ITEM NO. 4
'"� A `� MEETING DATE 9/17/01
STAFF Steve Olt
Citv of Fort Collins PLANNING AND ZONING BOARD
STAFF REPORT
PROJECT: Pedersen Auto Plaza Expansion — Major Amendment - #26-97A
APPLICANT: Lockwood Architects
c/o Dana Lockwood
217 Jefferson Street
Fort Collins, Colorado 80524
OWNERS: Pedersen Properties, LTD.
4455 South College Avenue
Fort Collins, CO. 80525
PROJECT DESCRIPTION:
This is a request for an expansion of the existing Pedersen Auto Plaza, an auto related
facility that includes auto servicing, express lube services, auto body repair, auto parts
storage, retail parts sales, auto sales, and auto showroom. The property is located on
the west side of South Mason Street at the northwest corner of the intersection of South
Mason Street and Kensington Drive, 500' west of South College Avenue, and 500' north
of West Harmony Road. The applicant proposes to construct a 1-story building addition
and a future detached building, with associated parking and auto display areas, on 1.6
acres. The total floor area of the two new structures (building addition and future
detached building) would be approximately 15,000 square feet. The property is in the C
- Commercial Zoning District.
RECOMMENDATION: Approval
EXECUTIVE SUMMARY:
This Major Amendment proposal complies with the applicable requirements of the Land
Use Code (LUC), more specifically:
* the process located in Division 2.2.- Common Development Review
Procedures for Development Applications of ARTICLE 2 -
ADMINISTRATION;
* standards located in Division 3.2 - Site Planning and Design Standards,
Division 3.5 - Building Standards, Division 3.6 - Transportation and
Circulation of ARTICLE 3 - GENERAL DEVELOPMENT STANDARDS;
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750
PLANNING DEPARTMENT